North Tyneside council proposes planning consent for small HMOs

North Tyneside council proposes planning consent for small HMOs

North Tyneside council is consulting on plans to require planning permission for converting houses into small Houses in Multiple Occupation (HMOs) in selected areas, aiming to manage concentrations and future growth of HMOs.

North Tyneside council has launched a public consultation seeking landlord and resident views on proposals that would tighten controls over the conversion of homes into small HMOs. Currently, in the borough, a house can be converted into a small HMO accommodating between three and six people without the need for planning permission. The council’s proposal would change this in designated areas, requiring landlords to apply for planning consent before converting a property into a small HMO.

The council’s rationale for the proposed change is to address concerns about existing concentrations of HMOs in some neighbourhoods and the potential for further conversions that could affect the character and amenities of those areas. By requiring planning permission, the council aims to assess each application in the context of local housing mix, the number of HMOs already present nearby, and the potential impact on the community.

Details of the proposed HMO planning requirement

The new planning permission requirement would only apply to future conversions of houses into small HMOs in the selected areas identified by the council. Landlords who currently own small HMOs would not be affected retrospectively and would not need to apply for retrospective planning permission under these proposals.

The consultation is open until 22 October 2026 and invites landlords, residents, and other stakeholders to provide feedback on the potential introduction of this planning control. The council emphasises that the measure is intended to give it greater oversight and control to manage the balance of housing types and prevent overconcentration of HMOs, which can sometimes lead to local issues such as parking pressures, noise, and changes in community cohesion.

This approach aligns with wider trends in local government policy, where councils are increasingly using planning powers to regulate HMOs beyond mandatory licensing schemes. It reflects growing concerns about the impact of HMOs on neighbourhoods, particularly in areas where the private rented sector is significant and where HMOs represent a substantial share of the housing stock.

Context of HMO regulation and planning controls

Houses in Multiple Occupation have been subject to various regulatory regimes in England, including mandatory licensing for larger HMOs with five or more occupants forming two or more households. However, smaller HMOs, typically housing three to six tenants, have generally been exempt from licensing and planning controls in many areas.

Local authorities have the option to introduce Article 4 Directions, which can remove permitted development rights and require planning permission for small HMOs. Such measures are often introduced in response to local housing pressures and concerns about the social and environmental impacts of HMO concentrations.

North Tyneside’s consultation signals a move towards adopting such a planning control in selected areas, a step that landlords should monitor closely. The council’s decision will likely be influenced by feedback from landlords, agents, residents, and other stakeholders during the consultation period.

Practical implications for landlords and letting agents

If the council proceeds with the proposals, landlords intending to convert properties into small HMOs in the affected areas will need to factor in the time, cost, and uncertainty associated with obtaining planning permission. This could affect investment decisions and the speed at which properties can be brought to market as HMOs.

Letting agents will also need to advise clients accordingly and may see an increase in demand for planning consultancy services. The requirement to obtain planning permission could lead to more rigorous scrutiny of HMO applications, including considerations of local housing needs, parking, waste management, and community impact.

Landlords with existing small HMOs in the designated areas will not be required to apply for retrospective permission, but should remain aware of any future changes in local policy or enforcement practices that might affect their properties.

Uncertainties and what landlords should watch

The consultation does not yet specify which areas will be designated for the new planning controls, nor the detailed criteria that will be applied in assessing applications. Landlords should watch for updates from North Tyneside council on the outcome of the consultation and any draft policies or supplementary planning documents that clarify the scope and process.

There is also uncertainty about how the council will balance the need for affordable rented accommodation, often provided by HMOs, with the desire to manage concentrations and community impacts. The planning process may introduce delays and costs that could affect the availability and affordability of HMOs in the borough.

Landlords and agents should check the council’s official guidance regularly and consider engaging in the consultation to ensure their views are represented. Early preparation for potential planning applications, including gathering supporting evidence and understanding local planning policies, will be advisable.

What landlords should consider now

• Review current and planned HMO properties in North Tyneside to assess whether they fall within the areas likely to be affected by the new planning controls.
• Monitor the council’s consultation and submit responses if relevant, highlighting the potential impacts on landlords and tenants.
• Prepare for the possibility of needing planning permission for future HMO conversions by familiarising themselves with the local planning process and requirements.
• Keep detailed records of property use, tenant numbers, and any communications with the council regarding planning or licensing to support future applications or compliance checks.
• Consider the financial and operational implications of the proposed changes on portfolio management and investment strategies.

Keeping your rental properties compliant with evolving HMO regulations

Membership of The Landlord Association (TLA) provides access to up-to-date compliance resources and practical guidance on managing HMOs under changing regulations. TLA’s new property management and compliance platform, ORBIT, currently available in BETA testing, is being developed to help landlords and letting agents organise property records, manage rental documents, and keep track of regulatory developments.

ORBIT’s features in testing include tools for recording property inspections, repairs, and communications, which are essential for demonstrating compliance with licensing and planning requirements. TLA membership also offers access to expert advice and documentation support to assist landlords in responding to consultations and preparing planning applications where necessary.

Exploring TLA membership and learning more about ORBIT BETA access can help landlords stay informed and organised as local authorities introduce new controls affecting HMOs.

The council’s consultation represents a significant potential shift in how small HMOs are regulated in North Tyneside. Landlords and agents should prepare for a more planning-focused approach to HMO management and consider the implications for their portfolios and letting practices.

Sources: Landlord Today