Agenda item

Gillingham North Ward

Change of use from dwellinghouse (Class C3) to a 5 bedroom, 6 person house in multiple occupation (Class C4) together with bin/cycle storage.

Discussion:

The Senior Planner outlined the application in detail for the change of use from dwellinghouse (Class C3) to a 5-bedroom, 6-person house in multiple occupation (HMO) (Class C4) together with bin/cycle storage.

The Senior Planner brought Members’ attention to the supplementary agenda advice sheet which included a new condition.

The Senior Planner confirmed that, within a 500-metre radius, there were 2 other HMOs in Camden Road.

With the agreement of the Committee, Councillor Mandaracas addressed the Committee as Ward Councillor and raised the following concerns:

• There was a market need for HMOs. however, concern was expressed that, given the significant housing waiting list and the number of households living in temporary accommodation, there was also a continued need to retain 3-bedroom family homes within the area.
• Although the report and the officers’ presentation stated that there were relatively few registered HMO’s, it was noted from the Ward Councillor’s knowledge of the area that there appeared to be a number of non-family dwellings that were not registered as HMOs. Which could be considered as an overconcentration of HMOs in the area and would have a significant impact on the local area. 
• A high concentration of HMOs in a relatively small area, could result in a high turnover of occupants, which could have an adverse effect on community cohesion as residents could not establish long-term roots and invest in the local area.
• Concerns were raised regarding the potential for increased pressure on local services and amenities.
• It was considered that the development would result in additional traffic and parking demand. Whilst noting the proposed restrictions on the eligibility for parking permits, any additional vehicles would impact the local area.

The Service Manager - Development Management reminded Members that the Committee had refused a previous planning application for the site less than two months earlier on the grounds of inadequate internal amenity space. He advised that the applicant had subsequently revised the proposal to address those concerns and that the previous refusal had not been based on the overconcentration of HMOs within the area. 

The Senior Planner confirmed that an additional condition would be imposed requiring the existing shower within the ground floor communal room be removed and replaced with a toilet and hand basin only. 

The Senior Planner explained, notwithstanding the sloping roof, the proposed bedrooms complied with the Nationally Described Space Standards.

In response to a question regarding the concentration of HMOs within the locality and whether Members had sufficient information on this matter, the Chief Planning Officer advised that the Article 4 Direction had been approved on 22 January 2026.  The Committee’s previous refusal of the planning application in May 2026, had, therefore, been made after the Direction had come into effect. He reiterated the comments of the Service Manager – Development Management that the earlier refusal had related solely to the lack of adequate internal amenity space and had not been based on concerns regarding the concentration of HMOs in the area.

Decision:      

Approved with conditions 1 to 8 as set out in the report for the reasons stated in the report with an additional condition.

Condition 9:

Prior to the commencement of use, the existing shower located off the ground floor communal room shall be removed and converted to contain a toilet and sink only as shown on plan no. K1344-PL-106 Rev C and maintained thereafter.

Reason: To regulate and control the number of occupants of the property in the interests of the amenities of neighbouring properties and of occupants of the site itself which has limited communal facilities, in accordance with Policy BNE2 of the Medway Local Plan 2003.