®Planning appeal decision
131-133 St Helens Street, Ipswich, IP4 2LS
Planning appeal 6012437 at 131-133 St Helens Street, Ipswich, IP4 2LS (Ipswich) was allowed on 18 September 2026 by Inspector Terrence Kemmann-Lane, by written representations. The main issue, as the Inspector framed it: Whether there is a concentration of Houses in Multiple Occupation (HMOs) in the area such that the addition of the appeal proposal would adversely impact on the amenity of the local area through overconcentration.
Change of use of Nos.131 and 133 St Helens Street from shop (Use Class E) to 1no.16 bedroom 16 person house in multiple occupation, including demolition of rear extensions and erection of new rear extensions, demolition of existing outbuildings and re-use of other existing outbuildings for incidental uses, changes to fenestrations, raising roof height of no.133, installation of three new rooflights to front roof slopes and three pitched roof dormer windows to the rear roof slope, external alterations, new boundary treatments, and provision of refuse/recycling bin and bicycle stores, including demolition of existing shelter building.
- Authority
- Ipswich
- Appeal type
- major · Planning
- Procedure
- Written
- Development
- residential
- Inspector
- Terrence Kemmann-Lane
- Postcode
- IP4 2LS
Main issues, as the Inspector framed them
- Whether there is a concentration of Houses in Multiple Occupation (HMOs) in the area such that the addition of the appeal proposal would adversely impact on the amenity of the local area through overconcentration.
What decided it
The appeal proposal does not breach Policy DM20's overconcentration criteria and would not adversely impact on the amenity of the local area through overconcentration, and the proposed external works would enhance the streetscene and conservation area.
The benefits of bringing two long-vacant and degraded buildings back into use, providing 16 units of residential accommodation in a sustainable location, and delivering heritage and townscape benefits outweighed any concerns about HMO concentration, which the Inspector found did not breach policy.
What the Inspector cited
- Development plan policies
- Policy CS7 of the Core Strategy and Policies Development Plan Document Review 2022Policy DM20 (Houses in Multiple Occupation)paragraph 9.198
How the Inspector dealt with each one is set out in the app, in order: the development plan, national policy, housing land supply, other considerations and the planning balance, beside the letter.
See how each was appliedThe decision letter
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With an account
What an account adds to this decision
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The main issues, what decided it, the planning balance and the policies and judgments listed as cited are read from the published letter by Town Planner Pro and are our summary, not the Inspector’s words; the letter itself is the record. Contains public sector information licensed under the Open Government Licence v3.0. Research, not advice.