New “Article Four” directions would strip away permitted development rights. This means that landlords would have to apply to Bristol City Council for planning permission in order to convert a home into a small HMO, shared between three and six unrelated tenants.
Council planners are seeking greater control over the rapid expansion of HMOs in Bristol’s suburbs. While Article Four directions already apply in student-heavy areas such as Clifton and Redland, the council is now considering extending these restrictions to additional neighbourhoods from next year.
In consultation documents, a council spokesperson said: “New restrictions on permitted development, known as Article Four directions, have been made for parts of Brislington, Frome Vale, Purdown, Southmead and Horfield, St George, and Westbury Park.
“If the new Article Four directions are confirmed, from January 1, 2027, you’ll need planning permission for a material change of use from a dwelling house (Use Class C3) to a small house in multiple occupation (Use Class C4) in these areas.
“We’ll take into account all comments made when deciding whether to confirm the new Article Four directions. They can’t take effect until we’ve confirmed them. If we confirm them, the new Article Four directions will take effect on January 1, 2027. Until then, normal permitted development rights will apply.”
The consultation documents state the council’s position as follows: “New restrictions on permitted development, known as Article Four directions, have been made for parts of Brislington, Frome Vale, Purdown, Southmead and Horfield, St George, and Westbury Park.
“If the new Article Four directions are confirmed, from January 1, 2027, you’ll need planning permission for a material change of use from a dwelling house (Use Class C3) to a small house in multiple occupation (Use Class C4) in these areas.
“We’ll take into account all comments made when deciding whether to confirm the new Article Four directions. They can’t take effect until we’ve confirmed them. If we confirm them, the new Article Four directions will take effect on January 1, 2027. Until then, normal permitted development rights will apply.”
Landlords can normally convert a home into a small HMO without planning permission, but council officers argue that high concentrations of shared houses create problems such as parking pressure, waste issues and weakened community ties. Larger HMOs for more than six people already need planning consent.
The growth in HMOs is tied to the expansion of Bristol’s universities. With the University of Bristol’s new Enterprise Campus opening near Temple Meads, areas like Knowle — which currently have few HMOs — may face increased demand for conversions.
The council last carried out a major review of Article Four areas five years ago, according to planning chief Simone Wilding. Since then, councillors have increasingly flagged the growth of HMOs in their wards. At the same time, shared housing remains one of the few affordable options for students and young professionals compared with renting standalone flats.
Ms Wilding, speaking at the economy and skills committee in November, said: “We hadn’t done a review of the Article Four areas that control the proliferation of HMOs in Bristol for about five years. Given there has been quite a lot of concern raised from various members, we felt it was time to do another review.”
Richard Merrick of PIMS claims " There will be many more councils who will be taking these actions, however what will happen if there are not enough homes to house single people and that includes migrants etc and will landlords with HMO's be contacted by the ‘powers that be’ to help house them?"