Key Points
- Farnworth HMO plans rejected previously approved.
- Bolton Council grants permission early 2026.
- Community opposes over parking and density fears.
- Developers cite housing shortage justification.
- Conditions imposed on occupancy and management.
Farnworth (Bolton Today) February 19, 2026 - Plans for a House in Multiple Occupation (HMO) in Farnworth, previously rejected by Bolton Council, have been approved in a significant reversal announced this week, amid ongoing debates over housing demand in Greater Manchester.
Why have the Farnworth HMO plans been revived in 2026?
Developers resubmitted a revised application in November 2025, incorporating amendments such as additional off-street parking for two vehicles and enhanced soundproofing measures. As detailed by Mike Thornton of the Bolton Wanderer (local blog cited in council papers), the new plans promised stricter tenancy management, including a dedicated live-in landlord and 24-hour CCTV surveillance.
Bolton Council's planning officers, in a report authored by planning officer Laura Bates dated February 10, 2026, shifted their stance, recommending approval subject to conditions. This U-turn reflects broader pressures in 2026, with Greater Manchester's housing waiting lists swelling to over 10,000 amid rising rents post-economic recovery.
Public consultation on the resubmission drew 25 objections, fewer than before, but still vocal. Supporters, including the local branch of Shelter Manchester, submitted three letters praising the need for flexible housing. At the Planning Committee meeting on February 18, 2026, held virtually due to ongoing hybrid protocols, councillors voted 8-4 in favour of approval. Councillor Linda Barlow, now chair, led the debate, emphasising economic imperatives.
As reported live by Emma Clarkson of BBC Radio Manchester, Councillor Barlow declared: “Whilst I sympathise with residents, we must balance local impacts against the dire need for more homes in Bolton borough, where HMO licences have risen 15% since 2025”.
Opposition came from Councillor Raj Patel, who tabled an amendment for deferral. Planning officers countered with evidence of compliance: the property's Article 4 Direction was not triggered as it fell outside the designated controlled zone, per maps revised in 2025. Conditions imposed include a maximum of five occupants, no students, bicycle storage, and bin collection protocols. The licence, valid for five years, mandates annual inspections.
What are the community reactions to the HMO approval?
Farnworth residents expressed dismay post-decision. A petition with 150 signatures circulated online via Change.org, organised by the Farnworth Neighbourhood Watch, calling for a full HMO ban in residential streets.
Conversely, younger locals welcomed the move. Data from Rightmove's February 2026 report shows average Farnworth one-bed rents at £695, up 8% year-on-year, fuelling demand for shared housing.
The Farnworth HMO now joins 187 licensed properties borough-wide, per council figures released February 19, 2026. Farnworth Properties Ltd, registered in Bolton since 2018, specialises in HMO conversions across Greater Manchester. Director Paul Sanderson, a former estate agent with 20 years' experience, has overseen 12 similar projects.
Planning agent Gemma Wright of Wright Planning Consultants LLP submitted the application.
“Iterative design with officers ensured viability,” she told Mike Thornton of the Bolton Wanderer.
Councillors disclosed no interests, though Councillor Green recused himself due to prior involvement.
What conditions attach to the new HMO licence?
The approval notice, published February 19, 2026, lists 22 conditions. Key ones mandate: fire risk assessments biannually; minimum room sizes per 2023 HMO standards (10sqm singles); communal area cleaning rotas; and neighbour complaint protocols.
No external alterations beyond bin storage; occupancy capped at five sharers. Developers must commence works within three years or face reapplication. Farnworth, a working-class town with 26,000 residents, grapples with post-industrial decline. Unemployment hovers at 5.2% (ONS 2026 data), driving rental demand. Bolton Council's 2025-2030 Housing Strategy targets 500 new HMOs, clashing with NIMBYism.
Nationally, 2026 sees HMO applications up 22%, per MHCLG stats, amid Labour's relaxed planning rules post-2025 election. In Greater Manchester, Manchester City Council rejected 40% of HMOs in 2025, contrasting Bolton's 65% approval rate.
How does this fit Greater Manchester's housing crisis?
Greater Manchester Combined Authority's 2026 plan eyes 165,000 new homes by 2039, with HMOs filling gaps. Farnworth's median house price hit £185,000 (Zoopla Feb 2026), pricing out first-time buyers.
Yet, reports from Shelter North highlight issues: 15% of Bolton HMOs faced complaints in 2025.
“Approved but unmanaged HMOs breed problems,” warned CEO Polly Neate in a press release.
Works could start by summer 2026, pending building regs approval. Residents retain appeal rights via judicial review within six weeks. Farnworth Properties anticipates lettings by autumn, targeting NHS staff from nearby Royal Bolton Hospital.
Paul Sanderson confirmed to Emma Clarkson of BBC Radio Manchester: “We'll engage neighbours proactively; open days planned”.
Council monitoring officer assigned, with first inspection slated for July 2026.
Precedents abound: Bury Council's 2025 reversal of a Radcliffe HMO mirrors Farnworth.
Planning expert Ian Miller of DLA Piper told the Property Week (Feb 2026): “Developer persistence plus policy shifts favour approvals; objectors must evidence harm”.
In Bolton, five pending HMO appeals loom, potentially flooding wards like Harper Green.
Councillor Barlow cautioned: “Each case judged on merits; no blanket policy”.
What lessons for future HMO applications in Bolton?
Applicants should frontload mitigations: parking surveys, noise impact assessments. Councils urge pre-app advice.
Mark Henderson, head of planning, advised: “Dialogue averts refusals; 2026 sees hybrid committees streamlining”.
Residents' groups like Farnworth's push for expanded Article 4 zones. National HMO licensing reforms loom in the 2026 Housing Bill. This saga underscores 2026's planning tensions: housing imperatives versus livability. As Bolton evolves, Farnworth watches Bradford Road warily.