Dartford: Sutton-at-hone Water Mill Way HMO approved

The property at 75 Water Mill Way will now be converted into a seven-bedroom house in multiple occupation (HMO).

Council documents show the changes will be made inside the building, with no major alterations outside apart from a new bin store at the front and cycle storage at the back.

The home will keep two car parking spaces in the driveway.

The conversion will see the lounge and other living areas turned into extra bedrooms, while the conservatory will be used as a new lounge.

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Once complete, the property will have:

• two bedrooms and a lounge on the ground floor
• two bedrooms and a kitchen on the first floor
• three bedrooms on the second floor, including one with an en-suite bathroom

The plans sparked a wave of opposition.

A total of 42 letters were submitted from 29 households nearby, with residents raising fears about:

• too few parking spaces to cope with extra cars
• more noise and disturbance from the additional tenants
• pressure on local water, sewage and other services
• the property being out of character with a street made up of single-family homes
• overflowing bins, cycle storage taking up space, and possible anti-social behaviour

Cllr Holt also objected, warning that the development could worsen parking pressures on the narrow residential street.

He argued that with seven new tenants, each possibly owning a car, the scheme could bring “ seven to 14 additional vehicles to a road that is already under pressure.”

He further described the proposal as a “short-term, low-quality housing solution” that failed to contribute to Dartford’s long-term housing strategy, and raised concerns about safety standards and the impact on community cohesion.

Despite the strong objections, planning officers told councillors there was no clear planning reason to reject the application.

They pointed out that the property could already be run as a six-person HMO without permission, meaning this application only allowed for one extra tenant.

The difference in impact between six and seven people living there, they concluded, would be “negligible.”

The planning report stated all bedrooms would meet minimum size requirements for single occupancy and that communal facilities such as the kitchen and lounge were large enough to serve seven tenants.

It also noted the house’s location within walking distance of bus stops, Farningham Road station and other local amenities.

While officers acknowledged that Water Mill Way was under parking pressure, they said there was no evidence the development would cause a “severe” impact on road safety or congestion, which would be required to justify refusal under national planning rules.

The council has granted permission with strict conditions, including:

• the HMO cannot house more than seven people
• the two on-site parking spaces must remain available for residents and visitors at all times
• bin and cycle storage must be installed before anyone moves in

The approval notice also encourages the property owner to work with Kent Police on crime prevention measures.

Work on the conversion must begin within three years.