Seven-bedroom HMO at 31 Stafford Street, Gillingham

What was proposed

The application proposed changing the property into a seven-bedroom sui-generis HMO, with extensions, a dormer and internal accommodation for seven people.

“This application seeks planning permission for the conversion of the existing, Use Class C3, property into a seven-bedroom Sui Generis Use HMO.”

“Internally, the proposal would comprise of a kitchen/dining room at lower-ground floor; three ensuite bedrooms and a communal space at ground-floor; three ensuite bedrooms at first floor; and an ensuite bedroom within the roof space. The property is also afforded a 10m deep rear garden and utility room contained within the garden.”

Officer report

Earlier planning history

An earlier application approved a lawful development certificate for a six-person HMO, a rear dormer and a single-storey rear and side extension.

“Application for a Lawful Development Certificate (proposed) change of use from class (C3) single dwelling house to Class (C4) up to 6 bed HMO. Construction of a dormer to rear to facilitate living accommodation within the roof space. Construction of a single storey extension rear/ side Decision: Approval Decided: August 2025”

Officer report

Consultation responses

Two objections raised concerns about building works, plans, solar panels, a possible nine-bedroom HMO, privacy, light, outlook, design, flooding and drainage.

“Works have started. Concerns with building works and boundary issues Incorrect plans with details missing. Impact on solar panels Concerns the property will be used as a nine-bedroom HMO. Loss of privacy Loss of light and outlook Out of character extension Increased issues with flooding and drainage…”

“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.”

Officer report

Who spoke

The ward councillor addressed the committee and raised concerns about HMO growth, family housing, noise, vehicles, light, neighbour impacts and refuse storage.

What members discussed

Members discussed demand for HMO accommodation, possible over-concentration, residents’ complaints, room sizes, outdoor space, hidden HMOs and refuse management.

“The Committee acknowledged that there was high demand for people waiting for this type of accommodation, however, care should be taken to ensure that there were not too many HMOs within the same area. Members noted the concerns from residents’ complaints of a proliferation of HMOs within the local area.”

“The Chief Planning Officer informed Members that Medway Council continued to encourage university students, staff from Medway Hospital and young professionals to live in the area and a HMO may be the only type of accommodation that they could afford. Medway Council prioritised its expectations of developers to improve the standard of these types of accommodation and the internal room sizes.”

Minutes

Why it was deferred

Members deferred the application so officers could research all HMOs within 500 metres, including hidden HMOs, and report back.

“As Members requested to see all the HMOs located within a 500-metre radius, Members agreed to defer this application and the next two planning applications so that officers could provide this information. The Chief Planning Officer also stated the team would look into data on hidden HMOs and that all the information would be brought back to a future Planning Committee meeting for determination.”

“DEFERRED so that officers could do further research into the number of HMOs within a 500-metre radius and report back to a future Planning Committee meeting.”

Minutes