# 131-133 St Helens Street, Ipswich

- **Decision:** allowed, 18 September 2026
- **Decided by:** Planning Inspector: Terrence Kemmann-Lane
- **Authority:** Ipswich (East of England)
- **Appeal reference:** 6012437
- **Application reference:** IP/26/00145/FUL
- **Procedure:** written-representations
- **Development:** Change of use of two vacant shops (Class E) to one 16-bed, 16-person HMO with extensions, dormers and external alterations
- **Site context:** inside-settlement, conservation-area
- **Green Belt:** no
- **Framework applied:** August 2026 NPPF
- **Determinative policies:** P3
- **Development plan policies:** Ipswich Core Strategy and Policies DPD Review 2022 CS7, DM20 (and para 9.198)
- **Main issues:** HMO over-concentration
- **Tags:** tier-2, hmo, conservation-area, limited-nppf-engagement, committee-overturn

## Summary
A 16-bed HMO in two derelict corner shops in St Helen's CA. Allowed. The Inspector was "not persuaded that the appeal proposal would be in breach of Policy DM20" on over-concentration (DL ¶10), and found the external works would enhance the CA (DL ¶6). The decision cites no Framework policy.

## What made the difference
The DM20(iii) "run of twenty properties" count depended on whether plots or addresses were counted, and HMOs on the other side of the road were irrelevant to that test (DL ¶¶9–10). Concerns about parking, waste and noise were unevidenced (DL ¶11).

## Policy findings
- **HE9: benefit.** external works to neglected corner buildings would enhance St Helen's CA (DL 6)
- **P3: pass.** HMO over-concentration test DM20(iii) depends on reading "properties" as plots or addresses; not breached; no evidence of amenity harm (DL 8-12); Framework not cited

## Key facts
- Committee overturned officer recommendation to approve; Article 4 (C3 to C4) area
- 20 conditions imposed (management plan, max 16 persons, non-subdivision, sound insulation); several phased so outbuilding demolition can precede surveys
- Published letter PDF also contains the appellant's final comments appended after the decision

## Sources
- https://appeal-planning-decision.service.gov.uk/published-document/78524489-2c4f-48c7-871e-cc08f98d5e75
- https://appeal-planning-decision.service.gov.uk/comment-planning-appeal/appeals/6012437

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Source: https://planningdistilled.org/research/england/nppf-navigator/decisions/PINS-6012437.html

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