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Bridgend Council’s planning department has published draft Supplementary Planning Guidance (SPG) for Houses of Multiple Occupation (HMOs).

The draft is set to be discussed by Bridgend Council’s Cabinet this week (pdf).

You can read the full draft SPG here (pdf). Cllr. Simon Griffiths (Lab, Brackla East & Coychurch) acted as a liaison between the Planning Committee and planning officers.

Anecdotally, there has been a recent uptick in planning applications to convert family houses into HMOs. Following changes to the law in 2016, all HMOs require planning permission (before this point, only large HMOs did).

Applications for HMOs are often contested and controversial.

While the accompanying report states that HMOs have “an important role in the County Borough’s housing mix” (particularly for single adults), the council accepts that over-concentration can have a negative impact.

These include a high tenant turnover, loss of community cohesion and issues such as increased demand for parking and more people coming and going at all hours.

The SPG sets out how Bridgend Council’s policy on HMOs should be interpreted and applied by those seeking planning permission.

BCBC's Draft HMO Supplementary Planning Guidance At a Glance

HMOs are divided into “small” (3-6 tenants) and “large” (6+ tenants). They are defined as being homes where three or more people unrelated to each other share at least one basic amenity (kitchen, bathroom, toilet).
Children’s homes, supported housing and student housing are not usually categorised as HMOs.
All HMOs need to be licensed, and applicants must consult with South Wales Fire Service. HMOs where occupants hold separate tenancies need building regulations approval too.
An application will normally be considered acceptable as long as it doesn’t lead to 10% of residential properties within a 50 metre radius of the proposal being HMOs.
HMOs should not include extensions or alterations “which would significantly alter the character and appearance of the street or broader locality”. There are extra requirements for HMOs in conservation/listed building areas.
HMOs generally have to be located in residential areas, though converting a non-residential building to a HMO (or building one next to a commercial property) would be considered acceptable as long as it doesn’t impact neighbouring businesses.
Planning permission is needed to increase the size of an existing HMO (i.e. from 3-6 residents to 6+ residents).
Applicants will either need to provide on-site parking or prove that a new HMO won’t impact local parking provision. Applicants also need to provide secure cycle and bin storage, while an outdoor clothes drying area is recommended (indoor drying is acceptable if it’s suitably sized and ventilated).
HMOs should have an outdoor space, suitably sized rooms and the number of bathrooms, kitchen amenities and toilets should support the number of tenants (detailed guidelines are in the draft SPG, Appendix B).