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Warrington Borough Council has announced plans to implement a borough-wide Article 4 direction targeting Houses in Multiple Occupation (HMOs). This move, approved by the council’s Cabinet in June 2026, aims to strengthen local planning controls over HMOs to address community concerns and ensure balanced neighbourhoods. The new measures will require landlords and developers to obtain planning permission before establishing new HMOs across the entire borough, marking a significant expansion from previous, more limited proposals.

Expanding Planning Controls on HMOs

Warrington Council, governed predominantly by Labour members, has decided to extend its approach to managing HMOs by seeking an Article 4 direction that applies borough-wide. Previously, the council had proposed restrictions limited to six wards, but the latest decision broadens this to cover all areas within Warrington. The Article 4 direction will remove permitted development rights for HMOs, meaning that landlords must now apply for planning consent before converting properties into HMOs or creating new ones.

This planning tool is designed to give the council greater oversight and control over the proliferation of HMOs, which local authorities often associate with challenges such as increased parking demand, noise complaints, and changes to the character of residential areas. By requiring planning permission, the council can assess each application on its merits and consider the cumulative impact of HMOs in a given area.

Introduction of a Supplementary Planning Document

Alongside the Article 4 direction, Warrington Council has approved the adoption of a new Supplementary Planning Document (SPD) specifically addressing HMOs. This SPD will provide detailed guidance on the standards and criteria that HMO applications must meet, including considerations around property quality, space standards, and the prevention of excessive clustering.

The SPD aims to create a consistent framework for decision-making, ensuring that all HMO developments contribute positively to the community and comply with high standards. This document will be a key reference for landlords, developers, and planning officers when preparing or assessing HMO proposals.

Community Concerns and Council’s Rationale

The council acknowledges that HMOs can offer valuable housing options, particularly for certain tenant groups such as students and young professionals. However, it also recognises that an over-concentration of HMOs in specific neighbourhoods can place strain on local infrastructure and affect the quality of life for other residents.

Concerns frequently cited include increased parking pressures, noise disturbances, and a perceived imbalance in community composition. Warrington Council’s leadership has emphasised that the borough-wide Article 4 direction and accompanying SPD are intended to provide equitable protection for all communities, regardless of location, by preventing unfair clustering and ensuring sustainable development.

Implications for Landlords and Letting Agents

Landlords operating or considering investment in Warrington should be aware that the new Article 4 direction will require planning permission for new HMOs from late September 2026. This represents a change from previous arrangements where certain HMOs could be established without planning consent under permitted development rights.

Letting agents and property managers will need to ensure that any properties marketed or converted as HMOs comply with the new planning requirements. Failure to obtain the necessary permissions could result in enforcement action, including potential fines or orders to revert properties to non-HMO use.

What this means for landlords

Landlords with properties in Warrington should review their portfolios to identify any HMOs or properties that might be affected by the new Article 4 direction. Where planning permission has not been sought for existing HMOs that now require it, landlords may need to engage with the council to regularise their status or consider alternative options.

For those planning to develop or convert properties into HMOs, it will be essential to submit detailed planning applications in line with the new SPD guidance. Early engagement with the local planning authority can help clarify expectations and improve the likelihood of approval. Additionally, landlords should keep abreast of any further policy updates or enforcement practices introduced by Warrington Council.

What TLA members should consider

• Check whether your rental properties in Warrington fall within the scope of the new Article 4 direction and whether planning permission is now required.
• Familiarise yourself with the new HMO Supplementary Planning Document to understand the standards and criteria that will apply to HMO applications.
• Engage with the local planning authority early if you intend to convert or establish new HMOs to ensure compliance with the updated requirements.
• Review existing HMOs to confirm they have the necessary planning consents and consider regularising any that do not.
• Keep informed about enforcement policies and potential penalties related to unauthorised HMOs in Warrington.
• Consider consulting professional planning or legal advisors if you are uncertain about how the changes affect your properties or investment plans.

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