Plans to convert the annexe at the Grange Moor Hotel, Grange Park, into a 13-bed HMO in Fant, Maidstone

A hotel boss has resubmitted his plan to transform part of his business into a House of Multiple Occupation (HMO).

Mark Smith, manager of the Grange Moor Hotel in Maidstone, says a drop in guest numbers since the Covid pandemic has made Grange Park – an annexe previously used as overflow accommodation – unviable.

The building, located on St Michael’s Road, had at times been used by Maidstone Borough Council as emergency accommodation for homeless people, but he said: “This has been more costly than helpful as it has damaged to the reputation of the main hotel. »

Mr Smith said guests were reluctant to stay in the annex and walk to the hotel’s main facilities and as a result there had been a recent period when all rooms were empty for five weeks consecutive.

He said: “We simply cannot continue like this and must focus on investing in the main Grange Moor hotel. »

A previous application, submitted by Grunbros Property, to convert the property into a 14-bed HMO, was refused by the council in March.

One concern was that two of the proposed bedrooms were in the basement where there was very little natural light.

Planners also raised concerns that there was no common room.

A new application from Smart In Hotels Ltd has been submitted for 13 rooms.

This time, the basement would be devoted to a common kitchen and living room.

Two of the rooms are shown as double rooms, meaning the HMO would be occupied by 15 people.

The property is located in Fant, the district with the highest concentration of HMOs in the municipality.

Residents have previously said they feel “under siege” and have cited problems with the number of wheelie bins on their streets, parking difficulties and general disruption resulting from the increase in population.

Ward councilor Paul Harper (Fant and Oakwood Independents) has been campaigning for the borough council to crack down on the spread of HMOs and has tabled this latest application so it can be debated by the planning committee.

He said: “Contrary to the previous application, it is not proposed to place bedrooms in the basement, which is positive.

“However, the location of collective facilities underground will make them unaesthetic spaces.

“The kitchen has no exterior window and the living room only has a poor quality window which was the cause of the previous refusal.”

“The proposed plans show a very cramped living environment, which probably means that the designer favored quantity rather than quality…”

Councilor Harper was concerned about the lack of outdoor amenity spaces, with all land reserved for car parking and bin and cycle storage.

He also fears “a continued erosion of the family character of the Fant district due to its excessive development into HMOs”.

So far, a public objection has been filed against the project.

Steve Baker, a neighbor of the hotel annexe, said: “Many studies have looked at the impact of HMOs on residential areas and they all agree that they lead to increased noise, increased disruptions and an increase in antisocial behavior. »

He said the disruption caused by a 13-bed HMO was “a very different prospect to a limited occupancy hotel” and also criticized the lack of a garden.

Find out about the planning applications that concern you at Public notice portal.

He writes: “The proposed plans show a very cramped living environment, which probably means that the designer opted for quantity over quality.

“Wouldn’t it be better for the community as a whole to have fewer, better rooms? »

Under current legislation, developers have “permitted development rights” to turn any house into a six-bed HMO without planning permission.

Less than two weeks ago, Cllr Harper submitted a motion to Maidstone Council calling on it to impose a Section 4 directive on Fant to remove these rights, meaning every application would have to go to the planning committee of the board for consideration.

The council’s deputy leader, Clive English (Lib Dem), told him it would be an ineffective measure, as the council would still have no reason to refuse such requests and was instead working on policy changes of town planning, which would help him. regulate HMOs more effectively.

Councilor Tony Harwood (Lib Dem), the cabinet member responsible for planning policy, assured Councilor Harper that he had started discussions with his planning bosses on the subject in the wake of the formation of the new administration Green/Lib Dem following local elections. in May.

Councilor Harper said: “That was seven months ago. In the meantime, it seems like there is a new HMO application in Fant almost every week.

Details of Grange Park’s application are available on the council’s website under reference number 24/504962.

The main Grange Moor Hotel is not affected by the proposals.