# 10 Elsenham Street, Wandsworth (6-bed HMO to 8-bed)

- **Decision:** dismissed, 7 September 2026
- **Decided by:** Planning Inspector: K Reeves
- **Authority:** Wandsworth (London)
- **Appeal reference:** 6005855
- **Application reference:** 2025/2919
- **Procedure:** written-representations
- **Development:** Change of use to an 8-person sui generis HMO (existing lawful 6-person HMO)
- **Site context:** inside-settlement, near-station
- **Green Belt:** no
- **Framework applied:** No Framework version cited
- **Determinative policies:** Wandsworth LP29
- **Development plan policies:** Wandsworth Local Plan 2023-2038 LP26, LP27, LP29
- **Main issues:** public transport accessibility, family housing, living conditions
- **Tags:** tier-2, hmo, plan-led, fallback

## Summary
Intensifying an existing 6-person HMO to 8 people failed only on Wandsworth's rule that large HMOs need PTAL 4 or higher. The inspector rejected the argument that PTAL 3 next to an Underground station was close enough, giving the policy significant weight (DL 6-8, 18).

## What made the difference
A bright-line local accessibility threshold, consistent with national policy on well-connected housing, outweighed the modest benefits of two extra shared rooms.

## Policy findings
- **Wandsworth LP29: fail (significant weight).** PTAL 3 against a PTAL 4 minimum for large HMOs despite Southfields station nearby; objective consistent with the Framework (DL 5-8, 18)
- **Wandsworth LP26: pass.** existing lawful 6-person HMO means no loss of a family dwelling (DL 11-12)
- **P3: neutral.** technical conflict with LP27 outlook, but the fallback means no worsening (DL 13-16)

## Key facts
- Existing use a 6-person HMO under a lawful development certificate (DL 3)
- The letter cites the Framework only generically (DL 18)

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6005855
- https://appeal-planning-decision.service.gov.uk/published-document/e985917d-d809-48fe-a782-df16f4758a50

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6005855.html

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