Council set to confirm new planning rules for small HMOs

Rugby Borough Council meets tomorrow (Wednesday) to consider a cabinet recommendation to confirm the Article 4 Direction, which aims to protect the character of council wards which have seen demand for HMOs rise in recent years.

Article 4 Directions allow local planning authorities to remove or restrict permitted development rights in designated areas.

The council's new Article 4 Direction means a landlord who wishes to convert a C3 (dwelling house) property into a small C4 (HMO) property must apply to the council for planning permission.

The direction - set to come into force from 23 February 2025 - applies to all homes in the following council wards: Benn, Coton and Boughton, Eastlands, New Bilton, and Newbold and Brownsover.

Once in force, the direction means all HMOs in the stated council wards must apply for planning permission, as larger HMOs across the borough already need planning permission.

Cllr Louise Robinson, Rugby Borough Council portfolio holder for growth, investment, digital and communications, said the Article 4 Direction aimed to strike a balance between meeting the housing needs of residents and protecting the character and amenities of council wards which had seen a recent increase in HMOs.

She added the direction was the first step in the council's plan to adopt additional powers to control the number and location of HMOs in certain council wards, with a HMO policy set to be included in the borough's new Local Plan, which was recently subject to an 'issues and options' consultation.

"When developers convert a dwelling house into a small HMO under permitted development rights, the council currently has no way of keeping a record of how many small HMOs have been developed or the location of those HMOs," Cllr Robinson said.

"By bringing small HMOs into the planning process, we can consider each application against both national and local planning policies while also giving residents the opportunity to comment on applications before the council considers whether to recommend or refuse the plans.

"I'm delighted to bring this recommendation to council and I'd like to thank the ward councillors and residents who helped spearhead this change."

The Article 4 Direction was drafted following a council review of HMOs in the borough. The review was launched in response to concerns raised by residents.

After making the HMO Article 4 Direction in February of this year, the council invited residents to comment on the direction before cabinet considered whether to recommend confirming it.

All responses were supportive of the direction, with one response including a petition of support signed by 651 residents.