Residents are “understandably concerned” by plans to turn empty offices into a house in multiple occupation (HMO) – but bosses say there is no need to worry.
Applicant Daryl Rugless, of Heroic Developments, wants to transform the space above Johnsons dry cleaners in Sandgate Road, Folkestone, into shared accommodation for up to 10 people.
If approved, the development would see the former office space – spread across three upper floors and a converted attic – converted into bedrooms with shared kitchen and bathroom facilities.
The ground floor dry cleaning business would remain unaffected by the HMO, which are house shares of three or more households.
But Folkestone and Hythe District Council (FHDC) ward member Cllr Liz McShane (Lab) says the application has “understandably raised interest and concern in the community”.
“As a large HMO, it requires full planning permission and will be assessed against local and national planning policies – including considerations around parking, waste provision, room sizes, and the potential impact on neighbouring properties,” she said.
“I’m carefully reviewing the details and will be listening to residents’ views throughout the consultation period.
“It’s vital that any development balances the need for affordable housing with the character and sustainability of our local neighbourhoods.”
Mr Rugless states the building, which would be accessed via Longford Terrace to the rear, is ideally suited to residential use due to its central location and proximity to public transport – a factor which the developer says makes it “sustainable” as a car-free development.
The plans involve no external building work and are being treated as a change of use.
Mr Rugless, who already runs HMOs in Dartford, says his scheme will “bring people into the town centre”.
“I provide very high-quality accommodation,” said Mr Rugless, who has resubmitted his plan to FHDC after an earlier bid was rejected due to issues with the bin store.
“People really like the end product, they stay here for a long time.
“There are no material grounds for this plan to be refused.
“Across the country, there is an anti-HMO attitude, but it is based on old evidence when they were poorly run and poorly designed.
“Now things have really moved on, but the general population hasn’t caught up yet.
“They are not the low-quality housing stock they once were, but it will take a while before the general population realises that.”
Resident Martin Smith has objected to the scheme, flagging issues around fire safety, kitchen access for top-floor residents, and ventilation.
He suggests the top-floor rooms could include their own small kitchenettes rather than relying on a shared kitchen three floors below.
Mr Smith – who is the only resident to object to the plan – also stresses the importance of keeping escape routes clear and compliant with regulations.
‘You’ve got to make your best efforts to fill it…’
In planning documents, Mr Rugless confirmed he plans to consult further with his architect and hopes to begin refurbishment works over the summer, aiming to complete the conversion in time for occupation in September or October.
He says he has taken Mr Smith’s suggestions on board and “will implement some of them” in the scheme.
Folkestone Town Council has not objected to the project, but has suggested a communal area be included “for the use of the residents”.
The authority added that its support was “subject to building regulations”.
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Commenting on the wider picture, former Ashford Borough Council cabinet member Graham Galpin said the profile of towns is changing.
He previously sat on the High Streets Task Force – a group commissioned by the previous government to help advise high street chiefs on how best to build for the future.
“When a building becomes redundant or not cost-effective to fill – and that could be a shop or an office – you’ve got to make your best efforts to fill it,” he said.
“I think that’s a moral responsibility.”
While acknowledging that HMOs can be contentious, Mr Galpin added: “We have been encouraging people to have living above shops for a long time, so that we utilise those upper floors, which are very often just empty.”
The consultation period on FHDC’s planning portal is running until Thursday, July 31.
