8 — Houses in Multiple Occupation.

The Council recognises that Houses in Multiple Occupation (HMOs) can make a valuable contribution to the private rented sector by catering for the housing needs of specific groups. This needs to be balanced with the potential harm that can arise from such development if they are not subject to control. The Council will support applications for HMOs where it can be demonstrated that: i. The overall size of the original property to be converted is not less than 120 sq m; ii. The proposal does not result in more than 10% of properties in one street becoming HMOs (including existing lawful HMOs) or more than two adjacent properties becoming HMOs, thereby undermining the principle of mixed communities; iii. The proposal does not have an adverse impact on the surrounding area and will not be likely to give rise to significantly greater levels of noise and disturbance to occupiers of nearby residential properties than would a single family dwelling of equivalent size; iv. The proposal meets Havering's parking requirements and it will not have an unacceptable impact on parking conditions and traffic congestion in the area; v. Adequate, secure and well screened refuse storage is provided within the curtilage of the site and is accessible by all residents; vi. The property contains communal space, including either a dining or living area, large enough for all the dwelling’s occupants to use simultaneously; and vii. The proposal meets the requirements of the East London HMO guidance. 7.6.1 In 2015, the Council introduced two Article 4 Directions that removed permitted development rights to convert properties to Houses in Multiple Occupation. Evidence suggests a trend towards conversion of smaller dwellings to form HMOs including semi-detached and terraced houses, particularly within Brooklands, Romford Town, Heaton and Gooshays wards. Direction Art4/1/2015 requires planning permission for the formation of an HMO from any existing residential property type encompassing detached, semi-detached and terrace houses and flats anywhere within these wards. Direction Art4/2/2015 introduces the requirement for planning permission to be obtained for the formation of an HMO from any existing semidetached or terraced house or flat anywhere within the remainder of the borough. The change of use from a detached house to a HMO (use class C4) is not covered by the second Article 4 Direction. 7.6.2 The threshold of 10% HMOs per street has been applied in order to ensure there are mixed communities in the borough. The limit aims to prevent the concentration of HMOs in certain roads and certain areas within these roads and to ensure an even distribution of HMOs across the borough. The 10% threshold will be applied to each named street, using Havering's HMO licencing register as a record of existing lawful HMOs in the borough. London Borough of Havering Local Plan 2016-2031 Adopted 2021 7 Successful Places to Live 7.6.3 The Council’s policies seek to deliver appropriate residential conversions whilst maintaining a supply of family housing; this policy is in line with the strategic housing need of the borough. The Outer North East London SHMA identified a need for three bedroom properties in the borough, meaning the conversion of small family homes to HMOs would have a particularly negative impact on the supply of family housing. In order to protect family housing, properties must be at lease 120sq m in order for a conversion to an HMO to be considered acceptable. 7.6.4 All HMOs will also be expected to comply with the East London HMO guidance which has been adopted by the Council and sets out quality and minimum living space standards.

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