Seven-bedroom house in multiple occupation at 74 Curtis Street, Swindon

What was proposed

The application sought to change a dwelling into a seven-bedroom house in multiple occupation.

“Proposal: Change of use from Dwelling (Class C3) to 7 no. bedroom House in Multiple Occupation (Sui Generis)”

“The application seeks planning permission for the change of use from a dwelling to a 7-no. bedroom House in Multiple Occupation.”

Officer report

The site

The property is an atypical Victorian mid-terrace dwelling surrounded mainly by residential properties in central Swindon.

“The application property comprises an atypical mid terrace Victorian dwelling. It is located off Curtis Street, within the central are of Swindon and is surround predominantly by other residential properties.”

“The property is not subject to any special designations and is not within a Conservation Area, the setting on any listed buildings, or any other relevant area of special protection. Permitted development right for the property remain intact.”

Officer report

Earlier application

The current application followed withdrawal of an earlier application after rear dormer works were found outside permitted development rights and subsequently altered.

“The current application follows the withdrawal of application (S/25/0876), which was withdrawn after it was identified that the rear dormer works that had been carried out did not fall within the scope of permitted development rights. The applicant has since altered the works to ensure that what has been constructed is in accordance with permitted development rights and in accordance with the submission plans.”

“Application Number: S/25/0876 Status: Withdrawn Description: Change of use to 7 bedroom sui-generis House in Multiple Occupation with associated cycle storage. Enforcement Case: N/A Pre-application advice: No…”

Officer report

Officers’ recommendation

Officers recommended approval because the proposal was sustainable, would not over-concentrate HMOs, and would not cause unacceptable visual, amenity or highway harm.

“The list of licences issued for HMO use is published on the Council’s website at List of houses in multiple occupation (HMOs) in Swindon | Swindon Borough Council. Within the 100-metre diameter buffer of the application site there are circa 269 properties, 9no are registered as HMOs (circa 3%). This is well below the 20% threshold.”

“The proposed HMO would be in a sustainable location and would not lead to an unacceptable concentration of HMOs in this location; so, can is supported by virtue of Policies SD1, SD2 and HA4 of the Local Plan. The development would be provided in a manner which would not give rise to unacceptable visual or amenity issues. Subject to conditions the proposal would not give rise to adverse highways impacts and would support sustainable transport options.”

Officer report

Consultation responses

The parish council objected, while environmental health raised matters about escape arrangements but ultimately had no objection subject to noise standards.

“- This application does not meet HMO standards by having the kitchen on the ground floor but no shared dining space, necessitating meals being carried upstairs to bedrooms. - It remains South Swindon Parish Council’s Policy to object to additional Houses of Multiple Occupation applications within the Central and Eastcott wards as the nominal threshold has been reached and it is deemed that they have a detrimental effect on services, space and quality in the area.”

“Environmental Health Officer (16 th October 2025) – No objection - I have now had time to review the above application and take the view that the proposed is suitable in this location [subject to indoor ambient noise levels being achieved in British Standard 8233:2014].”

Officer report

Neighbour concerns

Two neighbours objected over visual harm, HMO concentration, local amenity, construction impacts and the timing of consultation.

“Third-Party Representations 6.2 2 no. objections were received from occupants of neighbouring properties, citing (in summary) the following concerns:”

“- Visual harm to local character. - Intensification of HMOs in a residential area have a detrimental effect on local amenity. - Unacceptable concentration of HMOs within the area. Above the threshold set out in Local Plan policies. - The construction has already been carried out and has caused damage and disruption. Why have residents only now been given the opportunity to raise concerns, given that the work has been underway for some time?”

Officer report

Who spoke

The agent spoke in support and a parish councillor spoke in objection at the meeting.

Members’ discussion

Supporters highlighted regulatory approvals, standards, highways and the limited difference between six and seven residents; objections challenged concentration and standards.

“The proposal has received Building Regulations approval and the Council’s Licensing team have issues a notice of intent to approve the required HMO license. • There are no outstanding technical objections to the proposal. • The property could operate as a six bed HMO without planning permission, so a seven-bedroom HMO does not practically constitute an intensification of the use of the site. • All shared facilities meet or exceed the Council’s standards.”

“The concentration of HMOs in the area is higher than the Case Officer indicates and this development would further intensify that use within the community. • The proposals may fail to comply with the Council’s HMO standards, and these should be enforced more rigorously.”

Minutes

The vote

A councillor proposed approval, another seconded it, and all members supported the proposal.

“Councillor Gary Sumner proposed that planning permission be granted, subject to the conditions set out in the Case Officer’s report. Councillor Rob Heath seconded the proposal. All Members were in favour of the proposal.”

Minutes

The decision

Planning permission was granted subject to the conditions set out in the officer report.

“Resolved – That planning permission be granted, subject to the conditions set out in the Case Officer’s report.”

Minutes