Measures to control HMOs to be considered

Measures to control the number of new Homes of Multiple Occupation (HMO) could be introduced in County Durham.

Members of Durham County Council’s Cabinet will next week discuss the possibility of undertaking a consultation on the introduction of a countywide Article 4 Direction for HMOs.

If implemented, the order would mean that all new HMOs would require planning approval, not just larger developments as is currently the case.

Cllr Lyndsey Fox, Cabinet member for economy and partnerships, said: “During the past few years, we have seen a steady increase in HMOs, with the number rising more significantly since 2021.

“An overconcentration of this type of household can have a negative impact on day-to-day life for communities, often because of issues such as increased noise, the general appearance of properties, refuse management and parking issues.

“However, they can also have more long-term implications, such as a loss of family housing and an impact on community cohesion due to a more transient population.

“We hope the measure we’re proposing will allow us to control the number of HMOs and lead to better distribution, helping to maintain mixed and balanced communities across the county.”

Under current legislation, houses can be converted into small HMOs for between three and six residents without the need for planning permission.

However, if a local authority believes there is a need to control the spread of HMOs in specific areas, it can use an Article 4 Direction, requiring all new HMOs to be the subject of a planning application, regardless of size.

Durham County Council has already introduced Article 4 Direction for HMOs in three areas due to the concentration of student properties. These cover Durham City; Framwellgate Moor, Newton Hall and Pity Me; and Mount Oswald, Carrville and Belmont.

With new evidence showing that there has been an increase in HMOs outside of these areas, leading to concerns among residents that it is negatively impacting upon residential amenity and local character, the council is proposing an Article 4 Direction for the whole of the county.

Cllr Fox added: “We already use a range of powers to crackdown on HMO-related issues, such as planning and licensing enforcement and environmental health notices. We also have a successful selective licensing scheme, where all HMOs in allocated areas require a licence whatever their size.

“However, we are still hearing concerns from residents about the impact such properties are having in our communities, so are now looking at additional action. Furthermore, implementing the Article 4 Direction across the county will avoid concentrations of HMOs in alternative locations to where we are seeing issues now.”

The proposal is part of a wider focus on protecting and breathing new life into the county’s communities, with councillors also looking at the potential for an Article 4 Direction to protect the heritage and culture of towns and villages, as well as considering whether to adopt a High Street Rental Auction Scheme to revitalise the county’s high streets.

An Article 4 Direction for Heritage would give the council greater control over any development that would impact on the history and heritage of an area.

Meanwhile, a High Street Rental Auction Scheme would mean the authority would have increased powers to bring empty shops back into use, helping to re-energise town and village centres.

Cabinet is due to meet on Monday 21 July.