# 60 King Edward Road, Coventry (dwelling to 5-person HMO)

- **Decision:** dismissed, 24 August 2026
- **Decided by:** Planning Inspector: Eleni Marshall
- **Authority:** Coventry (West Midlands)
- **Appeal reference:** 6011023
- **Application reference:** PL/2026/0000340/FUL
- **Procedure:** written-representations
- **Development:** Change of use to 5-person C4 HMO with rear dormer and single-storey infill extension (Article 4 area)
- **Site context:** inside-settlement
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** Coventry HMO DPD HMO2
- **Development plan policies:** Coventry Local Plan 2017 H11, H5, DE1, Coventry HMO DPD HMO2, HMO3, HMO4, Householder Design Guide SPD
- **Main issues:** HMO concentration, neighbour amenity, design
- **Tags:** hmo, fallback, transitional-no-consultation, tier-2

## Summary
A five-person HMO conversion with extensions in Coventry was dismissed. It breached the 10% HMO concentration cap, and the extensions caused loss of light and enclosure to neighbours (DL ¶7-8, ¶15).

## What made the difference
The quantified concentration, uncontested by the appellant. The prior-approval fallback for a 6 m extension could not cover the infill element (DL ¶17).

## Policy findings
- **HO5: conflict.** HMO concentration 11.4% within 100 m, above the 10% cap; sandwiching (DL 7-8)
- **P3: fail.** extensions cause loss of light and enclosure to Nos 58 and 62; about 19 sq m amenity space; prior approval fallback given weight but not decisive (DL 11-17)

## Key facts
- Not re-consulted: new policies "do not substantially alter matters relating to the main issues" (DL 2)
- Prior approval (not required) for a 6 m extension treated as a fallback material consideration (DL 16-17)

## Sources
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6011023
- https://appeal-planning-decision.service.gov.uk/published-document/8a4eeb95-2308-4448-ad78-455a26c147b9

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