New planning controls are set to be introduced across Liverpool to give the city greater powers to manage the growth and concentration of Houses in Multiple Occupation (HMO).
Liverpool City Council’s Cabinet will be asked on Tuesday, 13 October to approve new Article 4 Directions requiring planning permission before a family home can be converted into a small HMO accommodating between three and six unrelated people who share facilities such as a kitchen or bathroom.
Under current national permitted development rights, this type of conversion can generally take place without planning permission unless an Article 4 Direction is in force. Larger HMOs accommodating more than six people already require planning permission.
If approved, the additional controls would take immediate effect in five areas where evidence has identified growing concentrations of HMOs:
- Kirkdale, Everton, County, Walton, Orrell Park and part of Fazakerley
- Part of Tuebrook Larkhill
- Old Swan and part of Stoneycroft
- Penny Lane and part of Calderstones
- St Michaels and Sefton Park
Article 4 Directions do not ban HMOs. Instead, they remove the automatic right to convert a family home into a small HMO, allowing the Council to consider each proposal through the planning process.
This would enable planners to assess issues including the concentration of existing HMOs, the loss of family housing, effects on neighbourhood character and pressures on parking, waste services, and community facilities.
A Council assessment reports that HMOs, represent between 3% and 4.6% of the city’s housing stock.
Although most HMOs remain within the existing Article 4 area, the number of small HMOs grew by 15% inside the boundary over a three-year period, compared with 57% elsewhere in the city.
A city-wide residents’ survey conducted during August and early September received 1,070 responses. More than four in five respondents, 80.7%, supported extending Article 4 controls, with protecting family housing, residential amenity and neighbourhood character among the most cited reasons.
Subject to Cabinet approval, the Council would publish the proposed Directions and begin a statutory consultation. Residents, businesses and other interested parties would be able to submit representations, which would be considered before Cabinet decides whether to confirm the Directions.
Councillor Nick Small, Cabinet Member for Growth and Economy, said: “HMOs play an important role in meeting Liverpool’s housing needs, but we must be able to manage where new properties are created and prevent excessive concentrations from placing unfair pressure on individual neighbourhoods.
“These proposals would give us greater oversight of new HMOs, helping to protect family housing and ensure our communities remain balanced and sustainable.
“This will mean that all proposals are properly considered through the planning process, taking account of their location and potential impact on residents and local services.”
Cllr Hetty Wood, Cabinet Member for Housing, said: “We want Liverpool’s neighbourhoods to remain places where people can put down roots, raise families and feel proud of where they live.
“HMOs provide an important housing option for many people and will continue to have a place in our city. But we also need to make sure communities remain balanced and that local residents have confidence that new developments are being carefully considered.
“By taking a more planned approach to future growth, we can help ensure Liverpool’s neighbourhoods remain welcoming, sustainable places where people want to live for years to come.”
