25/04604/FUL – 1 King's Meadow, Cambridge

Application details

Report to: Joint Development Management Committee

Lead Officer: Joint Director of Planning and Economic Development

Ward: Cherry Hinton

Proposal: Single storey front extension, single storey side and rear extension and first floor side extension to create change of use from residential (Use Class C3) to a large 7-bed HMO (sui generis) and associated works

Applicant: Mr Irfan Arslan

Presenting officer: Melissa Reynolds

Reason presented to committee: The application site falls within the Cambridge East area as identified within the terms of reference of the JDMC. The application has been referred to JDMC for determination, following consultation with the Chair and Vice Chair, as more than five third-party representations on material grounds have been received.

Member site visit date: N/A

Key issues:	1. HMO use

2. Parking

3. Character and amenity of the area

Recommendation: Approve subject to conditions.

Report contents

Document section	Document heading
1	Executive summary
2	Planning background
3	Assessment
4	Principle of development
5	Planning balance
6	Recommendation
7	Planning conditions

Table 1 Contents of report

Executive summary

The application seeks full planning permission for: ‘Single storey front extension, single storey side and rear extension and first floor side extension to create change of use from residential (Use Class C3) to a large 7-bed HMO (sui generis) and associated works’.

The application originally sought permission for an 8-bedroom HMO but has been amended. Minor revisions to the layout and elevations related to this change were proposed and a second consultation period on the amendments undertaken.

The application was deferred at the 15 April 2026 meeting of JDMC to enable Officers to seek clarification from the Applicant on whether the intended occupiers of the large-HMO would be students. The Agent has confirmed, on behalf of the Applicant, that while priority for occupancy will be given to students, the property will ultimately operate as an HMO in planning terms.

Officers remain of the view, having assessed the proposal against Policy 48 pertaining to HMOs, that the use is acceptable.

Officers recommend that the Joint Development Management Committee approve the application with the recommended planning conditions.

Planning background

This application is brought before members following its deferral at the meeting of Joint Development Management Committee (JDMC) on 15 April 2026. The full report to that meeting is appended at Appendix A.

The report should be read in conjunction with the amendment sheet, at Appendix B, which noted a representation received from a Ward Councillor. In addition, the draft minutes of the meeting can be viewed in the reports pack for this meeting of JDMC.

At the meeting on 15 April 2026, following adjournment, The Delivery Manager (Strategic Sites and NSIP/Major Infrastructure Projects) advised the Committee that the Change of Use proposal had not been made clear in the planning application. Officers understood the proposal (as per the Officer’s report) was for change of use from residential (Use Class C3) to a large 7-bed HMO (sui generis) and associated works. During committee, the Applicant said that it would be used for student accommodation. In light of this new information, Officers requested further time to consider the application under the relevant policy.

Officers were to seek further information on the Applicant’s intended future use of the property to ensure Officers could consider the application under the appropriate policy. Consequently, following the meeting, the case officer corresponded with the Applicant’s Agent.

The Agent has confirmed, by email, “that the application relates to a House in Multiple Occupation (HMO). While priority for occupancy will be given to students, the property will ultimately operate as an HMO in planning terms.”

Assessment

The key issue is the principle of development and the use of the house as a large-HMO which may also include occupants who are students. This report seeks only to address the matter of the intended use and whether conditions can be used to secure a type of occupant as noted by JDMC members on 15 April 2026.

All other matters having been covered in the Committee report at Appendix A

Principle of Development

The application has been assessed on the basis that the intention is to let the property as a large house of multiple occupation (HMO). The planning assessment in the report at Appendix A remains relevant and the appropriate considerations are set out within it.

Officers are of the view that policy 46 is directed towards new ‘purpose built’ student accommodation. The supporting text to the policy supports this position (para 6.12), which states:

‘Although student communities contribute greatly to Cambridge’s diversity, the number of students who share privately-rented accommodation affects the availability of larger houses in the general market. Development of new student accommodation may free up accommodation suitable for wider general housing needs’.

The origin of Policy 46 was to avoid the building of speculative student accommodation and to ensure such proposals are built relative to the needs of an identified educational institution providing full time courses, and to ensure such accommodation meets appropriate standards.

The supporting text to Policy 48, in relation to HMOS, states: ‘

‘Cambridge’s HMOs have an important role to play within the local housing market. They provide a range of shared accommodation, predominantly occupied by students and young professionals’.

Again, it is clear that the intention of the policy was not to prevent students from living in HMOs with other groups of occupiers such as young professionals.

The Local Plan (2018) notes: ‘It is important to increase the supply of all types of housing, including affordable housing, and maintain a mix of different sizes, types and tenures of housing to meet a wide range of housing needs (para. 6.1).

Research, as part of the emerging Local Plan’s evidence base, sets out detailed information in relation to the issues in the Greater Cambridge area relating to HMOs. This evidence finds that HMOs form a relatively small share of the housing stock across Greater Cambridge (around 1.4% including unlicenced properties). However, HMOs are highly concentrated in specific parts of Cambridge City. The site does not fall within one of the areas identified.

