Council bosses have been warned that a new policy to tackle shared housing throughout County Durham could impact people on low incomes the most, writes Local Democracy Reporter, Bill Edgar.
Changes to Durham County Council’s interim policy to increase the coverage of Article 4 Directions for Homes in Multiple Occupation (HMOs) to cover the whole county were scrutinised by members ahead of its introduction later this year.
All new HMOs, regardless of size and location, will require planning permission from August.
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.
But concerns have been raised that the new policy could drive out people living in HMOs that rely on them the most.
Councillor Mark Wilkes said: “We all know that HMOs tend to be for people on low incomes. There is a concern that people who want to use a HMO, and aren’t students, are on a low income, are professionals like nurses and doctors, or people who have come to this country fleeing persecution.
“We have a policy that risks taking away the accommodation that is needed for those on the lowest incomes.”
Council leaders moved to introduce the updated Article 4 measures following concerns from residents that the increase in HMOs in their communities is negatively impacting the local area.
The shared housing can be an affordable option for residents, but can also harm community cohesion by introducing transient residents and the loss of family housing.
Claire Bradley, principal policy officer, said: “We are trying to drive up standards of accommodation and make sure HMOs don’t dominate an area where there are overconcentrations. It’s about creating mixed and balanced communities and better standards of accommodation for occupiers.”
For Cllr Wilkes, of Framwellgate and Newton Hall ward, the policy should go further.
He added: “There was a clear opportunity to strengthen restrictions on HMOs in Durham City with some of the policy changes. I appreciate that officers may say that it can complicate things, but I think it’s a glaring omission because we have 6,200 HMOs in Durham City.
“I’m not convinced that it’s going to stop any HMOs. The number across the county is so low that most of the restrictions that we have are probably not going to apply.”
The majority of HMOs are within the Durham City and surrounding areas. But residents in East Durham, Stanley and Ferryhill have recently campaigned for stricter controls to stop family homes being converted.
The number of licensed HMOs increased by 94 in 2024, according to the council.
Members of the previous joint administration in charge of the council previously played down pleas to introduce the stricter countywide measures.
Ms Bradley added: “The private-rented sector is increasing within County Durham, and increased affordability pressures are a challenge, and that is something HMOs are filling. We don’t know exactly who is living in every HMO.”
Cllr Wilkes’ concerns were shared by Liberal Democrat Cllr Elizaeth Scott, whose Neville’s Cross ward is populated by student HMOs. She added: “It is a great worry and concern if it is the demographic of people needing this kind of accommodation that we are then seeking to prevent.”
The council scrutiny committee was also told that landlords are “racing to create HMOs” before the new policy is introduced.
Yet Jill Campbell, Reform member for Lower Teesdale, praised the measures.
She said: “The interim policy will improve amenity, not just for residents but also occupiers.
“My division is a rural area, but a lot of lower-value properties are being bought by landlords not in the area, and people are moving in. They are not being used as affordable properties for residents.
Adrian Schulman, Reform member for Crook, added: “I am not against HMOs but a lot of these owners are shipping non-residents or strangers in. There are a lot of homeless people in Durham and we need to look after our own.”
Bill Edgar
Reporter for the Local Democracy Reporter Service.
South West Durham News covering news across County Durham.
