Seven-person HMO at 53 Derby Road, Northampton

What was proposed

The application sought to convert the living room into a seventh bedroom and increase the HMO occupancy from six to seven people.

“Development: Increase occupancy from 6-bedroom house of multiple occupancy to 7-bedroom house of multiple occupancy.”

“Proposal Increase occupancy from 6-bedroom house of multiple occupancy to 7-bedroom house of multiple occupancy.”

Officer report

The site

The site is a standard terraced dwelling in a busy residential street, currently used as a house in multiple occupation.

“The site compromises of standard terraced dwelling currently used as 5-bedroom HMO located at quite busy residential street.”

Officer report

Earlier planning history

A previous application for a single-storey rear extension to the shared lounge and kitchen area was approved.

“2025/1433/FULL – ‘Proposed single storey extension to lounge/kitchen shared area at rear of 5-bedroom house in multiple occupation’ - APPROVAL”

Officer report

What officers recommended

Officers recommended permission because the proposal was acceptable in principle and would not cause undue harm to highways, residential amenity or flood risk.

“The application site lies within an established residential terrace where residential uses form the predominant character, with a limited presence of commercial uses in the vicinity. Having regard to the prevailing land use context, the proposed development is considered acceptable in principle, subject to detailed assessment of parking provision, flood risk, residential amenity, and the adequacy of internal space standards.”

“The proposed development is considered acceptable without having an undue adverse impact on highway safety, residential amenity or flood risk and would not result in an overconcentration of similar uses to comply with Policies Q1, Q5 and HO3 of the Northampton Local Plan, Policies H1 and H5 of the West Northamptonshire Joint Core Strategy, the Council's Houses in Multiple Occupation Supplementary Planning Document and the National Planning Policy Framework.”

Officer report

Consultation and objections

Highways and the parish council were recorded as objecting, while Natural England raised no objection; three public objections concerned parking, occupancy and refuse.

“Consultations The following consultees have raised objections to the application: • Highways, Parish Council…”

“The following consultees have raised no objections to the application: • Natural England…”

Officer report

Concerns about past increases

Neighbours said occupancy had previously increased without permission and questioned why the recently approved lounge had not been proposed as a bedroom earlier.

“The neighbours pointed out that level of occupancy increased without planning permission from 5 bedroom to 6 during last year by addition of converted loft space into the 6 th bedroom. However it is noted that the property’s permitted development rights pertaining to addition of bedrooms within the same use class, were not removed by previous planning permission.”

“Neighbouring residents have expressed concern that the lounge, which is now proposed for conversion into a bedroom, was only recently approved and constructed. They question why the applicant did not seek permission for an additional bedroom at that stage if this was always the intended use.”

Officer report

Who spoke

Two ward councillors spoke against the application, citing cumulative HMO increases, intensification and effects on neighbouring residential amenity.

Members’ discussion

Members acknowledged concerns about possible intensification but agreed that the principle of development was established through the property’s existing licensed HMO use.

“During the debate, Members of the Committee acknowledged the concerns raised regarding the possible intensification of use of the property, however agreed that the principle of development had already been established at this property through its existing use as a licenced HMO.”

Minutes

The committee vote

The approval motion received ten votes in favour, no votes against and no abstentions.

“It was proposed by Councillor Alexander McMurty and seconded by Councillor Daniel Rainbird that application 2025/5325/FULL be approved in accordance with the Case Officer’s recommendation. The motion was put to the vote with ten votes cast in favour of the proposal, no votes cast against with no abstentions, therefore the motion was carried, and the application was approved.”

Minutes

What was decided

The committee delegated authority to grant permission subject to the report’s conditions and any necessary amendments.

“(1) That authority be delegated to the Assistant Director – Planning and Development to grant permission to application 2025/5325/FULL subject to the conditions set out in the Case Officer’s report (and any amendments to those conditions as deemed necessary).”

Minutes