Seven-person HMO extension at 95 Grove Lane, Ipswich

What was proposed

The application sought an extension, loft conversion and dormer to add one bedroom and change the property from a six-person to a seven-person HMO.

“Proposal 1.1. Planning permission is sought for the erection of single-storey rear/side extension plus loft conversion and rear dormer to create an additional bedroom; change of use from 6-bed, 6-person HMO (Use Class C4) to 7-bed, 7-person large HMO (Sui Generis). The existing floor plan hosts two bedrooms at ground-floor level and four bedrooms at first-floor level.”

“The existing fifth bedroom at first-floor level will be replaced by ensuites to serve two other bedrooms on this floor, and relocated to a second-floor loft conversion contained within a rear dormer. The net gain in accommodation is therefore only one bedroom. 1.5.”

Officer report

The site and its history

The property is a two-storey detached dwelling and an existing HMO, formally licensed since early 2019, with an older record suggesting use since 2011.

“This application for full planning permission is necessitated by the proposed increase from 6 to 7 bedrooms and the nature of the rear/side extension falling outside the parameters of Permitted Development standards. The premises comprises a two-storey detached dwelling facing Grove Lane, near the junction with Back Hamlet and Foxhall Road, with rear access obtained from Rosebery Road to the north. 2.3.”

“Communication between Planning Officers and Ipswich Borough Council’s Private Sector Housing team indicates the property has been formally licensed as an HMO since early 2019, with another older record suggesting the property could have been operating as an HMO as early as 2011. Consultations 3.1 Public and statutory consultation was undertaken between 16/12/2025 and 13/01/2026.”

Officer report

What consultees and residents said

Consultees raised fire safety, noise, air quality and cycle storage points, while four objectors cited HMO concentration, parking, noise, overcrowding and antisocial behaviour.

“The Stairs serve as a primary route of fire escape for those living on the first and second floor and it should be 30-minute fire protected and free from combustible items. We do not encourage under the stairs to be used as a storage facility. Ipswich Borough Council Environmental Protection Officers – Comments 05.01.26 Air Quality: No measures have been proposed to mitigate against air quality impacts arising from the proposal.”

“When comparing the previous use of the site with the scale and location of proposed development, the proposal is unlikely to have a detrimental effect upon the adopted highway. Suffolk Guidance for Parking (SGP, 2023) requires storage provision for a minimum of 1 cycle per bedroom for an HMO (Class C4). Secure cycle parking for flats and Houses in Multiple Occupations (HMOs) should ideally be provided within the residential grounds being covered, secure, lit and convenient.”

Officer report

Who spoke

Councillor John Cook spoke for residents against the proposal and described concerns about HMO concentration, traffic, parking pressure and incremental growth.

What members discussed

Members debated HMO concentration, parking, bin capacity, boundary access, kitchen facilities, living conditions and the extension’s construction effects on neighbours.

“Councillor Rae highlighted that parking was a significant issue in this area and parking spaces were not available on Woodville Road as suggested. Councillor Rae questioned the reasoning that, because the property did not currently have three parking spaces as required in the parking guidance, the expansion could be permitted without providing the four spaces that would then be required.”

“The Development Management Team Leader confirmed that the gap between the proposed extension and the neighbouring boundary was 80cm as shown on the submitted drawing. SCC Guidance recommended a 90cm access to rear boundaries which meant the proposal fell short by 10cm; however, following the site visit, the standard widths of bins and bicycle handlebars had been assessed, and both could comfortably fit through the gap should permission be granted for the extension.”

Minutes

The committee’s decision

The committee resolved to grant planning permission subject to the stated conditions and additional requirements for boundary treatments and landscaping.

“Grant planning permission subject to the following conditions (briefly):”

“Development to be in accordance with approved plans. Pre-occupation management plan. Pre-occupation secure cycle and refuse/recycle storage and presentation area. Pre-occupation details of a noise assessment and any mitigation measures identified as necessary by that assessment. Compliance condition requiring that the premises shall be occupied by no greater than 7 occupants, 1 per room. Pre-occupation details of boundary treatments. 7.”

Minutes