Change of use
Converting a residential property to a House in Multiple Occupation (HMO) is one of the most scrutinised categories of change of use in UK planning. Many LPAs have specific policies restricting the proliferation of HMOs in certain areas, and the planning case must be made carefully. A well-prepared supporting statement is essential.
The answer depends on the size of the HMO and the use class it falls within:
Article 4 Directions: Many LPAs in areas with high student or rental populations — including university cities such as Leeds, Nottingham, Bristol, and Sheffield — have Article 4 Directions removing permitted development rights for C3 to C4 conversions. Always check with the LPA before assuming the change is permitted development.
At national level, the NPPF 2023 supports the delivery of a wide choice of housing types and tenures. Paragraph 62 requires planning policies and decisions to cater for groups with particular housing requirements, and paragraph 63 requires that policies do not seek to prevent people from living together in larger households.
However, most of the relevant policy for HMO applications sits at the local level. Many LPAs have policies that:
Your supporting statement must engage directly with your LPA's specific HMO policies — not just national policy.
This is typically the primary policy test. Your statement should:
Your statement should confirm that the proposed internal layout meets the LPA's minimum standards for room sizes, communal space, kitchen and bathroom provision, and natural light. Reference any relevant local standards or national minimum space standards (the nationally described space standard applies to new dwellings but is commonly used as a benchmark for HMO assessments).
HMO applications frequently attract neighbour objections on amenity grounds. Your statement should address:
Where the LPA has a parking standard for HMOs, confirm how many spaces are proposed and that this meets the standard. Where parking is limited, explain why — for example, proximity to public transport, cycle storage provision, or a planning condition removing permitted development rights for future vehicle storage.
For larger HMOs, many LPAs require a management plan setting out how the property will be managed, how noise and antisocial behaviour will be dealt with, and how contact details will be provided to neighbours. If your LPA requires this, reference it in the supporting statement and attach the plan as a supporting document.
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