Plans to convert the Old Print Works in Queen Street, Ilkeston, into a three-bed HMO and three studio apartments have been unanimously refused by Erewash Borough Council’s planning committee.
The proposal would have seen the former commercial offices and attached warehouse converted into residential accommodation, including a three-bedroom House in Multiple Occupation (HMO) and three self-contained studio apartments.
Planning officers had recommended refusal ahead of the meeting, citing concerns over living conditions, late-night noise from nearby businesses and the impact the development would have on the Ilkeston Conservation Area.
During the meeting, objectors argued the development was unsuitable for the predominantly commercial courtyard setting behind Queen Street and South Street.
Concerns raised included parking pressures, drainage issues, security, bin storage and access arrangements around Queen Terrace.
One speaker told councillors:
“This is not a case of nimbyism.”
They added:
“I think it’s just another attempt to make something stick before 2027 and the Article 4 application.”
The objector also disputed elements of the submitted site plan and warned that the area already experiences recurring drainage blockages and late-night disturbance linked to surrounding commercial activity.
Representatives speaking on behalf of the applicant defended the proposals, arguing the scheme would secure the long-term reuse of a vacant building, bring investment into the property and provide sustainable town-centre housing.
They told the committee the external alterations were relatively modest and argued the proposals would deliver “meaningful public benefits”.
The applicant’s agent also said the apartments compared favourably with many modern town-centre studio developments and could provide affordable accommodation for younger residents and professionals.
However, councillors ultimately backed officers’ conclusions that the scheme failed to provide acceptable living conditions.
A major concern centred around minimum space standards and the quality of accommodation proposed inside the building.
During the debate, one councillor said:
“We need homes, not prison cells.”
Councillors also supported officers’ concerns over the relationship between the proposed residential use and neighbouring late-night businesses, including potential future noise complaints.
The refusal marks the latest failed attempt to secure residential redevelopment at the site after an earlier nine-bed HMO proposal was refused in 2023.
During the same meeting, planning officers also highlighted a recently dismissed HMO appeal elsewhere in Ilkeston, which reinforced the council’s position on minimum amenity and kitchen standards for shared accommodation.