It also notes that future policy shall need to ‘recognise the essential role that HMOs perform within Greater Cambridge’s constrained and high-value housing market, housing both young professionals and those without other housing options’.

In the absence of any evidence or policy to support restricting the proposal to student accommodation, officers conclude that the principle of the development is therefore acceptable and in accordance with policies.

Conditions pertaining to the proposed use

The planning conditions recommended (see Section 7) can secure the use as a large HMO and the level of occupancy at seven individuals. An HMO management plan condition is also recommended to ensure the use is operated without undue harm to the amenity of neighbours and the area.

Officers do not recommend conditions that limit the occupation to specifically exclude students. This is on the basis that such a planning condition would not meet the six tests for planning conditions set out at paragraph 55 of the NPPF (2024). These tests require planning conditions to be:

necessary;

relevant to planning;

relevant to the development to be permitted;

enforceable;

precise; and

reasonable in all other respects.

Officers do not consider that such a requirement would meet the tests of necessity, reasonableness and enforceability, for reasons as summarised below.

Necessary – The description of development and recommended conditions limit the occupation. Furthermore, separate legislation requires a licence to operate an HMO, which would be enforceable under licencing regulations.

Enforceable – Limiting the occupation to specifically exclude students would be difficult to enforce. For example, the landlord could be asked to keep a register of occupants, but it would be difficult to know whether they were students at any point in time. Furthermore, it would be difficult for the landlord to know if occupants were full or part time students, mature students, post grads, distance learning etc. In each case, the Council may take a different view as to the suitability of such students and / or whether a mix of students / young professionals was appropriate. If it was one student and six young professionals, would the Council take issue? Enforcing occupation specific conditions in such a scenario, particularly where occupants are likely to be short term (one-year), would be difficult to track, time consuming, onerous and costly.

Reasonable in all other aspects – Officers are concerned that such a condition would be unreasonable. For example, what would happen if a young professional(s) occupied in compliance with a condition which excluded students, but then decided to take a year out to study? It would be unreasonable to place a condition on a permission which may result in the eviction of someone from a property on that basis. It may also be contrary to the tenancy rights of the individual(s).

Planning balance

Planning decisions must be taken in accordance with the development plan unless there are material considerations that indicate otherwise (section 70(2) of the Town and Country Planning Act 1990 and section 38[6] of the Planning and Compulsory Purchase Act 2004).

Summary of harm

An increase of one person will potentially add pressure in terms of access within the housing estate and parking.

Summary of benefits

Provision of housing for an additional person.

Meets a housing need, noting that the evidence base for the Local Plan notes a ‘consistently high demand for housing, rooms in HMOs.’

Having taken into account the provisions of the development plan, NPPF and NPPG guidance, the views of statutory consultees and wider stakeholders, as well as all other material planning considerations, the proposed development is recommended for approval.

Recommendation

Approve subject to:

-The planning conditions as set out below with minor amendments to the conditions as drafted delegated to officers.

Planning conditions

1	The development hereby permitted shall be begun before the expiration of three years from the date of this permission.

Reason: In accordance with the requirements of Section 91 of the Town and Country Planning Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).

2	The development hereby permitted shall be carried out in accordance with the approved plans as listed on this decision notice.

Reason: In the interests of good planning, for the avoidance of doubt and to facilitate any future application to the Local Planning Authority under Section 73 of the Town and Country Planning Act 1990.

3	No development above ground level shall take place until an ecological enhancement scheme has been submitted to and approved in writing by the local planning authority. The scheme shall include details of bat and bird box installation, hedgehog provisions and other ecological enhancements. The approved scheme shall be fully implemented prior to first occupation or in accordance with a timescale agreed in writing by the local planning authority.

Reason: To conserve and enhance ecological interests in accordance with Cambridge Local Plan policies 57, 59 and 70 and the Greater Cambridge Planning Biodiversity Supplementary Planning Document (2022).

4	No development, other than demolition, shall commence until a scheme for the provision and implementation of foul water drainage has been submitted to and approved in writing by the Local Planning Authority. The scheme shall subsequently be implemented in full in accordance with the approved details prior to the occupation of any part of the development or in accordance with an implementation program agreed in writing with the Local Planning Authority.

Reason: To reduce the risk of pollution to the water environment and to ensure a satisfactory method of foul water drainage (Cambridge Local Plan 2018, policies 32 and 33).

5	No development, other than demolition, shall commence until a scheme for the provision and implementation of surface water drainage has been submitted to and approved in writing by the Local Planning Authority. The scheme shall be fully implemented in accordance with the approved details prior to the occupation of any part of the development or in accordance with an implementation program agreed in writing with the Local Planning Authority.

Reason: To ensure appropriate surface water drainage and prevent the increased risk of flooding (Cambridge Local Plan 2018 policies 31 and 32).

6	No construction or demolition work shall be carried out and no plant or power operated machinery operated other than between the following hours: 0800 hours and 1800 hours on Monday to Friday, 0800 hours and 1300 hours on Saturday and at no time on Sundays, Bank or Public Holidays, , unless otherwise previously agreed in writing with the Local Planning Authority.

