Planning Objections – HMOs

Learn the reasons you can use to object to HMO planning applications

Objections prepared by a Chartered Town Planner are more likely to carry weight with the Council, applying added pressure and often leading to better outcomes for residents who might otherwise be ignored.…Let us help you!

In the face of housing shortages and income-generating strategies by investors, Houses in Multiple Occupation (HMOs) have become a prevalent feature in many towns and cities across the UK and are often the subject of a planning objection. While they can – when designed and planned appropriately –  offer practical solutions for affordable housing, their proliferation has not been without contention. This article delves into the grounds for objecting to an HMO, the intricacies of lodging an objection to a planning application and the art of crafting an effective planning objection letter.

Understanding HMOs and the Basis for Objection

As a starting point, it’s paramount to understand the definition and types of HMOs involved in the planning process.  HMOs, by definition, are properties rented out by at least three people who are not from one ‘household’ but share facilities like the bathroom and kitchen.

A dwellinghouse (C3) that is converted to a small HMO with between 3 and 6 unrelated occupants is classed as C4. A change from C3 to C4, or vice versa, is normally permitted development, meaning it does not require express planning permission unless the local planning authority has removed those rights via an Article 4 Direction. Many councils in areas with high student populations or housing pressures (for example, parts of London, Bristol, Nottingham, Leeds, etc.) have introduced Article 4 Directions which mean that even this small-scale change does require a planning application.

Once a property is occupied by 7 or more unrelated people, it no longer falls within C4 and instead is treated as a Sui Generis use. Because there are no permitted development rights that allow a change from C3 or C4 to Sui Generis, planning permission is always required for large HMOs, whether or not an Article 4 Direction is in place.

This setup, while economically beneficial for many, can raise various concerns for local residents and authorities. One primary ground for a planning objection is the potential increase in noise and disturbance. HMOs, especially those catering to students or young professionals, can inadvertently become sources of continuous noise, which disrupts the tranquillity of a residential area. Another valid reason to object to a planning application is the impact on parking and traffic. HMOs typically house more individuals than a single-family dwelling, leading to an increase in vehicles and parking demand, which can strain local infrastructure.

The change in the character of a neighborhood is also a significant factor in planning objections. An influx of HMOs can alter the dynamics of a community, shifting it from a predominantly family-oriented environment to a more transient one. This shift can affect community cohesion and the sense of belonging among long-term residents.

Environmental and health impacts are also valid grounds for objection. Overcrowding, inadequate waste management and poor maintenance can lead to unsanitary conditions, posing health risks not just to the occupants but to the neighbourhood at large.

How can Planning Voice Help You

Planning Voice specialises in giving neighbors a real say when faced with unwanted HMO proposals. With years of experience in challenging applications and appeals, we know how to scrutinise the details, expose policy conflicts and present strong, evidence-based objections that councils take seriously, with most of the applications we work on resulting in refusals. If you want expertise on your side to fight HMOs, Planning Voice is here to represent you.

The Process of Objecting to Planning Applications

If you wish to object without using our services, then understanding the process of objecting to an HMO planning application is crucial in order to raise your concerns effectively. The first step is to stay informed. Local authorities usually provide notifications about planning applications and these are often available on their websites. Keeping abreast of these notifications is key to lodging a timely objection.

When objecting to an HMO planning application, it’s important to focus on material considerations. These are aspects that the planning authority will take into account, such as traffic impact, environmental concerns, and the effect on the character of the area. Personal grievances or concerns about the potential decrease in property values are typically not considered material objections.

Crafting an Effective Planning Objection Letter

The planning objection letter is a critical component of voicing your concerns. It should be formal, clear, and concise, laying out the objections in a coherent manner. Start with a clear statement of objection, followed by a detailed explanation of your concerns, ensuring that they are based on material considerations.

Use evidence to support your claims. This could include data on traffic flow, noise levels, or reports from other communities impacted by HMOs. It’s also beneficial to refer to local planning policies or national legislation that supports your objection.

Be constructive in your criticism. Rather than simply opposing the development, suggest alternatives or modifications that could address your concerns. This approach demonstrates a willingness to engage in a solution-oriented dialogue.

Conclusion

In conclusion, objecting to an HMO is a process that requires a nuanced understanding of both the potential impacts of such developments and the legal and procedural frameworks governing planning applications. While there are valid grounds for objection, such as noise disturbance, increased traffic, and community disruption, it’s crucial that these objections are articulated clearly, respectfully, policy-linked and within the realms of material planning considerations.

The art of crafting an effective planning objection letter lies in presenting a well-structured, evidence-based argument that aligns with local planning policies. Engaging in this process not only voices legitimate concerns but also contributes to the shaping of communities in ways that are sustainable, equitable, and reflective of the needs and values of their residents.

By understanding these dynamics and participating actively in the planning process, you can play a pivotal role in ensuring that the development of HMOs is balanced with the preservation of community integrity and the overall well-being of the area. This comprehensive approach to objecting to an HMO encapsulates the essence of proactive community engagement in urban planning and development.