HMO's: Lib Dem Councillors call for change in rules
Idle and Thackley Liberal Democrat Councillors have received many comments about the recently published planning notices for two Houses in Multiple Occupation (HMOs) on Town Lane.
For more information on these applications – and to submit comments to the Council’s Planning Department – you can follow the links at the bottom of this article.
At present, property owners can often convert family homes (C3 use class) into small HMOs (C4 use class) without planning permission, using permitted development rights. We believe this is unfair to local residents.
That is why we have asked the Council to introduce an Article 4 Direction. This would mean:
- Owners must apply for planning permission before converting family homes into HMOs.
- Residents would have the right to be consulted on such applications.
- The Council could better manage the number and location of HMOs, helping to protect family housing and the character of our communities.
What is an Article 4 Direction?
Article 4 directions are made by the Council and withdraw specified permitted development rights across a defined area in order to control works that could threaten the character of an area of acknowledged importance. They are most common in conservation areas.
This will mean that you have to submit a planning application for work which normally does not need one. There are currently 6 Article 4 Directions operating within the District.
We recognise that HMOs provide housing for some people, but they must be well-managed, appropriately located, and properly regulated. It is essential that local people have the opportunity to comment on developments that directly affect where they live.
Where an Article 4 Direction applies, owners must apply for planning permission to change the use from C3 to C4. This would control the concentration of HMOs. Without such control, we risk losing traditional family housing in areas that were originally intended for families.
The loss of family homes – and the resulting decline in community cohesion – has in many places, including Bradford city centre, led to serious issues with parking, waste, and anti-social behaviour. The Bradford Civic Society has described the situation as “alarming.”
We are concerned that the impact of unrestricted HMO growth, outside proper planning processes, places too much pressure on local services. From discussions with other councillors and residents, it feels to us that there is a loophole which allows HMOs to increase “under the radar” without consultation with local people or service providers.
Proper management of HMOs through the planning process is necessary. It ensures that properties meet appropriate standards and do not negatively impact either the environment or the much-valued character of neighbourhoods.
Without such controls, the concentration of HMOs will continue to grow unchecked, reducing the availability of family homes and denying residents their right to comment on changes in their communities.
HMOs and flats both provide useful housing. The difference is that in HMOs, unrelated people share facilities, whereas flat dwellers have self-contained accommodation. We believe HMO applications should, like all planning applications, be open to public comment. We will continue to press for changes in the rules to make sure that happens.
The Council has responded to say that our proposal would not directly address the problems we have highlighted. However, they have indicated they are prepared to review the situation further.
Meanwhile, more than 18,000 people remain on Bradford’s Housing Register (waiting list). The Council’s own Housing Strategy makes clear that we urgently need to build more homes.
We believe the answer to this challenge is not more HMOs, but more homes that people can afford and truly call their own.
Have your say:
25/02574/FUL | Change of use of building from residential dwelling (C3) to 8-bed HMO (Sui Generis) | Crow Trees, 27 Town Lane, Bradford BD10 8NT
25/02573/FUL | Change of use of building from Nursery (Class E) to 5-bed HMO | The Old Library, Town Lane, Bradford BD10 8PR