New council HMO powers to cover whole of County Durham

Durham County Council cabinet members backed plans to increase the coverage of Article 4 Directions for Homes in Multiple Occupation (HMOs) beyond Durham City and its surrounding areas to cover the whole county.

It means all new HMOs, regardless of size, will require planning permission from August 2026. 

Currently, houses can be converted into small HMOs—accommodating between three and six residents—without planning permission. Only properties housing more than six residents require planning consent under existing rules.

The move comes after residents warned that the increase in HMOs is negatively impacting the character of communities. 

Nicola Lyons, cabinet member for communities and civic resilience, said: “The policy will benefit both existing residents and future occupiers by protecting residential amenity and ensuring appropriate standards of accommodation.”

The number of HMOs across County Durham communities has steadily increased in recent years after predominantly being utilised for student homes in and around Durham city. 

Durham County Council said the shared housing can be an affordable option for residents, but can harm community cohesion by introducing transient residents and the loss of family housing. 

“An over-concentration within a locality can have a negative impact on the residential amenities and change the overall character of an area,” said Councillor Cathy Hunt. 

Other negative impacts include the loss of family housing and community cohesion due to the presence of a more transient population.

The cabinet member for children and young people’s services added: “It’s important we use our planning powers to maintain mixed and balanced communities and drive up standards of accommodation.”

A planning policy is also being developed to ensure clear guidance when determining HMO applications. 

Interim changes detail how applications should not lead to three or more of the 10 nearest properties being HMOs. It should also not result in the ‘sandwiching’ of a residential property between two HMO properties or an HMO and a property that is not a home.

The policy also sets detailed requirements to ensure the HMO accommodation is of a high standard for those living there and that the living conditions of neighbouring residents are protected.

A public consultation on the interim HMO policy will be held from March 25 to May 5, where residents can give their views.