Key Points
· Bolton Council has introduced an Article 4 Direction requiring all HMOs, regardless of size, to obtain planning permission.
· The number of HMOs in Bolton has surged from 170 to 720 in recent years, raising concerns about overcrowding, safety, and nuisance.
· The Article 4 Direction removes permitted development rights for HMOs across the borough, giving the council control over HMO development.
· The plan aims to protect communities by ensuring sustainable housing mixes and monitoring HMO impact.
· Local objections and campaigns have been vocal, especially in areas like Horwich and Farnworth.
· A recent planning application to convert a property at 14 Grasmere Avenue, Farnworth, Bolton into an 18-bedroom HMO was rejected.
· The Article 4 Direction is endorsed by councillors including Akhtar Zaman and the council's cabinet after extensive consultation.
· The council is encouraging landlords to register their views before the close of consultation on July 25, 2025, though the rule is effective immediately.
· The council emphasises that HMOs have a place if properly controlled and approved.
What is the current status of the Grasmere Avenue HMO plan in Farnworth?
The planning application to convert the property at 14 Grasmere Avenue, Farnworth, into an 18-bedroom House in Multiple Occupation (HMO) was thrown out by the Bolton planning authorities. This rejection aligns with Bolton Council's wider efforts to restrict uncontrolled growth of HMOs in the borough, reflecting community concerns and planning policies aimed at safeguarding residential amenity. The refusal forms part of the planning records and latest weekly updates from Bolton Planning, confirming enforcement of the newly tightened rules.
Why has Bolton Council introduced these tough new HMO planning rules?
Bolton Council has acted due to a marked rise in the number of HMOs in recent years, increasing from 170 properties to 720. This rise raised concerns about negative impacts including overcrowding, community nuisance, safety issues, and increased crime rates concentrated in areas with high HMO density. According to a council report, Bolton's HMO stock at 0.56% of dwellings significantly exceeds the national average of 0.07%, demonstrating the scale of the issue.
Councillor Akhtar Zaman, Deputy Leader of Bolton Council, stated, as reported by a LandlordZone journalist, that "uncontrolled HMOs have caused some concerns within local communities, and the new planning rules have the overwhelming support of council members. Multiple occupation households have their place in our society and are welcomed as controlled developments, provided they have planning approval which assess the suitability and potential impacts of the accommodation in the local areas".
What does the Article 4 Direction mean for HMO conversions in Bolton?
As explained in various council documents and confirmed by Placenorthwest and LandlordZone reports, the Article 4 Direction revokes the previously allowed automatic 'permitted development' rights that enabled dwellinghouses (Class C3) to be converted into small HMOs (Class C4) without planning permission. Now, all HMO proposals, irrespective of size, require specific planning permission before proceeding. This allows the council to regulate HMO growth more effectively, attach conditions to approvals, and ensure local residents have opportunity to object during the planning process.
The Article 4 applies boroughwide across Bolton, rather than focusing only on areas with a high concentration of HMOs, such as Farnworth, Central Bolton, and Horwich. It is designed both to curb further growth and to preserve balanced, sustainable communities.
What evidence supports Bolton Council’s decision to enact Article 4 Direction?
Bolton Council's decision followed extensive evidence gathering which highlighted multiple issues linked to high HMO numbers:
- · Elevated complaints regarding overcrowding, safety concerns, and nuisance behaviours.
- · Correlations between areas with many HMOs and increased crime statistics.
- · Negative impacts on neighbourhood amenity, privacy, and community cohesion.
- · The bulk of HMOs are in some of the borough’s most deprived areas, exacerbating existing poor living conditions.
- · Lessons drawn from other Greater Manchester boroughs like Blackburn and Salford that implemented similar Article 4 controls successfully.
- Council planning documents emphasise that Article 4 Directions do not ban HMOs but empower better development control to avoid detrimental concentration and effects.
What are local community and campaigner views on HMO growth and the council’s measures?
Campaigners such as Deborah Atherton, active in Horwich—a town on Bolton’s north-western edge—have voiced strong objections to the previous law allowing homes to be divided for up to six residents without planning permission. As reported by the BBC through LandlordZone, Atherton described the legislation allowing automatic HMO conversions as showing "total disregard" for local residents' concerns over noise, parking, and quality of life.
Public support for the new planning controls is reflected in council statements highlighting overwhelming backing from members for the Article 4 Direction, together with calls for landlords to engage in consultation processes.
How does the council enforce and manage the new planning controls on HMOs?
Bolton Council operates supplementary licensing for HMO landlords alongside planning controls. It has warned landlords that undertaking HMO conversions without requisite planning consent could result in enforcement action requiring them to fund restorative works philanthropically.
The council’s planning service has introduced pre-application advice to help landlords assess if their proposals may be acceptable under the new regime, supporting compliance and constructive engagement.
The Article 4 Direction requires government notification and includes a 12-month transition period before full enforcement, although the intent and consultation were announced with immediate effect.
What are councillors' views and outlook on managed HMOs in Bolton?
Councillor Akhtar Zaman emphasised balancing the need for shared housing with community stability: "Multiple occupation households have their place in our society and are welcomed as controlled developments, provided they have planning approval which assess the suitability and potential impacts of the accommodation in the local areas".
Bolton Council’s cabinet and planning committee have shown a united front in endorsing Article 4 Direction as a crucial step to protect community amenity while allowing appropriately managed HMOs.
What are the broader planning policies related to HMOs in Bolton?
Beyond Article 4, local policies such as Core Strategy policy CG4 stress compatibility of new developments with surrounding land uses, protecting privacy, safety, security, and avoiding nuisance or pollution impacts. Policy JP-P1 of the "Places for Everyone" plan also ensures sustainable place-making in the borough. These policies underpin refusals of unsuitable HMO applications like the rejected Grasmere Avenue scheme.
The council's vision for "Safe, Strong and Distinctive" communities highlights HMO management as key to maintaining residential quality and cohesion.
What does the future hold for HMO regulation in Bolton?
Bolton Council is positioned to continue refining its approach to managing HMOs through potential supplementary planning documents or local development plans. The current Article 4 Direction strengthens council powers and community voices. Future steps may include stricter criteria or limits on approving new HMOs, balancing housing needs with quality of life.