Council Pressed to Leverage New Authority Against 'Dickensian' HMOs

New Regulations Aim to Curb Rise in Shared Housing

New and stricter rules are expected to be implemented later this year in certain areas of Wakefield and Castleford, targeting the conversion of properties into shared housing. These measures have been approved by the Wakefield Council’s cabinet members in April, following concerns that the increasing number of Houses in Multiple Occupation (HMOs) is reducing the availability of family homes across the district.

Labour councillor Betty Rhodes, representing the Wakefield North ward, has highlighted the growing issue of HMOs, referring to a recent application in her area as “Dickensian.” She expressed worries about the impact of these conversions on local communities, particularly noting the rise in Airbnb properties that are causing challenges for residents.

During a full council meeting, Councillor Rhodes emphasized the significant increase in HMO applications, including those that do not officially classify themselves as HMOs. She described a specific planning application that seemed reminiscent of 19th-century conditions, with one toilet and one bathroom serving multiple occupants.

Councillor Rhodes also called for strict monitoring of the new regulations, ensuring that all relevant information is made available to the public. This would allow local members and residents to provide informed feedback and comments on the proposals.

In response, Matthew Morley, the cabinet member for planning and highways, acknowledged the evolving housing market and the role of HMOs as a solution in some cases. However, he recognized the challenges they pose in certain areas. The council has established trial areas to assess the effectiveness of the new regulations and plans to expand them if successful.

The introduction of an Article 4 direction, which aims to control the rise in smaller HMOs, began in October last year. This order, set to take effect in six areas, requires property owners to obtain planning permission when converting a dwelling to accommodate between three and six people.

HMOs are defined as properties rented out by more than two individuals on separate contracts, typically with their own bedroom but sharing facilities such as kitchens or bathrooms. A consultation on the proposals, conducted in November and December, received generally positive feedback.

The Labour-run authority identified several areas in the district that could benefit from these regulatory changes. These include:

• Castleford Centre North: Covering properties between Methley Road, Wood Street, and Albion Street.
• Smawthorne, Castleford: An area containing 2,386 homes, including 52 HMOs.
• Agbrigg, Wakefield: Between Agbrigg Road, Barnsley Road, and Doncaster Road.
• College Grove, Wakefield: Between College Grove Road and Jacobs Well Lane.
• Lincoln Street, Wakefield: Between Lincoln Street and Balne Lane.
• Peterson Road, Wakefield: Covering properties at Peterson Road and Stanley Road.

These areas contain just under 7,000 homes, with 314 registered as HMOs. The council must publish a notice informing the public of the plans and display notices in the affected areas for at least six weeks. The direction could come into force by October 24 this year.