Romford’s 88 Eastern Road HMO: 10-Bed Plan After Error

Key Points

• A planning application has been submitted to Havering Council for 88 Eastern Road, Romford, seeking permission to demolish the existing single-storey rear extension, erect a replacement single-storey extension, and change the property’s use to a large house of multiple occupation (HMO) with 10 bedrooms and communal space.
• The property is described as a reasonably sized detached two-storey home, according to a design and access statement prepared by planning consultants Barker Parry.
• In March 2024, Havering Council granted a certificate of lawful proposed development, confirming that changing the home to an HMO for up to six people did not require planning permission; evidence of this certificate is available on the council’s planning portal.
• Barker Parry claims the council subsequently advised that this certificate was incorrectly issued but has not formally revoked it.
• A previous “almost identical” proposal for the property was rejected last year, and an appeal against that decision was dismissed.
• If approved, the new extension would improve kitchen and communal space, introduce five additional bedrooms to reach a total of 10, and be built at a lower level to reduce impact on the neighbouring property’s shared boundary.

Romford (East London Times) February 24, 2026 – A home at 88 Eastern Road in Romford, reported to have been mistakenly allowed to operate as a six-person house in multiple occupation (HMO), is now the subject of a new planning application to Havering Council for expansion into a 10-bedroom HMO. The application, submitted by representatives linked to planning consultants Barker Parry, proposes demolishing the existing single-storey rear extension and replacing it with a new one to accommodate additional bedrooms and enhanced communal areas. This follows a prior certificate of lawful development granted in March 2024, which the council later deemed erroneous but has not revoked.

What Does the Planning Application Propose?

The application seeks full permission for significant alterations to the property. According to the design and access statement from Barker Parry, the plans include the “demolition of existing single storey rear extension, erection of replacement single storey and change of use of the property into a large house of multiple occupancy comprising of 10 bedrooms and communal space”. Barker Parry describes 88 Eastern Road as a “reasonably sized” detached two-storey home with limited prior planning history, though this marks the second HMO-related bid for the site.​

If granted, the development would add five new bedrooms, elevating the total from the previously certified six-person capacity. The new extension is designed to be “at a lower level” to minimise height next to the shared boundary with a neighbouring home, thereby aiming to “reduce any impact”, as stated in Barker Parry’s documentation.

Why Was a Previous Certificate Issued for Six Bedrooms?

In March 2024, Havering Council issued a certificate of lawful proposed development, affirming that converting 88 Eastern Road to an HMO for up to six occupants required no planning permission. Evidence of this certificate, viewed on Havering Council’s planning portal, confirms the council’s initial approval.​

Barker Parry notes in their statement that the council “subsequently advised that this certificate was incorrectly issued, but has not been formally revoked”. This admission forms a key part of the current application’s context, highlighting an administrative oversight that permitted the initial change of use without full scrutiny.​

What Happened with the Earlier HMO Proposal?

The latest submission follows an “almost identical” planning application put forward last year, which Havering Council rejected. An appeal against that refusal was subsequently dismissed, closing off that avenue for approval.​

Details of the rejected scheme mirror the current one closely, including the push for a 10-bedroom HMO with rear extension modifications. Barker Parry’s involvement persists across both bids, underscoring their ongoing role as planning consultants advocating for the project.

How Does the Proposed Extension Address Neighbour Concerns?

The design emphasises mitigation of visual and spatial impacts. Barker Parry claims the replacement single-storey extension would enhance kitchen and communal facilities while introducing the extra bedrooms.​

By positioning it at a reduced height relative to neighbouring boundaries, the extension seeks to lessen any overshadowing or privacy intrusions. This adjustment responds directly to potential objections over bulk and proximity, common flashpoints in residential HMO conversions.

What Is the Planning History of 88 Eastern Road?

The property boasts a “limited planning history”, per Barker Parry’s assessment, making HMO proposals a focal point of recent activity. The March 2024 certificate stands as the primary prior event, despite its contested validity.​

No other major applications are referenced in the statement, positioning this as a niche but persistent effort to repurpose the detached home for multiple occupancy.

Who Are Barker Parry and What Do They Claim?

Barker Parry, the planning consultants authoring the design and access statement, present the project as feasible and neighbour-sensitive. They assert the home’s suitability as a “reasonably sized” venue for 10 residents, balancing bedrooms with communal provisions.​

Their documentation meticulously outlines the error in the prior certificate while arguing it remains legally binding absent revocation. Barker Parry’s expertise in such applications lends weight to their arguments for approval.

What Is Havering Council’s Stance So Far?

Havering Council has not issued a formal decision on the current application as of February 24, 2026. Their planning portal hosts the certificate and application documents, accessible to the public.​

The council’s post-certificate advice—that it was incorrectly granted—signals caution, yet the lack of revocation leaves room for the applicants’ case. Public consultation is standard for such proposals, inviting resident input.

Why Are HMOs Controversial in Residential Areas Like Romford?

Large HMOs often spark debate over parking pressures, noise, and wear on local amenities. In Romford, part of Havering borough, such conversions test the balance between housing supply and community character.

This application arrives amid broader East London pressures for affordable shared housing, though critics highlight strains on infrastructure. Barker Parry’s plans address some concerns through design tweaks, but approval hinges on council evaluation.

When Might a Decision Be Expected?

Planning applications like this typically undergo review within eight weeks, though extensions occur. Given the history of rejection and appeal, Havering Council may expedite scrutiny.

Residents can monitor progress via the planning portal, where comments influence outcomes. A decision timeline remains fluid, potentially extending into spring 2026.

What Happens If the Application Succeeds?

Approval would transform 88 Eastern Road into a 10-bedroom HMO, demolishing and rebuilding the rear extension promptly. This would operationalise the site’s capacity beyond the six-person limit, pending compliance with conditions.

Operators must then secure HMO licensing under separate regulations, ensuring fire safety and management standards. The change could house more renters in Romford’s competitive market.

What If It Fails Again?

Rejection would echo last year’s outcome, likely prompting further appeal or scheme revisions. Barker Parry might refine arguments around the unrevoked certificate.

Neighbours opposing expansion could celebrate, preserving the street’s single-family ethos. Havering Council would uphold prior precedents against large-scale HMOs here.

Broader Context in Havering’s Housing Plans

Romford exemplifies tensions in outer East London boroughs, where HMOs fill rental gaps but face resistance. Havering’s local plan prioritises sustainable development, weighing such bids against green belt protections and infrastructure.

This case underscores administrative challenges, like the certificate error, in streamlining housing delivery. East London Times coverage highlights ongoing council efforts to clarify HMO policies amid rising demand.

The application at 88 Eastern Road encapsulates these dynamics: a push for more beds amid past missteps. Barker Parry’s persistence tests Havering’s resolve on prior refusals.