Policy HO7
Hostels and houses in multiple occupation
- The council will support proposals for new hostels and houses in multiple occupation (HMOs) where it is demonstrated that the accommodation:
a) would meet an identified current local need
b) does not result in the loss of housing suitable for occupation by families as defined in Policy HO2 (Part 1)
c) contributes to creating a mixed, balanced and inclusive community that would not result in an overconcentration of such uses at the neighbourhood level
d) demonstrates that the proposals together with similar development in the surrounding area will not have a serious harmful impact on the character and residential amenity of the area
e) is located within an area of satisfactory public transport accessibility (PTAL 4 and above) and is accessible to shops and services appropriate to the needs of the intended occupiers.
f) includes facilities for the storage and collection of waste and recycling which does not negatively impact the character and appearance of the local area
g) will not have an adverse impact on parking stress, in line with Local Plan Policy T4; and
h) provides a good quality of accommodation, suitable for the needs of the intended occupiers
- In addition to the requirements above, applications for new HMOs will be expected to:
a) deliver homes for residents that provide suitable functional living spaces and make provision for outdoor and amenity space
- Development proposals that result in the loss of an HMO or hostel will be resisted unless:
a) it is incapable of meeting satisfactory living standards
b) the existing accommodation will be adequately re-provided to an equivalent or better standard elsewhere in the borough which meets the requirements of HO7 Parts 1 and 2; or
c) the proposed replacement use meets an acute identified housing need.
4.55 Houses in multiple occupation (HMOs) may be classified as either small (housing three to six people) or large (housing more than six people). The former are classified as class C4 in the Use Classes Order, whereas the latter are sui generis. There are permitted development rights for all changes between small HMOs (class C4) and residential (class C3) without the need for planning applications. However, the conversion to and from a large HMO in the sui generis use class will require a planning application. This policy applies to each HMO type unless the proposal meets the definition of large-scale purpose-built shared living in which case Local Plan Policy HO11 and the relevant London Plan policy will apply. Full definitions of an HMO and of Purpose-Built Shared Living are in the Glossary of the Local Plan.
4.56 The Glossary of the Local Plan differentiates between residential and tourist hostels. For the avoidance of doubt, this policy refers to residential hostels only. Policy relevant to tourist hostels can be found in Local Plan Policy E4. Hostels are a sui generis use.
4.57 The council recognises the important role that HMOs and hostels play in meeting a particular housing need in the borough, providing accommodation for vulnerable groups and those on lower incomes who cannot afford self-contained housing. To demonstrate a proposal meets an identified local need, reference should be made to the council's Local Housing Needs Assessment 2025, the Council's
4.58 Homelessness and Rough Sleeping Strategy and any other relevant and up to date sources of evidence.
The council also recognises the importance of protecting housing suitable for occupation by families and ensuring that the existing amenity of these areas is protected. Therefore, applications must demonstrate that they will not result in the loss of housing suitable for families as defined in Local Plan Policy HO2 Part 1. The council will consider whether proposals could reduce mix, inclusivity, and balance of a neighbourhood and will also consider the potential for harm to nearby residential amenity, for example from residents congregating in outside areas close to other homes. Where appropriate, a management plan will be sought which will be secured via a planning condition or obligation.
4.59 HMOs and Hostels should be located in well-connected locations with good level of access to public transport (PTAL 4 or higher), including those supported by good walking and cycling infrastructure. It is also important that occupiers have access to a wide range of services and facilities within a 15-minute walking distance. The impact on the area from pressures on parking provision will also be assessed in applications. Where possible, cycle storage should be provided suitable for the needs and number of occupants. Additionally, the Council may seek a legal agreement to restrict applications for parking permits.
4.60 The overall standard of accommodation should be of high quality and provide a standard of accommodation suitable for the needs of the intended occupiers. For HMOs, adequate outdoor communal space should be provided at a level of 5sqm per occupant. To ensure that HMOs are built and maintained at an acceptable standard the council operates mandatory and additional licensing schemes, in accordance with housing legislation. Through this regime the council has published specific guidelines for HMOs, covering room sizes, refuse storage and fire precaution, which must be followed alongside this policy to ensure that new housing is fit for purpose.
Loss of HMOs and hostels
4.61 HMOs and hostels are important and necessary uses to meet specific housing needs. Regarding HMOs, the London Plan states that they should be protected if they are of a reasonable standard. Therefore, HMOs and hostels of reasonable quality and which meet an identified housing need will be protected. The council will assess any application that would result in a loss of a large HMO or hostel against the criteria listed in Local Plan Policy HO7 Part 3. The loss of such accommodation may be acceptable where it is suitably demonstrated that the building does not meet the Local Plan standards detailed in this policy and where relevant, the council's HMO standards. The loss may also be acceptable if the accommodation is being provided at an equivalent or improved standard elsewhere in the borough. A change of use may also be acceptable where it can be demonstrated that priority housing need in the borough is being met, such as family housing or genuinely affordable housing.