A plan to convert a property in Plumstead into a House in Multiple Occupation (HMO) has been deferred due to significant safety concerns regarding access to cycle storage, potential harm to a conservation area, and an inadequate management plan. The application for 82 Bramblebury Road, Plumstead, London, SE18 7TG, which sought to change the use from a single-family dwelling to a six-occupant HMO, was put on hold by the Greenwich Local Planning Committee on Tuesday, 24 March 2026.
Concerns were raised by ward councillors and residents about the property's impact on the Plumstead Common conservation area, increased parking pressure, and the adequacy of the management plan. However, the most pressing issue that led to the deferral was the proposed route to the cycle storage.
Mark Beaumont, speaking on behalf of residents, described the access as dangerous, unhygienic, and unnavigable.
He detailed how cyclists would have to manoeuvre bikes through a narrow galley kitchen and around a dining area, with a steep, narrow, and irregular staircase leading down to the garden. Beaumont stated that it would be impossible to safely use the steps with a bicycle, forcing residents to carry them over their heads down the slope. He concluded that there is simply no safe route to the cycle storage.
Furthermore, the storage itself was noted as lacking permanent hard-standing bases, making it liable to sink and become unusable, and potentially muddy, which cyclists would then track into the kitchen dining area. These issues were deemed to actively discourage cycling, contravening policy T5 of the Local Plan.
Councillor Ranabat, speaking on behalf of himself and Councillor Cara, also strongly objected to the application. He highlighted the potential for overbearing extensions and increased parking pressure due to poor public transport links. The property at 82 Bramblebury Road has a PTAL rating of 2, described as poor or moderate transport links.
This is contrasted with other properties discussed, such as 31 Eltham Hill, which has a PTAL rating of 3, indicating good access to public transport.
The conservation officer had stated that the scheme would cause significant harm to the character and setting of the conservation area. Councillor Ranabat elaborated on this, noting that the property is a small mid-terrace
and the neighbouring property sits on a lower land level. A three-metre extension on a higher plot will inevitably feel overbearing and reduce daylight,
which is considered a significant issue for residents living next door within the conservation area.
Additionally, the management plan for the proposed HMO was deemed insufficient. Councillor Ranabat stated that the management plan is incomplete
and is not considered sufficient.
He reiterated that If we approve SMO without clear management arrangements, we are setting residents up of problems around noises, waste and day-to-day oversight.
For other HMO applications, such as 112 Camdale Road, a condition was recommended requiring a HMO management plan to be submitted to and improved in writing by the local planning authority
including details of management and a 24-hour emergency line. In contrast, for 31 Eltham Hill, a detailed HMO plan has been submitted. It sets out the professional day-to-day management, tenant vetting, clear house rules and noise behaviour, and a name point of contact for neighbours.
The committee voted to defer the application for a site visit and to allow for further documentation to be submitted. This decision was made to enable members to better assess the issues raised, particularly concerning the cycle storage access, the impact on the conservation area, and the adequacy of the management plan. While the committee's typical stance on cycle storage accessibility in HMO applications is not explicitly stated, the discussions around 82 Bramblebury Road highlight that safety, hygiene, and navigability are significant concerns that can lead to deferrals when not adequately addressed.
Appendices to 82 Bramblebury Road - Ref. 25.3700.F 82 Bramblebury Road Committee - Ref. 25.3700.F
