A fresh planning application has been lodged for 32 East Street in Ilkeston, marking the latest stage in a series of proposals for the terraced property over the past year.
The owner is now seeking a Lawful Development Certificate for a six-bedroom, six-person HMO, arguing that converting the house from a C3 family dwelling to a C4 shared dwelling falls under permitted development.
The submission comes after earlier plans for the same address were refused by Erewash Borough Council.
Previous Applications at the Property
The building has been the subject of several recent proposals:
- May 2025: Plans were submitted to convert the house into a seven-bed HMO with a rear extension and dormer. This was refused by the council’s planning committee on 11 September 2025.
- September 2025: A Lawful Development Certificate was sought for a six-bed HMO.
However, the plans included four self-contained studio rooms, meaning the layout constituted a subdivision into flats. As there are no permitted development rights for creating self-contained flats, the council refused the certificate on 15 September 2025.
This latest application differs from the September scheme, with the submitted drawings showing six bedrooms and a shared kitchen/dining space, rather than self-contained units.
Latest Application: HMO Through Permitted Development
The current proposal is again seeking a Lawful Development Certificate, but this time the applicant states that the plans fully comply with the rules for converting a C3 dwelling to a small C4 HMO.
If the council agrees the layout meets the legal definition of a small HMO, the certificate must be granted, regardless of local housing mix or neighbour concerns. Applications of this type are assessed strictly on legal compliance and do not go through the usual planning process.
Children’s Home Approved Next Door
The new submission also comes shortly after the adjoining property received approval to be converted into a children’s home, meaning the two neighbouring houses on this part of East Street may soon be in different forms of supported or shared accommodation.
Documents show the children’s home application has already been approved by the council.
What Happens Next
Erewash Borough Council will review the new application to determine whether the proposed use of 32 East Street qualifies as permitted development.
If the council concludes that the layout and occupancy meet the legal criteria for a small HMO, a certificate will be issued. If not, the application will be refused as previous ones were.