Nine-bedroom HMO at 25 Franklin Road, Gillingham

What was proposed

The application sought a nine-bedroom HMO, a two-storey extension, dormer, roof alterations, parking, storage, landscaping and associated external changes.

“Proposal: Change of use from dwellinghouse (Class C3) to a 9 bedroom house in multiple occupation (Sui Generis) together with construction two storey side/rear extension L-Shape dormer window to rear together with alterations to rear roof slopes, installation of roof lights to front and second floor window to side to provide additional living accommodation within roof space with associated external alterations, parking, bin/cycle store, storage sheds and landscaping…”

Officer report

What officers recommended

Officers recommended approval with conditions, finding the design, living conditions, neighbouring amenity, highways impact and HMO concentration acceptable.

“The property can be converted to a small-scale HMO comprising up to 6 occupants without the need for any planning permission. There is not an 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

Consultation and objections

Kent Police requested crime-prevention consideration, while four letters and the ward councillor objected on amenity, parking, intensity and other grounds.

“Kent Police commented on the application requesting they are consulted as Designing out Crime Officers (DOCO’s) to address CPTED and incorporate Secured by Design (SBD) as appropriate.”

“Loss of family dwelling Parking Provisions Intensification of use Impact on Amenity Insufficient space for occupants Overdevelopment in a congested area HMOs in Gillingham are disproportionate to rest of Medway.”

Officer report

Who spoke

The Senior Planner outlined the proposal, and Councillor Louwella Prenter addressed the committee as ward councillor against it.

What members debated

Members discussed changes from the earlier application, bedroom lighting, soundproofing, HMO concentration and the increase from six to nine bedrooms.

“The Committee discussed the planning application noting points raised by the Ward Councillor and the Senior Planner explained that changes had been made to the application since the previous planning application was refused.”

“Members raised concerns with the high concentration of HMOs in the surrounding area and although this property had been awarded permission for HMO for up to 6 bedrooms, this one submitted was now for 9, which was a 50% uplift.”

Minutes

The vote

The committee voted against approving the officer recommendation for approval with conditions.

“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 and reasons

The application was refused because additional residents would increase movement affecting neighbours, and bedrooms 2 and 5 had inadequate amenity.

“Members discussed the reasons for refusal, in detail, which included the increased movement due to additional residents which would impact the neighbours and the inadequate level of amenity for bedroom 2 and 5.”

“REFUSED on the grounds of increased movement of additional residents that would impact the neighbours and the inadequate level of amenity for bedrooms 2 and 5.”

Minutes