City council plans borough-wide HMO controls

Small HMO conversions could require planning permission in six more wards under a council’s plan to extend controls across the whole borough.

Burnley Council’s executive has been asked to support an Article 4 Direction removing permitted development rights for such conversions.

The proposed area covers Briercliffe, Cliviger with Worsthorne, Coalclough with Deerplay, Hapton with Park, Lanehead and Whittlefield with Ightenhill.

Owners can currently convert a single home in those wards into an HMO for between three and six people without applying for permission.

The move follows Burnley’s recent consultation announcement to bring in selective licensing for three areas.

HMO planning concerns

Councillor Howard Baker, executive member for housing and planning, said: “There has always been a commitment to monitor the number of HMOs in the wards outside of the boundary of the Article 4 Direction which came into force in 2024.

“This monitoring provides is evidence that HMOs are present in the wards beyond the original Article 4 boundary and this could lead to issues such as anti-social behaviour and crime and increased pressures on parking.”

He added: “It is therefore appropriate, and timely, to propose this further Article 4 Direction.

“The proposal to remove permitted development rights won’t prevent HMOs being created but it will give the council more control over how many there are and where.”

Planning controls expanded

An HMO is defined as a property shared by at least three people who are not members of the same family and who share facilities such as a kitchen or bathroom.

Larger HMOs are already subject to planning permission, so the proposed change would affect smaller properties housing between three and six people.

The council adopted its Houses in Multiple Occupation and Small Flats Supplementary Planning Document in 2022.

An earlier Article 4 Direction covering nine wards came into force in 2024, alongside further controls within selective licensing areas.

If approved, the new planning controls are expected to come into force in September 2027.