Houses in multiple occupation

HO6: Houses in multiple occupation 1. Proposals for large houses in multiple occupation (sui generis), typically defined as properties occupied by seven or more unrelated individuals, must: a) not create an over concentration of HMOs, which could cause harm to residential amenity, such as adversely impacting on local character, or causing an excessive impact on the availability of existing parking. b) be buildings or sites (including any outbuildings) that are suitable for use as housing in multiple occupation, with provision made, for example, for appropriate refuse and recycling storage, cycle and car parking and drying areas; and c) be accessible to sustainable modes of transport, shops and other local services. d) Appropriate management arrangements should be put in place to monitor and minimise antisocial behaviour and adverse impact on residents. A condition to this effect may be applied to any planning consent. 7.35 Housing in multiple occupation (HMO) are flats or houses permanently occupied by more than one household, where each household does not have exclusive access to all cooking, washing and toilet facilities behind a locked front door. In planning terms, HMOs are split into two different use classes, based on the number of occupants: a) A small HMO – a shared dwelling house occupied by between three and six unrelated individuals who share basic amenities such as a kitchen or bathroom. This falls into use class C4 and permitted development rights enable a flat or house (in use class C3) to change use to use class C4 without submission of a planning application. b) A larger HMO – more than six unrelated individuals sharing basic amenities, such as a kitchen or bathroom. This falls outside the Town and Country Planning (Use Classes) Order and is categorised as sui generis. 7.36 Proposals for smaller HMOs (use class C4) will be considered in the same way as a proposal for C3 residential development. HMOs have an important role to play within the local housing market. They provide a range of shared accommodation, occupied by students and young professionals. However, it is acknowledged that HMOs can reduce the number of family homes and impact negatively on the character of an area and contribute to local parking problems. Furthermore, people living in HMOs often struggle to have their own private open space, and this makes access to parks and public open spaces especially important to their occupants. 7.37 An over concentration of HMOs can result in: a) Areas with poor upkeep and maintenance of rented housing. b) Dilapidation of some housing stock and housing facades (e.g. windows, doors and guttering). c) Unkempt gardens and yards, with the dumping of some unwanted white goods and furniture. d) Removal of some garden hedges/fences/walls to allow tarmacking for car parking on gardens and driveways. e) Predominance of loft conversions and housing extensions. f) Prevalence of to-let signs, and non-removal of signs. g) Seasonal depopulation, pointing to relatively high levels of population transience and turnover. h) Overspill from refuse bags and wheelie bins, particularly in alleyways. i) Some fly-tipping of white-goods and unwanted furniture in backs of streets of terraced housing; and j) Streets crammed with parked cars.