The Area Planning Committee (Central and East) of County Durham Council was scheduled to meet on Tuesday 12 May 2026. The primary business of the meeting was to consider a planning application for a two-storey rear extension to a House in Multiple Occupation (HMO) at 23 Mistletoe Street, Durham.

Planning Application: 23 Mistletoe Street, Durham

The committee was scheduled to consider a planning application for a two-storey rear extension to the existing small HMO at 23 Mistletoe Street, Durham, DH1 4EP. The proposal aimed to reconfigure the internal layout of the property to improve the quality of accommodation, adding a utility room to the ground floor and a bedroom to the first floor.

Information indicated that objections had been received from The City of Durham Parish Council and The City of Durham Trust, primarily concerning the status of the current use as a four-bedroom HMO, the impact on residential amenity, living standards, and fire safety. These concerns were understood to relate to potential conflicts with policies within the County Durham Plan (CDP), specifically policies 16, 29, and 31.

Details suggested that CDP Policy 16.3 addresses Houses in Multiple Occupation and states that extensions resulting in specified or potential additional bedspaces will not be permitted if more than 10% of residential units within 100 metres of the site are exempt from council tax charges (Class N Student Exemption). Consultation with HMO Licensing indicated that the property, as a four-bedroom HMO, would not require a licence, provided all bedrooms are occupied by a single adult. HMO data indicated that within a 100-metre radius of the site, 79.2% of properties were Class N exempt, significantly exceeding the 10% threshold.

Despite these concerns, it was suggested that the proposed extension and internal reconfiguration were unlikely to result in additional bedspaces. It was noted that the extension would directly create a utility and WC on the ground floor, and a bedroom on the first floor, which represented a repositioning of an existing bedroom. The area vacated by this bedroom would be reconfigured to provide a shower room and storage. A planning condition to restrict the occupancy of the property to no more than four persons was recommended to ensure acceptable levels of amenity and to achieve mixed and balanced communities.

Information also addressed the impact on the character and appearance of the area, noting that the property is located within the Durham City Conservation Area. The proposed extension was designed to be subservient to the existing dwelling and constructed in matching materials, with a pitched roof to reflect the existing property. The Council's Design and Conservation Section advised that the proposal would have a neutral impact on the character and appearance of the conservation area.

Concerns regarding highway safety and ecology were also addressed. The Highway Authority raised no objection, noting that the alterations would not affect the property's entitlement to parking permits within the Controlled Parking Zone (CPZ). The Council's Ecology Section requested a Bat Risk Assessment, which was submitted and considered to indicate a sufficiently low risk. It was also stated that the development was exempt from Biodiversity Net Gain (BNG) requirements.

It was concluded that, subject to the inclusion of a condition restricting occupancy to four persons, the development would accord with relevant local and national policies, and therefore approval was recommended.

The meeting was also scheduled to include standard procedural items such as apologies for absence, substitute members, and the confirmation of minutes from the previous meeting held on 7 April 2026. Declarations of interest were also to be noted.