Planning for HMO

Planning for HMO

Hi,

We are an architectural practice and one of our clients has a property portfolio which includes some HMO's. One of his properties is an existing house which contains approx 8 bedsits. To the rear of the property there is a large rear garden which abuts a major road, in the garden there is a former 2 storey commercial property.

The client wishes to demolish the existing dilapidated commercial property and rebuild a more contemporary 2 storey property in its place. It is the clients intention to make this new property a HMO property.

The problem i have is how to approach it from a planning and building regulation point of view as there seems to be so many grey areas, i even spoke with the local planning department who also seemed a little lost

Does anybody have any advice on how to play this please ?

Add comment viewed 562 times Latest activity 10 months ago

sophia Apr 6, 2010

HMO - now under change of use Class C4 as of today 6th April 2010.

http://www.parliament.uk/commons/lib/research/briefings/snsp-05414.pdf

Does anyone know if this means HMO Licensing from the Borough is therefore no longer needed?

Boroughs in London have their own policy with regards to HMOs, some give names of roads and specific areas where HMOs will not be permitted due to overcrowding.

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Sarah O'Sullivan Feb 23, 2010

In my experience Planning are always vague about things until you actually commit to the formal pre-application discussions procedure. You need to get your client's scheme to a point at which they agree you can do this, in case the Planning dept won't help you without it. Arm yourself with their Local Plan Policies and (try to) ensure the scheme complies with them.

The Building Regs and requirements for the HMO licence will depend on where you are in the UK. Speak to the local authority - and your client as you say they already have HMO properties.

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ian catherall Mar 23, 2010

Planning policy for HMO's is still very much a grey area at the moment. Having dealt with portfolio landlords, I have found that Local Planning Authorities are exceptionally vague when this matter is addressed. It is not so much that they do not want to give advice without a formal pre-application submission, but because they do not know how to tackle this issue as the Use Classes Order does not give a specific definition of a HMO.

HMO licensing requirements generally state that any renovation works have to be undertaken in accordance with the current Building Regulations. Approved Inspectors / Local Authority Building Inspectors usually insist that a HMO is treated like a hotel. For example, you will need to provide adequate fire detection and provide Approved Document E compliant separating walls and floors between rooms etc. Speak to a friendly Approved Inspector and they will be able to guide you on the technical requirements.

With regards to planning policy, you may find some information on here useful: -

http://www.planningportal.gov.uk/england/government/news/archive/2010/jan/2010-01-week-4/280110_1

When dealing with the Local Authority, always state the exact purpose of the client's intentions for the purpose of the development and just take their advice on what to put on the application forms as you will need to cover yourself.

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BD Resource

what's your question? be descriptive.