Key Points
- Planning Refusal: Havering Council has officially rejected a retrospective planning application for a 10-person House in Multiple Occupation (HMO) located above a former pub and restaurant in Romford.
- Property Details: The premises, situated on the first floor of 290 North Street, features nine bedrooms, each fitted with an en-suite bathroom, designed to accommodate up to 10 occupants.
- Current Operational Status: Despite lacking formal planning approval, the HMO is currently in operation and held a licence valid until September 2026.
- Applicant and Representation: The retrospective planning application was submitted in June by Tugby & Tugby Surveyors Ltd on behalf of the applicant, Mahbub Alum.
- Historical Venue Context: The ground floor venue was previously known as The Triangle. In July, a separate premises licence application for the venue—seeking permission to supply alcohol, play live and recorded music, and offer late-night refreshments—was refused by the local authority.
- Community Concerns: During a Havering Council meeting on June 5, licensing objections were explored regarding the venue, focusing heavily on issues surrounding late-night noise and anti-social behaviour.
Romford (East London Times) October 7, 2026 – Havering Council has formally refused a retrospective application seeking planning permission for the continued operation of a 10-person House in Multiple Occupation (HMO) situated above a former public house and restaurant in Romford. The decision leaves the long-term status of the residential development in significant doubt, despite the property already being fully operational and housing tenants under an existing site licence.
The property, located on the first floor at 290 North Street, was converted into a large residential layout comprising nine individual bedrooms. According to formal planning documentation, each bedroom is equipped with its own private en-suite bathroom, creating accommodation designed to house up to 10 occupants simultaneously.
Although the site has been functioning as a residential unit, planning records confirm that the retrospective application was submitted to Havering Council in June by Tugby & Tugby Surveyors Ltd, acting on behalf of the applicant, Mahbub Alum. The application sought to regularise the property’s planning status so that it could legally continue operating as an HMO. Official records indicate that while planning consent was rejected, the HMO had previously been granted an operational licence extending through to September 2026.
In the detailed submission provided to local authority planners, Tugby & Tugby Surveyors Ltd highlighted that the residential space sits on the first floor of what was formerly a prominent local public house. The planning statement emphasised that because the former pub premises were not registered as an Asset of Community Value, the conversion of the upper floors into residential accommodation did not result in the statutory loss of protected community space.
How does the ground floor premises licence refusal relate to the site’s ongoing planning issues?
The refusal of retrospective planning permission for the upper-floor residential quarters follows broader regulatory scrutiny involving the commercial ground floor space of the same premises. As reported by Gianni Cirillo of the Romford Recorder, the commercial premises at 290 North Street was last known to be trading under the name The Triangle.
The site has been the focus of multiple municipal committee discussions. As detailed by Gianni Cirillo of the Romford Recorder, a premises licence application submitted for The Triangle was formally refused by Havering Council in July. The rejected licensing application had sought permission for the venue to sell alcohol, host live and recorded music performances, and provide late-night refreshments to patrons.
The broader concerns surrounding the premises came to a head during a Havering Council licensing meeting held on June 5. As outlined by local reporting from Gianni Cirillo of the Romford Recorder, council members and local objectors raised strong concerns regarding the impact of the establishment on nearby residents. Key objections recorded during the committee proceedings focused primarily on reports of late-night noise pollution, disruption to local amenities, and heightened risks of anti-social behaviour occurring around the North Street property.
While the applicant’s planning documentation asserted that no formal noise complaints had been logged against the residential HMO itself and that soundproofing measures had been installed to meet building regulations, the local planning authority Ultimately determined that the retrospective application for the 10-person residence could not be supported.
What is the background to the recent HMO development at 290 North Street?
The development at 290 North Street reflects wider operational shifts across the London Borough of Havering, where commercial properties—particularly former public houses—have increasingly been converted into multi-occupancy residential developments. The property historically operated as a public house before transitioning into a mixed-use commercial and residential site.
In recent years, the lower level functioned as a restaurant and night venue under the name The Triangle, while the upper level was reconfigured into a self-contained 9-bedroom residential complex. Under UK housing and planning legislation, converting a property into an HMO for more than six occupants requires explicit Sui Generis planning permission alongside an operational HMO licence.
While the property owner successfully secured a property licence valid until September 2026, the necessary planning permission was not secured prior to occupation. This led to the submission of the retrospective application by Tugby & Tugby Surveyors Ltd in June. Concurrent scrutiny from local residents and ward councillors regarding ground-floor commercial operations at The Triangle culminated in the June 5 licensing hearing and subsequent July refusal of the venue’s music, alcohol, and late-night refreshment permissions. These concurrent regulatory proceedings brought heightened local authority oversight to the entire North Street site, ultimately preceding Havering Council’s decision to reject the retrospective residential planning application.
What is the prediction for how this council decision will affect local residents, tenants, and property owners?
The refusal of retrospective planning consent is expected to have direct consequences for several key stakeholder groups across Romford:
- For Current Occupants: The decision creates immediate uncertainty for the up to 10 residents residing on the first floor of 290 North Street. Although the property holds an operational HMO licence running through September 2026, the lack of valid planning permission leaves the property subject to local authority enforcement action. Tenants may face eventual relocation if enforcement notices requiring the cessation of the HMO use are issued and upheld.
- For the Applicant and Property Owners: The applicant, Mahbub Alum, faces potential enforcement proceedings from Havering Council’s planning enforcement team, which could mandate reverting the upper floor to its original layout or reducing occupancy levels to six or fewer individuals (which falls under different planning classes). The owner retains the right to lodge an appeal against Havering Council’s decision with the Planning Inspectorate, a process that could prolong the final resolution for several months.
- For Local Residents and the Surrounding Community: Nearby residents who raised concerns over cumulative impact, late-night noise, and potential anti-social behaviour around the site are likely to view the council’s firm refusal as a positive step toward maintaining neighbourhood amenity. The decision reinforces Havering Council’s stricter policy approach toward unregulated or high-density HMO conversions across the borough.
- For the Local Housing Market and Planning Policy: The decision signals a continued crackdown by Havering Council on retrospective developments and high-density HMOs situated above commercial units. Landlords and property developers operating within the borough will face increased pressure to ensure full planning compliance prior to letting large-scale multi-occupancy conversions.
