Eight-bedroom HMO at 3 Kingswood Road, Gillingham

What was proposed

The application sought conversion of a dwelling into an eight-bedroom HMO, with a loft conversion and single-storey rear extension.

“Proposal: Change of use from dwelling house (Class C3) to an 8-bedroom house of multiple occupation (Class C4) with loft conversion, single storey rear extension.”

“The proposal consists of numerous external alterations, including the demolition of the existing conservatory at ground floor level and construction of a single storey rear extension measuring approx.”

Officer report

The site and surroundings

The property is a corner plot surrounded mainly by two-storey terraced homes, with Gillingham High Street and the station nearby.

“The application site is located within the urban area of Gillingham, sited approx. 180m due southwest of Gillingham Station. The property itself forms a corner plot at the junction between Kingswood Road and Jeffery Street, bound on all sides by residential properties generally comprising of two storey terraced dwellings formed of a range of designs and details, including bays to the front, coining, lintels, and a mixed material finishing.”

“The dwelling itself reflects the character of the area, albeit is situated within a slightly larger plot by virtue of its corner plot location, supporting a two-storey inset flank extension and lean-to style mono-pitched extension that abuts the adjacent footpath.”

Officer report

Earlier planning history

An earlier application for a rear extension, loft conversion, rear dormer and front rooflight was approved in April 2025.

“MC/25/0372 Application for a Lawful Development Certificate (proposed) for the demolition of part of the rear conservatory and the building of a rear single storey extension, loft conversion with hip to gable, a rear dormer and rooflight to the front. Decision: Approval Decided: April 2025”

Officer report

What officers recommended

Officers recommended approval with conditions, concluding that the proposal would provide suitable accommodation without unacceptable effects on neighbours, parking or the area.

“The property can be converted to a small-scale HMO comprising up to 6 occupants without the need for any planning permission. There is no over concentration of HMOs in the area and the proposal has been designed to provide a good level of amenity for prospective occupiers without harming the amenity of the neighbouring occupiers.”

“The proposal complies with the provisions set out in paragraphs 11, 60, 115, 116, 131, 135, 135(f), 194 and 195 of the NPPF, Policies BNE1, BNE2, BNE35, H7, S1, S6, T1 and T13 of the Local Plan and Policy T8 of the emerging Plan. The application is therefore recommended for approval.”

Officer report

Objections and consultation

Residents and representatives objected over noise, refuse, parking, anti-social behaviour, HMO concentration, overdevelopment and loss of family homes.

“Works have started. Increased levels of noise, disturbance and anti-social behaviour Poor level of shared facilities Refuse storage locations and potential for increased fly-tipping. Increased demand for off-street parking Potential conflicts safeguarding with adjacent care homes. Proliferation of HMOs within the area…”

“Overdevelopment Existing parking issues within the site No refuse storage details and potential for fly-tipping. Potential for increased anti-social behaviour. Loss of a family home…”

Officer report

Who spoke

The ward councillor addressed the committee, highlighting a 55-signature petition and concerns about refuse, noise, movement, hidden HMOs and parking.

What members discussed

Members considered HMO numbers, parking controls, bin storage, noise, disturbance, flat conversions and other residential uses in Kingswood Road.

“The Senior Planner confirmed that this property was located within a parking management zone and within the Parking Management Plan restrictions on the number of additional parking permits being issued could be controlled. Although there were garages on site, they were not sufficient in size to be utilised as parking spaces and were not incorporated within the report as the amount of parking spaces available.”

“Members were concerned with additional noise and disturbance and acknowledged that Kingswood Road had other properties such as flat conversions and a care home.”

Minutes

The vote

The committee voted on the recommended approval with conditions, but the proposal was lost.

“On being put to the vote, the proposal to approve the recommendations set out in the report (approval with conditions), was lost.”

Minutes

The decision

The application was refused because over-concentration would affect amenity and cause further loss of family homes, subject to final wording.

“Members discussed the reasons for refusal, in detail, which included the over concentration that would impact amenity and further loss of family homes and asked officers to investigate how many family homes there were in the street and what the percentage was and whether that had been reached.”

“REFUSED on the grounds of an over concentration that would impact amenity and further loss of family homes and asked officers to investigate how many family homes there were in the street, what the percentage was and whether concentration levels had been reached.”

Minutes