We recently obtained planning permission for extensions to a house and its change of use to a smaller House in Multiple Occupation (Class C4).
The application related to an end-of-terrace house on a residential road in Colliers Wood. The proposal included a rear dormer roof extension, a single-storey rear extension and the conversion of the property into a six-bedroom HMO.
Planning permission was required for the change of use because the site is located within an Article 4 area introduced in November 2022, removing permitted development rights for the change from a dwellinghouse (Class C3) to a smaller HMO (Class C4).
The approach
The key to this case was the sequencing of applications.
Before submitting the main planning application, we first secured permission for the extensions through permitted development routes. Separate applications were made for the rear extension (under the larger home extension prior approval process) and for the loft conversion.
This established that the additional floorspace was acceptable in principle.
A full planning application was then submitted for the same extensions and for the change of use to a HMO.
The main planning issues
The application raised the usual concerns associated with HMOs in Article 4 areas, including the effect on the character of the area, the impact on neighbouring amenity and the adequacy of the living conditions for future occupiers.
There were also considerations relating to parking, cycle storage, waste management and air quality.
How the case was presented
The Supporting Statement set out the policy context at local, London Plan and national level, demonstrating that HMOs form an important part of the housing mix and can be acceptable in principle.
We addressed each of the council’s concerns in turn, showing that:
- the property would remain in keeping with the character of the area;
- there would be no unacceptable impact on neighbouring amenity;
- the accommodation would provide a good standard of living for future residents; and
- the development would not give rise to material harm in terms of parking, waste or transport.
The proposal also responded to a recognised need for shared accommodation in the borough, with reference to the Strategic Housing Market Assessment.
The outcome
Planning permission was granted for both the extensions and the change of use to a HMO.
A note on HMO applications with extensions
Applications which combine extensions with a change of use to a HMO are often more challenging, as they can give rise to concerns about overdevelopment or intensified use.
In practice, it is often helpful to separate these issues where possible. Establishing the acceptability of extensions through permitted development routes can provide a clearer basis for assessing the subsequent change of use.
HMO planning advice
We regularly advise on HMO planning applications, including in Article 4 areas across London.
Martin Gaine, director of Just Planning, is the author of Planning for HMOs, a guide to how the planning system applies to shared housing.
If you are considering an HMO project and would like advice on your prospects, please get in touch.
