Six more wards identified for HMO action in Burnley

Regulations that limit the spread of houses in multiple occupation (HMOs) have been in place since 2024 in nine of Burnley’s 15 wards, but the increasing prevalence of this high density accommodation in other areas mean the council is now weighing up rolling these restrictions out even further.

A report to the council’s executive on Wednesday, August 12, recommended placing similar regulations, known as an Article Four Direction, on the six remaining wards where the spread of HMOs are not currently restricted by the council.

Burnley remains one of the most affordable places to purchase property in the country, with research from Sell House Fast listing the town as the most affordable place to buy in England, finding that the average house price is £129,556 while the median salary is £29,680.

Burnley's cheaper terraced housing stock has become a 'high yield' opportunity for HMO landlords (Image: Maps)

 While this affordability may be attractive to first time buyers, it has also drawn the attention of those looking to maximise their rental income by converting a family home into a small HMO.

HMOs split public opinion; opponents say they damage neighbourhoods and are sometimes linked with higher rates of anti-social behaviour or crime, while supporters point out they offer young people an affordable way of living independently, and house-shares have been commonplace for decades.

Under normal planning rules, a dwelling can be converted into a small HMO occupied by between three and six unrelated people without planning permission.

The Article Four Direction means that landlords must get planning permission before making such a conversion, with the council judging each case based on the concentration of HMOs on nearby streets as well as the potential impact on local streets and amenities.

The report makes clear that this regulation does not equate to a ban on HMOs in Burnley, citing the number of such rentals that have been approved since the rules came into effect in 2024.

Burnley is one of the most affordable places to buy property in the whole of England (Image: NQ)

 17 applications for small HMOs were submitted during that timeframe, with only six of these being refused. Of the six refusals, one was later allowed on appeal, and two were subsequently approved after revised applications.

Instead, as the landlord must get planning permission, Article Four allowed the council to exert greater control over the number and location of HMOs in the affected wards.

National planning policy asks authorities that implement these HMO rules to limit them to a small geographical area.

However, the report highlights moves from neighbouring councils to implement similar regulations, which has raised concerns that this could draw more attention to Burnley’s low-cost housing market.

The report found that there had been a small increase in HMOs in these wards not covered by the 2024 Article Four Direction, and recommended that the scheme be extended to all of Burnley.

The six remaining wards recommended for an expansion of Article Four are:

• Briercliffe
• Cliviger with Worsthorne
• Coalclough with Deerplay
• Hapton with Park
• Lanehead
• Whittlefield with Ightenhill

Councillor Howard Baker, executive member for housing and planning, explained: “There has always been a commitment to monitor the number of HMOs in the wards outside of the boundary of the Article 4 Direction which came into force in 2024.

“This monitoring provides evidence that HMOs are present in the wards beyond the original Article 4 boundary, and this could lead to issues such as anti-social behaviour and crime and increased pressures on parking.

"It is therefore appropriate, and timely, to propose this further Article 4 Direction.

“HMOs can also meet a need for low-cost and flexible housing, particularly for young people and those on low incomes. But we need to get the balance right, so I welcome this report setting out the issues.

“The proposal to remove permitted development rights won’t prevent HMOs being created, but it will give the council more control over how many there are and where.”

However, while the executive approved the report and kicked off the consultation process for this new Article Four coverage, they decided to not issue an immediate order. Instead, it is unlikely that further HMO regulations will come in until late in 2027.

This is because Burnley Council decided instead to issue a ‘non-immediate’ order, with a public consultation due to start in the coming weeks.

This consultation will then be considered by the council in April next year, before the rules eventually come into effect that September.