Council Proposal on HMOs to Further Protect the Character of Local Communities

Restrictions on the number of houses of multiple occupation (HMOs) that can be built in neighbourhoods without the need to apply for planning permission are set to be extended by the Council to help preserve the character of local communities in parts of Reading.

HMOs are houses which have been converted to accommodate a number of unrelated people. As a key employment hub in the south-east and home to a large student population, the demand for HMO rental properties in Reading is high and continues to rise. HMOs can cause community issues where they are prevalent however, such as extreme pressure on limited car parking spaces, issues with multiple bins in bin storage areas, and the loss of privacy and amenity space.

Back in 2012, what is known as an Article 4 direction was introduced by the Council in much of Park, Redlands, and Katesgrove wards. This removed the automatic permitted development rights which allowed property owners to convert a house into a small HMO without having to apply for planning permission.  

Since then, residents have voiced increasing concerns about the growing number of HMOs being created which fall outside of the existing direction area. Work has subsequently taken place to identify additional areas which could be considered, including a residents’ survey of possible areas for inclusion.

A proposal to create a new Article 4 direction which includes a wider area of Park, Redlands and Katesgrove wards, as well as in parts of Church and Thames wards, will be considered by Councillors at a meeting of the Strategic Environment, Planning and Transport Committee on Thursday 12 November. https://democracy.reading.gov.uk/ieListDocuments.aspx?CId=139&MId=6269

If agreed following a period of public consultation, it will mean owners and landlords wanting to convert a house into a small HMO made up of three to six unrelated people in the newly created direction area will need to apply for planning permission going forward. It would not come into force at least 12 months after the direction is made to avoid claims for compensation from landlords. Larger HMOs already require planning permission from the Council.  

Micky Leng, Reading Borough Council’s Lead Councillor for Planning, said:

“There continues to be huge demand for private rental properties in Reading, and it follows that the number of HMOs we see being created is increasing. The Council has a responsibility to retain and preserve the character of local communities however, and that is something we need to balance with the demand for HMOs.

“We know that a prevalence of HMOs in parts of our town can lead to issues in a local community. Examples include pressure on limited parking or multiple bin collections at HMO addresses. More fundamentally, HMOs can change the look, feel and character of a local neighbourhood, which existing residents understandably have concerns over.

 “By creating a new Article 4 direction area and ensuring property owners are required to submit a planning application to create a small HMO, the Council is able to intervene where we believe a conversion is unsuitable or will have a detrimental impact on the community or on close neighbours. Without this proposed change, under permitted development rights owners would automatically be able to proceed with a conversion without any overview from the Council’s planning function.”

If agreed at SEPT Committee, notices of the proposed new Article 4 direction will be advertised with site notices, and notices sent to every owner and occupier in the proposed direction area, with a 21-day consultation to follow. Consultation comments would then be considered before the new direction is implemented.