HMO Planning Permission Granted in Enfield
We were recently successful in obtaining planning permission for the change of use of a single dwellinghouse to a smaller House in Multiple Occupation (Class C4) for six residents.
Like many London boroughs, Enfield has removed permitted development rights for the change of use from a single dwellinghouse (Class C3) to a smaller HMO. This is achieved through an Article 4 direction, which has been in place since 2012.
The effect of the Article 4 direction is not to prevent HMOs altogether, but to require a full planning application. In practice, this means that proposals are assessed carefully against policy and are often resisted where there are concerns about concentration or impact on residential character.
The proposal
The application related to a two-storey terraced house which had already been extended, including a loft conversion. The proposal was to create a six-bedroom HMO for up to six residents.
There were no external changes proposed. The focus of the application was therefore on the internal layout and the quality of accommodation provided.
The scheme included generous communal living space at ground floor level, three bathrooms and six good-sized bedrooms, each with natural light and outlook. A shared rear garden was also available for residents.
The main planning issues
The application was assessed against Policy DMD5 of the Development Management Document, which sets out Enfield’s criteria for HMOs.
The key considerations were:
- whether the proposal would result in an overconcentration of HMOs;
- whether it would provide a good standard of accommodation; and
- whether it would give rise to harm in terms of noise, disturbance or parking.
In this case, the proposal complied with the council’s thresholds. The number of HMOs would remain below 20 per cent of properties along the road, and it was not the case that more than one in a row of five properties would be in HMO use.
There were also no external alterations, meaning there was no impact on the character and appearance of the building or the wider street.
How the case was presented
We advised the client on the layout of the property to ensure that it would provide a high standard of accommodation and comply with the relevant policies.
The Supporting Statement addressed each part of Policy DMD5 in turn, demonstrating that:
- all bedrooms met the minimum size standards in the London Plan;
- there was ample communal living space and adequate bathroom provision; and
- the proposal would not result in harm to neighbouring amenity relative to the existing residential use.
We also addressed parking and location. The property has a PTAL of 4 and is close to North Middlesex Hospital and local shops, meaning that future occupiers are likely to rely on walking and public transport rather than private cars.
A note on HMOs in Enfield
Applications for HMOs in Article 4 areas are often refused where there is any suggestion of overconcentration or poor living standards.
In practice, successful applications tend to be those that deal with these issues directly. This means not only designing the property carefully, but also setting out a clear and structured case against the council’s policies.
We also advise on certificates of lawfulness where a property has already been used as a HMO for a number of years. See our case study on obtaining a lawful development certificate for a HMO in Enfield.
HMO planning advice
We specialise in HMO planning applications and appeals, including in Article 4 areas across London.
Martin Gaine, director of Just Planning, is the author of Planning for HMOs, a guide to how the planning system applies to shared housing. The approach taken in this case reflects the same principles: careful design, a clear understanding of policy and a structured planning case.
If you are considering an HMO project and would like advice on your prospects, please get in touch.
