Key Points
- Bolton Council is inviting public comments on the introduction of an immediate Article 4 Direction covering the entire borough.
- The Article 4 Direction would require anyone wishing to convert a family home into a House in Multiple Occupation (HMO) of any size to apply for planning permission.
- The move follows evidence that uncontrolled HMO conversions are negatively impacting residents and local stakeholders.
- The Council has published supporting documents, including reports, maps, and FAQs, to inform the consultation process.
- The consultation is open until Friday, 25th July 2025.
- Residents can participate online or request paper copies and assistance by contacting the consultation team.
- The Article 4 Direction does not automatically refuse planning applications for HMOs but aims to give the Council greater oversight.
- Bolton has a higher-than-average proportion of HMOs, with associated concerns about overcrowding, safety, and crime.
- The Direction is borough-wide, not limited to areas with high HMO concentrations, to prevent further spread.
- The Council’s decision follows similar measures in Blackburn and Salford.
- Political debate surrounds the timing and urgency of the Direction’s implementation, with opposition parties calling for immediate action and Labour opting for a one-year delay.
Why is Bolton Council Consulting on an Immediate Article 4 Direction?
Bolton Council has launched a public consultation, inviting residents and stakeholders to comment on the proposed immediate Article 4 Direction, which would require planning permission for any conversion of family homes into Houses in Multiple Occupation (HMOs) across the borough. The Council cites evidence that the current ability to convert homes into small HMOs without planning oversight is having a negative impact on local communities, including increased complaints about overcrowding, safety, and nuisance neighbours.
What Changes Will the Article 4 Direction Bring?
If implemented, the Article 4 Direction will remove permitted development rights for HMO conversions, meaning that anyone wishing to convert a property into a HMO of any size must apply for planning permission. This measure will apply across the entire borough, not just in areas with existing high concentrations of HMOs, in an effort to prevent the spread of such developments to new neighbourhoods. The Council emphasises that the Direction does not equate to an outright ban, but rather ensures that each application is subject to scrutiny based on local needs and circumstances.
What Evidence Has Prompted the Council’s Action?
Council reports reveal that Bolton has 720 HMOs, representing 0.56% of the borough’s housing stock, which is significantly higher than the national average of 0.07%. Data shows that areas with high concentrations of HMOs experience more complaints, particularly about overcrowding, safety, and anti-social behaviour. The Council also notes that 33.3% of crimes and 33.6% of incidents occur within 100 metres of HMOs, with a higher proportion of violent crimes in these areas compared to the rest of the borough.
How Can Residents Participate in the Consultation?
Residents are encouraged to review the Council’s Frequently Asked Questions and supporting documents, including the Article 4 Direction notice, background reports, and boundary maps, all available on the Council’s website. Comments can be submitted via an online survey, or by requesting a paper copy and support through the consultation team at 01204 3348751. The consultation will remain open until Friday, 25th July 2025.
What Are the Political Views on the Article 4 Direction?
The proposal has sparked political debate within the Council. While some councillors and opposition parties have pushed for immediate implementation to curb the rapid growth of HMOs, the Labour-led administration opted for a one-year delay, citing concerns over potential compensation costs to the Council if the Direction is introduced without notice. Cllr Adele Warren, Chairman of Place Scrutiny, expressed disappointment at the delay, arguing that it exposes residents to further risks from uncontrolled HMO developments. The Council maintains that the Direction is necessary to improve housing quality and neighbourhood standards, drawing on lessons from similar policies in Blackburn and Salford.
What Happens Next?
Following the consultation period, Bolton Council will review all representations before making a final decision on the implementation of the Article 4 Direction. The outcome will determine how future HMO developments are managed, with the aim of balancing housing needs and community wellbeing across the borough.