Plans to convert a five-bedroom family home in Dartford into a six-person house in multiple occupation (HMO) have been recommended for approval by council officers, despite objections from 12 nearby residents and local representatives.
Proposal details and background
The application concerns 11A Whitby Close, a detached property also known as Whitby Cliffs. The proposal involves subdividing the existing five bedrooms into four bedrooms on the ground floor and two on the first floor. Each room would have an ensuite bathroom, except the fourth bedroom, which would have access to a bathroom across the hallway.
No external changes are proposed, but the change of use from a family home to an HMO requires planning permission because Dartford Council introduced rules in December 2025 that removed permitted development rights for smaller HMOs. Previously, only HMOs accommodating more than six occupants required planning consent.
Resident and official objections
A council report published ahead of the development control board meeting on Thursday (October 15) detailed the objections. Residents raised concerns about "parking pressure," the number of residents leading to a "significant increase in activity," and the potential for "harm to the tranquillity of the quiet close."
Kent County Council member for Dartford East, Cllr Ryan Waters, and Stone Parish Council also opposed the plans, highlighting the lack of parking spaces and "increased disturbance" for neighbours.
Planning officer's assessment
Despite the objections, the planning officer concluded that the three proposed parking spaces met the locally-set HMO parking standard, which requires one space for every two rooms. A condition was recommended alongside approval to ensure the number of residents does not exceed six, allowing activity at the property to be controlled.
The council report stated: "The existing property has five bedrooms and could comfortably accommodate a large family of 6 persons. As such there would already be a certain level of activity generated from a property of this size. The internal shared space, as well as the size of the bedrooms has been assessed as being of a good quality and therefore I consider it less likely that there would be instances of increased activity outside of the property associated with the HMO. Overall, I consider that the proposed development would not result in unacceptable noise and disturbance impacts to existing residents."
Final decision pending
Dartford Council's development control board will make the final decision on the application at its meeting on Thursday (October 15) at 7pm.
