Issue - meetings

A report setting out the current issues and position regarding Houses in Multiple Occupation (HMOs) across the borough, in response to the recent motions that were presented to full Council.

The Cabinet received a report of the Executive Director of Place/Deputy Chief Executive which set out the current issues and position regarding Houses in Multiple Occupation (HMOs) across the borough. The report was presented  in response to recent motions that were presented to full Council, on 16^th July 2025, regarding this matter and the report also provided information to Members on the options available to introduce a boroughwide Article 4 Direction, to remove the permitted development right allowing the conversion of dwelling houses (Use Class C3) into HMOs for up to six residents (Use Class C4).

Over the last few years, and more recently through council motions, members have highlighted their concern with the number of Houses of Multiple Occupancy (HMOs) that are currently being introduced across the borough. It is recognised that HMOs provide a much-needed source of housing for various groups in need within the borough, including young people, students, and single person households. However, poorly managed and maintained HMOs, especially where clusters of HMOs arise in one place, can have a detrimental impact on local areas. 

To address these concerns, where appropriate, the Council can adopt an Article 4 Direction to remove the permitted development rights that enable a C3 dwelling to be converted to a C4 “small” HMO. This would require such conversions to first apply for planning permission for the change of use.  Requiring the submission of a planning application for such proposals will not necessarily reduce the number of C4 HMOs being created, but it does allow for the proper consideration of the effects of a proposed HMO on an area's amenity and local community, before issuing any planning permission and, in doing so, we are able to influence the quality of the HMO through the planning process. 

The submitted report:

·         Outlined the recent motions presented at council on the 9 April and subsequently 21 July 2025 on the introduction of an Article 4 Direction for HMOs.

·         Sets out the legislation regarding Article 4 Directions and the process for implementation.

·         Outlines the current position and evidence regarding HMOs across the borough.

·         Identifies the options available for the introduction of an Article 4 Direction for HMOs, specifically whether it focuses on specific areas or is boroughwide.

The Cabinet was advised that informed by the evidence presented in the submitted report, the preferred option was to introduce a Non-Immediate Article 4 Direction on Houses of Multiple Occupation that would be implemented on a borough-wide basis. If this was to be agreed, a period of consultation from 29^th September to 9^th November 2025 for six weeks will take place, after which the Cabinet Member for Neighbourhoods would then be requested to consider whether to confirm the Direction and bring it into effect on 1^st January 2026, having considered all consultation comments received.

Further to the recommendations that were presented in the submitted report, the meeting was advised of an update to recommendation three to read as follows: ‘Consider that a further report  ...  view the full minutes text for item 10