Planning Objections – HMOs

In the ever-evolving landscape of urban development and housing, Houses in Multiple Occupation (HMOs) have become a prevalent feature in many communities and are often the subject of a planning objection. While they 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.

You should keep in mind that it’s not sufficient to just mention your concerns in passing. Your letter has to be specific and insightful, describing the site, outlining the specific constraints and using precendents, planning policy, legislation and case law to write an impactful objection. 

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Understanding HMOs and the Basis for Objection

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. This setup, while economically beneficial for many, can raise various concerns for local residents and authorities. It’s paramount to understand that objections to HMOs are not inherently about resisting change or development but are often grounded in legitimate concerns.

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 neighborhood at large.

The Process of Objecting to Planning

Understanding the process of objecting to an HMO planning application is crucial for those who wish to raise their 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.


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, 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, citizens can play a pivotal role in ensuring that the development of HMOs is balanced with the preservation of community integrity and the overall wellbeing of the area. This comprehensive approach to objecting to an HMO encapsulates the essence of proactive community engagement in urban planning and development.

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