Reason: To protect the amenity of the adjoining properties. (Cambridge Local Plan 2018 policy 35).

7	The materials to be used in the external construction of the development, hereby permitted, shall be constructed in external materials to match the existing building in type, colour and texture.

Reason: To ensure that the external appearance of the development does not detract from the character and appearance of the area. (Cambridge Local Plan 2018 policies 55 and 58).

8	The development shall not be occupied or the permitted use commenced, until details of facilities for the covered, secure parking of cycles for use in connection with the development have been submitted to and approved in writing by the Local Planning Authority. The details shall include the means of enclosure, materials, type and layout of the cycle store. A cycle store proposed with a flat / mono-pitch roof shall include plans providing for a green roof. Any green roof shall be planted / seeded with a predominant mix of wildflowers which shall contain no more than a maximum of 25% sedum planted on a sub-base being no less than 80 millimetres thick. The cycle store and green roof as appropriate shall be provided and planted in full in accordance with the approved details prior to occupation or commencement of use and shall be retained as such.

Reason: To ensure appropriate provision for the secure storage of bicycles, to encourage biodiversity and slow surface water run-off (Cambridge Local Plan 2018 policies 31 and 82).

9	The development shall not be occupied or the permitted use commenced until a scheme for the on-site storage facilities for waste and recycling has been submitted to and approved in writing by the local planning authority. The scheme shall identify:

a)	The specific position where wheeled bins, or any other means of storage, will be stationed for resident access and emptying by vehicles.

b)	That the collection point should be within 10m of the kerbside of the refuse collection vehicle access point.

c)	The quantity of bins on-site and their capacity for waste, recycling and garden and food waste (these arrangements shall subsequently be provided and shall include provision for a minimum of 50% recycling/organic capacity).

d)	A bin store proposed with a flat / mono-pitch roof shall include plans providing for a green roof. Any green roof shall be planted / seeded with a predominant mix of wildflowers which shall contain no more than a maximum of 25% sedum planted on a sub-base being no less than 80 millimetres thick. The bin store and green roof as appropriate shall be provided and planted in full in accordance with the approved details prior to occupation or commencement of use and shall be retained as such.

e)	Details of any management arrangements if bins are to be moved to collection point for emptying.

The residential unit shall be occupied as a large HMO until the approved arrangements for waste storage and collection have been provided and shall be retained as such unless alternative arrangements are agreed in writing by the local planning authority.

Reason: To ensure that the need for refuse and recycling is successfully integrated into the development. (Cambridge Local Plan 2018 policy 57).

10	The development, hereby permitted, shall not be occupied, or the use commenced, until a management plan has been submitted to and approved in writing by the Local Planning Authority. The management plan shall include provisions relating to:

a) management of the property and how any management issues will be addressed

b) external display of contact information for on-site management issues and emergencies for members of the public

c) provision for refuse, cycle and car parking and drying areas etc.

d) details of guidance for tenants re acceptable standards of behaviour/use of the premises.

The development shall thereafter be managed in accordance with the approved plan.

Reason: In order to ensure the occupation of the site is well managed and does not give rise to significant amenity issues for nearby residents (Cambridge Local Plan 2018 policies 35 and 47).

11	The application site shall have no more than seven people residing within it at any one time.

Reason: A more intensive use would need to be reassessed in interests of the amenity of neighbouring properties. (Cambridge Local Plan 2018 policies 56 and 48).

12	The internal communal areas as shown on the approved drawings shall be provided prior to occupation of the building for the proposed use and retained for communal uses and used for no other purpose(s).

Reason: To ensure adequate internal communal space is provided for future occupants (Cambridge Local Plan 2018 policies 48 and 50).

13	The existing two car parking spaces on-site shall be retained as such and not used for any other purpose.

Reason: In the interests of the amenity of the area (Cambridge Local Plan 2018 policy 48).

INFORMATIVES

1	The Housing Act 2004 introduced the Housing Health & Safety Rating System as a way to ensure that all residential premises provide a safe and healthy environment to any future occupiers or visitors. Each of the dwellings must be built to ensure that there are no unacceptable hazards for example ensuring adequate fire precautions are installed, habitable rooms without adequate lighting or floor area etc.

2	Management Regulations apply to all HMOs (whether or not they are licensable) and impose certain duties on managers and occupiers of such buildings. Persons in control of or managing an HMO must be aware of and comply with the Management of Houses in Multiple Occupation (England) Regulations 2006. These regulations stipulate the roles and responsibilities of the manager and also the occupiers of HMOs.

3	The Housing Act 2004 introduced Mandatory Licensing for Houses in Multiple Occupation (HMOs) across all of England. This applies to all HMOs occupied by five or more persons forming more than one household. A person managing or controlling an HMO that should be licensed commits an offence if, without reasonable excuse, he fails to apply for a licence. It is, therefore, in your interest to apply for a licence promptly if the building requires one.

Background papers:

The following list contains links to the documents on the Council’s website and / or an indication as to where hard copies can be inspected.

•	Cambridge Local Plan 2018

•	Cambridge Local Development Framework SPDs