A plan to convert a family home on East Street into a six-bedroom House in Multiple Occupation (HMO) has been approved by Erewash Borough Council, following two previous refusals and months of public concern about the rapid rise of HMOs in Ilkeston.
The decision, issued on 3 December 2025, grants a Lawful Development Certificate (LDC) confirming that the proposed six-bed, six-person HMO at 32 East Street is lawful development. Earlier versions of the scheme were refused in May and September, with councillors and residents raising concerns about over-intensification and the cumulative impact of HMOs in the town.
This latest approval does not reflect a change in policy, but rather a change in the developer’s plans.
Why This Version Was Approved
The successful application differs substantially from the earlier refused proposals.
Removal of Kitchenettes
Earlier plans included cooking facilities inside each bedroom, meaning the rooms could legally be classed as self-contained flats. That type of development does not fall under permitted development rights and requires full planning permission, which councillors had already been reluctant to grant.
In the revised plans, all kitchenettes were removed. Each room still includes an ensuite bathroom, but occupants will share a single communal kitchen. This change means the rooms correctly fall within Use Class C4 (HMO).
Extensions Fall Under Permitted Development
The applicant also sought confirmation that a rear dormer and single-storey side/rear extension met the criteria for permitted development. Planning officers agreed, saying both elements comply with the General Permitted Development Order.
Because these physical works are lawful under permitted development, the associated change of use to a six-person HMO can also take place without the need for full planning permission.
Change of Use Is Lawful
The council confirmed that converting the home from a C3 dwellinghouse to a C4 six-person HMO meets permitted development rules, provided no rooms contain their own cooking facilities. The approval notice also warns that if cooking units were later added, the developer could face planning enforcement action.
What the Plans Include
The approved plans show:
- Six bedrooms across three floors
- Each bedroom with an ensuite bathroom
- A communal kitchen/dining area on the ground floor
- A flat-roof rear dormer
- A single-storey rear/side extension
- No kitchenettes or self-contained units within individual bedrooms
The extension and dormer allow the developer to meet space requirements without creating self-contained flats, which were the reason for earlier refusals.
A Site With a History of Refusals
This is the third attempt to convert 32 East Street into an HMO:
- A seven-bed version was refused at Planning Committee in September.
- A previous six-bed version was refused because the rooms were considered bedsits.
- The newly approved version removes the elements that made it unacceptable under planning law.
The sequence of applications mirrors a pattern seen elsewhere in Ilkeston, where developers submit revised HMO plans until they meet the narrow thresholds of permitted development. This has contributed to growing frustration among residents and councillors who feel the town is losing too many family homes to investor-led HMO conversions.
Broader Context: Ilkeston’s HMO Pressures
Ilkeston has seen a sharp increase in HMO applications over the past two years. Residents have repeatedly raised concerns about parking pressures, overcrowding, transient populations, and the loss of traditional housing stock.
Erewash Borough Council has finally announced its intention to introduce an Article 4 Direction in May 2027, which would remove permitted development rights for new HMOs and force future applicants to seek full planning permission. Until then, the council’s ability to refuse compliant HMO conversions remains limited.
With a children’s home next door now approved and a six-bed HMO confirmed at No. 32, the concentration of specialist accommodation on East Street is likely to remain a point of discussion for residents and councillors alike.
Ilkeston News will continue to monitor HMO applications, policy changes, and enforcement actions as the town awaits the Article 4 Direction planned for 2027.