Understanding Planning Permission for House in Multiple Occupation (HMO)
Investing in property can be a profitable venture, especially when considering houses in multiple occupation (HMO). However, one significant aspect that property investors must understand is the necessity of planning permission when it comes to converting a property into an HMO. This process can be intricate, with varying regulations depending on the location and size of the property.
What is Planning Permission?
Planning permission is the approval needed from the local authority to go ahead with property development or a significant change of use of a building. For HMO investors, this usually involves converting a single dwelling into a multi-person household, often triggering the need for formal permissions due to the change in use class.
Change of Use Class
Within the UK planning system, properties are classified under different usage categories. Traditionally, residential properties fall under Class C3 (Dwelling Houses), while HMOs are classified under Class C4 (Houses in Multiple Occupation). If a property investor wishes to convert a dwelling from C3 to C4, they may need to apply for planning permission. However, it’s important to note that a planning tool called ‘permitted development rights’ may allow some small-scale changes without permission, but these can vary significantly by local council policies.
Article 4 Directions
Local authorities have the power to remove permitted development rights through Article 4 Directions, which means that even changes that usually wouldn’t require planning permission may do so. This is particularly relevant in areas with high concentrations of HMOs where councils aim to manage the housing balance more strictly. It is essential for property investors to check for any Article 4 Directions in place within the locality of their property.
The Planning Application Process
The process of applying for planning permission typically involves submitting detailed plans and specifications of the proposed HMO conversion to your local planning authority. The local council will review the application, considering factors such as the impact on the neighbourhood, availability of amenities, and potential for increased traffic or noise. Public consultations may also be part of the assessment process, allowing neighbours and stakeholders to voice their opinions.
Engaging with Planning Consultants
Due to the complexities and variances in regulations, many investors choose to work with planning consultants who have intimate knowledge of local planning law and can effectively manage the application on behalf of the property owner. These professionals can offer guidance, help draft applications, and liaise with the council to improve the likelihood of obtaining approval.
Key Takeaways
- Understanding whether you need planning permission for an HMO conversion is critical before commencing any changes.
- Check local council policies for any applicable Article 4 Directions that could impact permitted development rights.
- Consider the benefits of hiring a planning consultant to navigate the planning application process efficiently.
By gaining a clear understanding of planning permission requirements and the associated processes for HMOs, property investors can make informed decisions and potentially avoid costly mistakes during their investment journey.
Further Reading
For more information on planning permission and Article 4 Directions, visit the UK Government’s Planning Portal for comprehensive guidelines and updates.
Sources
- House of Commons Library. (2020). Houses in Multiple Occupation: Briefing Paper. Retrieved from https://commonslibrary.parliament.uk/
- Mason, J. (2021). Navigating Article 4 Directions in HMO Property Development. Property Investor Today. Retrieved from https://propertyinvestortoday.co.uk/
- Planning Portal UK. (2023). Planning Permission: A Guide. Retrieved from https://www.planningportal.co.uk/
