32-person HMO conversion at The Leys, 63 Booth Rise, Northampton

What was proposed

The application sought retrospective permission to convert a former care home into a 32-person HMO with 32 en-suite bedrooms and shared rooms.

“Permission is sought for the proposed Change of Use of Class C2 Residential Care Home to a large (Sui-Generis) House in Multiple Occupation (retrospective) for maximum of 32 persons…”

“The application site is a former residential care home ( class C2) located along a residential street in the outskirts of Northampton. The site is not close to any conservation areas and is in a low-risk Flood Zone as defined by the Environment Agency Flood Maps. There is off road car parking to the front for 7 cars.”

Officer report

Planning history

There was no recent planning history directly relevant to the proposal.

“There is no recent Planning History directly relevant to the proposal.”

Officer report

What officers recommended

Officers recommended approval because the proposed use was considered comparable to the lawful care-home use and acceptable regarding concentration, amenity, parking, flood risk and neighbours.

“Given that the site is located in an established residential area, the principle of conversion is considered acceptable. Compared to the lawful use as a care home with similar number of rooms, intensity and comings and goings it is considered that the intended use would have a comparable impact to the previous operation.”

“2)Within two months of the decision, details of covered cycle parking facilities shall be submitted for approval on the site. The covered cycle parking facilities so provided shall thereafter be permanently retained and maintained for the parking of cycles in connection with the development within one month of the approval date.”

Officer report

Consultation responses

Highways, environmental health, private sector housing and police raised no objection, while the town council and two councillors objected.

“Below is a summary of the consultation responses received at the time of writing this report. Responses are available to view in full on the Council’s website.”

“Consultee Name Comment WNC Highways No objection to submitted Parking Survey WNC Environmental Health No objection subject to consideration of refuse and waste, construction working hours and EV charging WNC Private Sector Housing HMO will need to meet Licensing requirements Northampton Town Council The property is currently being used unlawfully as a House in Multiple Occupation (HMO).”

Officer report

Residents' objections

Six neighbour objections raised concerns about consultation, parking, the use, antisocial behaviour, intensity and access.

“Below is a summary of the third party and neighbour responses received at the time of writing this report.”

“Lack of consultation • No site notice posted • Parking • Inappropriate use • Anti-social behaviour • Intensity of use • Access issues…”

Officer report

Who spoke

A ward member spoke against the application, while the applicant’s agent supported it and explained the permissions, licences and refuse arrangements.

Members' concerns

Members considered the proposed density and intensification inconsistent with the relevant housing and amenity policies.

“It was proposed by Councillor Adrian Cartwright and seconded by Councillor Alexander McMurtry that application 2025/5109/FULL be refused contrary to the Case Officer’s recommendation on the grounds that the proposal, by reason of its density and intensification of use, was contrary to policy H5 of the West Northamptonshire Joint Core Strategy and Policy Q2 of the Northampton Local Plan Part 2.”

“In reaching its decision, the Committee considered the Case Officer’s report and presentation, the addresses of the public speakers, and the Committee Updates.”

Minutes

The decision

The committee refused the application because the 32-person HMO would intensify use, harm neighbouring living conditions and provide insufficient on-site amenity space.

“(1) That application 2025/5109/FULL be refused contrary to the Case Officer’s recommendation for the following reason:”

“The proposed development (as a 32 person HMO) would result in a significant intensification of the use of the property compared to its lawful use as a C2 care home which would have an adverse impact on the living conditions the occupiers of the nearby properties might reasonably expect to enjoy by reason of increased comings and goings of occupants living independently in the property which would be at odds with the prevailing quiet residential character of the area.”

Minutes