Houses in Multiple Occupation (HMOs): practical guidance for applicants

When we assess planning applications for small HMOs we consider the following main themes.

1. Principle and location

We want to support mixed and balanced communities. We will look at:

• how the HMO fits within the immediate area, including whether there are already several HMOs close together
• whether the proposal is well designed and well managed, so that it does not create cumulative or overconcentration impacts that harm local character or neighbour amenity
• proximity to services, public transport and town centres
• the character of the street, including the mix of housing types

Where there are already multiple HMOs nearby, you should explain clearly how your proposal will maintain a good local housing balance and avoid adverse cumulative impacts.

2. Neighbour amenity

We will consider the likely impact on neighbouring residents, including noise and disturbance. For example:

• internal sound insulation and how rooms are “stacked” horizontally and vertically
• entrances, comings and goings, late-night activity and use of rear gardens
• smoking areas and the position of external doors

How you will manage noise and behaviour, including:

• management measures and house rules
• any acoustic upgrades to walls, floors and ceilings, particularly near party walls

You should show how your layout and building fabric help to minimise noise transfer and disturbance for neighbours.

3. Amenity and quality for occupants

We will look at whether future occupants will have good standards of space, light and facilities, including:

Bedroom size and layout - bedrooms should meet the minimum sizes in nationally described Spaces Standards and London Plan Guidance for Housing Design standards:

• at least 7.5 m² for a single bedroom
• at least 11.5 m² for a double bedroom 
• reasonable widths and layouts so that rooms are usable

Shared spaces - kitchens, bathrooms and living and dining rooms should meet or exceed our HMO standards in terms of size, layout and number of facilities:

Daylight, outlook and ventilation - sub-standard “box rooms”, internal rooms with no windows, or heavy reliance on in-room cooking are unlikely to be acceptable

Outdoor space and laundry - access to a usable rear garden or external amenity area, plus suitable space for drying clothes

We will be concerned where rooms are cramped, poorly lit, awkwardly shaped or reliant on in-room cooking.

4. Transport and parking

We aim to reduce unnecessary car use and parking stress. We will consider:

• the site’s Public Transport Accessibility (PTAL) and distance to local services
• the likely impact on on-street parking.
  • in higher  PTAL and Controlled Parking Zone (CPZ) areas we will normally expect schemes to be car-free or car-lite, with no significant impact on street parking
• provision of secure, covered cycle parking for residents, plus visitor cycle parking where space allows

5. Design and layout

HMOs should be good neighbours and should integrate well with surrounding properties. We will look at:

• the quality of any external alterations, including frontages, doors, bin and bike stores, and plant
• whether the internal layout is legible and safe:
  • natural light to habitable rooms
  • safe routes to exits and gardens
• refuse and recycling stored in enclosed, accessible areas, not obstructing footways
• use of appropriate materials and any privacy measures (for example obscure glazing where necessary)

6. Accessibility and inclusion

If possible, proposals should:

• provide step-free access to the building
• have safe and legible internal circulation
• include inclusive layouts for rooms and bathrooms

Management, cumulative impact and anti-social behaviour

Good management is essential for HMOs. We expect a Management Plan to be submitted with your planning application covering, for example:

• how occupants are selected and managed
• house rules and how these are communicated
• how complaints and anti-social behaviour (ASB) will be handled
• arrangements for waste and recycling, including how bins will be used and kept tidy
• how cycles will be stored
• how deliveries, repairs and maintenance are managed
• a named 24/7 contact for neighbours and the council

This should align with the expectations of HMO licensing.

Refuse, recycling, servicing and environmental health

You should demonstrate that:

• there is enough bin capacity to meet our waste and recycling standards
• bin stores are well sited and screened, with clear collection routes
• any mechanical ventilation, external lighting and other servicing is designed and located to avoid harm to neighbour amenity (for example, avoiding glare or odour)