- Decision
- allowed, 17 August 2026
- Decided by
- Planning Inspector: Peter Eggleton
- Authority
- Redbridge (London)
- Appeal reference
- 6010851
- Application reference
- 3433/25
- Procedure
- written representations
- Development
- Change of use of dwelling to C4 small HMO for up to six people, bin and cycle stores
- Site context
- inside settlement
- Green Belt
- No
- Framework applied
- December 2024 NPPF (transitional)
- Determinative policies
- S3
- Development plan policies
- Redbridge Local Plan 2018 LP5, LP26, London Plan 2021 H9, Housing Design SPD 2019
- Main issues
- housing mix and family homes
Summary
A small HMO in a Redbridge family house. Allowed. The letter is dated 17 August 2026, the day the new Framework took effect, but it applies the December 2024 paragraph 11(d)(ii) tilted balance word for word ("key policies for directing development to sustainable locations, making effective use of land, securing well-designed places and providing affordable homes") (DL ¶14). It does not mention the new Framework.
Issues and findings
- Housing mix. LP5 "relates to housing mix on housing sites rather than changes of use such as this" (DL ¶5). HMO concentration was well below the SPD thresholds (DL ¶7-8).
- Tilted balance (2024). "whilst there would be some harm from the loss of a single family dwelling, it would not significantly and demonstrably outweigh the benefits resulting from the provision of accommodation for up to six persons, when assessed against the policies in the Framework taken as a whole" (DL ¶15).
Planning balance
The 2024 ¶11(d)(ii) tilted balance. The 2026 equivalent is S4(1) (within settlements: approve unless benefits "substantially outweighed"), which would favour the scheme at least as strongly.
What made the difference
The absence of a five-year supply and low HMO concentration. Same borough and outcome as PINS-6009905, which was decided under the 2026 Framework using HO7.
Transferable points
- Decisions issued on 17 August 2026 may still apply the 2024 Framework without comment. Check the date and wording before citing them (DL ¶14).
Policy findings
Policy codes are those of the National Planning Policy Framework (August 2026) unless a development plan is named.
| Policy | Finding | Weight | Note |
|---|---|---|---|
| S3 | pass | 2024 ¶11(d)(ii) tilted balance quoted verbatim ("key policies for directing development to sustainable locations, making effective use of land, securing well-designed places and providing affordable homes"); loss of family house does not significantly and demonstrably outweigh benefits; council cannot show 5YHLS (figure not stated) (DL 14-16) | |
| LP5 (Redbridge LP) | accord | mix policy aimed at housing sites not changes of use; weighs in favour of retaining larger homes (DL 5) | |
| HO5 | benefit | HMO lower-cost accommodation; 2 HMOs in street, well below the SPD 20% and 1-in-5 thresholds (DL 7-8, 15); code mapped by harvester |
Key facts
- Council accepted no five-year supply (DL 14)
- SHMA says 68% of need is for 3+ bed homes, with no specific HMO need figure (DL 4)
- Occupancy limited to six residents in four bedrooms by condition (DL 1, 17)
Related decisions
Sources
This note is one of the decisions behind the NPPF 2026 Navigator, which shows how each Framework test has been applied across all the decisions in the database. Also available as Markdown.