West London councillors are poised to approve significant measures aimed at regulating small Houses in Multiple Occupation (HMOs) by mandating planning permission for these properties. This move comes as part of a broader effort to address growing concerns within the community about the impact of privately rented accommodations.
Council Set to Enforce New Regulations
Hammersmith and Fulham Cabinet members will review a detailed paper on this issue at their upcoming meeting, with expectations that the new rules will be implemented within the next twelve months. The recommendation stems from persistent issues highlighted by tenant and resident associations, who have reported a troubling trend of problematic rental properties affecting local amenities and community cohesion.
Understanding Small HMOs
Small HMOs are defined as properties shared by between three and six unrelated individuals. Currently, these dwellings benefit from permitted development rights, allowing landlords to convert a standard residential property (Class C3) into an HMO (Class C4) without seeking planning approval. In contrast, larger HMOs accommodating seven or more people already require such permission.
The proposed change involves implementing an Article 4 Direction, which would remove these permitted development rights for small HMOs across the borough. Officers have recommended a 'non-immediate' direction, giving a twelve-month notice period before it takes effect, rather than targeting specific neighbourhoods.
Local Context and Statistics
Hammersmith and Fulham currently licenses approximately 4,600 HMOs, with 4,000 classified as small and 600 as large. Over the past three years, the council has issued 15 notices for licence breaches, though no licences have been revoked to date.
This initiative aligns with actions taken by other London boroughs, including Harrow, Sutton, and Ealing, which have either enacted similar measures or are in the process of doing so. For instance, Harrow Council recently described its comparable move as "using a sledgehammer to crack a walnut," yet emphasised it as necessary for better control over HMO conversions.
Limitations and Additional Measures
Council officers have acknowledged that an Article 4 Direction alone will not resolve all issues related to rogue landlords or existing problematic HMOs. It also does not address properties used by public sector bodies, such as health authorities or probation services, which fall under the HMO definition but are exempt from planning or licensing requirements.
To complement this direction, new policies within the emerging Local Plan are expected to provide additional tools for managing the impacts of small HMOs. Furthermore, Cabinet members are recommended to approve £50,000 for an evidence study to support the implementation of the Article 4 Direction.
Broader Implications for London
This crackdown reflects a wider trend across London as local authorities grapple with balancing housing needs and community welfare. By requiring planning permission for small HMOs, councils aim to exert greater oversight over property conversions and mitigate negative effects on neighbourhoods.
The decision in Hammersmith and Fulham could set a precedent for other boroughs considering similar regulations, highlighting the ongoing challenges in the private rental sector and the efforts to foster sustainable community development.
