Nine-bedroom HMO at 15 Paget Street, Gillingham

What was proposed

The application sought to increase the property from a six-bedroom HMO to nine bedrooms and build a rear garden outbuilding.

“Proposal: Change of use from a 6 bedroom HMO (Use Class C4) to a 9 bedroom (Sui Generis) HMO, and the construction of a rear garden outbuilding.”

Officer report

The site and design

The property is in an urban residential area, with proposed extensions, a dormer and outbuilding designed to remain in keeping with the street.

“The application site is located within the urban area of Gillingham, sited approx. 115m due east of the Great Lines Heritage Park and 260m due west of Gillingham High Street. The property itself is located a few houses in from the junction between Paget Street and Saxon Street.”

“When assessing the external alterations as a whole, it is understood that the proposal seeks to increase the overall bulk and massing of the dwelling, nevertheless, the scale and proportions would be in-keeping with the original property and appear subservient to the host property. Similarly, the design, in conjunction with the proposed materials would again be in-keeping with the character of the street-scene.”

Officer report

Earlier permission

A previous application allowed the property to become a six-bedroom HMO and covered the dormer, extensions and rear outbuilding.

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

Officer report

Who spoke

The Senior Planner presented the application, and Councillor McDonald addressed the committee as ward councillor with concerns about the proposal.

What members debated

Members debated HMO concentration, the 50% increase, parking permits, waste management, resident behaviour, bedroom 8 and impacts on neighbours and the area.

“Members raised concerns with the increased parking pressures and the Chief Planning Officer explained that under LDC for a HMO of 6, they could be issued with 6 parking permits. Condition 7 would cover the Parking Management Plan and officers could stipulate how many parking permits could be issued. It was suggested that only 2 parking permits be issued.”

“Members discussed the reasons for refusal, in detail, which included the impact of additional residents on neighbours, increased noise, anti-social behaviours (ASB), parking constraints and impact on the visual character of the area. Bedrooms 8 and 9 were originally one bedroom and had now been divided into 2 bedrooms with bedroom 8 having a sloped roof, which did not have the height space recommended.”

Minutes

The vote

The committee voted against the proposal to approve the application 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 committee’s decision

The application was refused for overdevelopment, noise and amenity impacts, poor-quality bedroom 8, additional comings and goings, character and neighbouring impacts.

“REFUSED on the grounds of an overdevelopment, impact on noise and amenities, poor quality of bedroom 8, impact on additional comings and goings on the character of the area and the impact on neighbouring properties.”

“Final wording to be agreed by the Chief Planning Officer, in consultation with the Service Manager - Development Management Chairperson, Vice- Chairperson and Opposition Spokespersons.”

Minutes