Burnley Council is consulting on extending Article 4 powers to six additional wards, which would require landlords across the entire borough to obtain planning permission before converting properties into houses in multiple occupation (HMOs).
The proposed expansion would cover Briercliffe, Cliviger with Worsthorne, Coalclough with Deerplay, Hapton with Park, Lanehead and Whittlefield with Ightenhill. The restrictions would apply to HMOs housing between three and six people, with larger HMOs already subject to planning permission requirements.
Removal of permitted development rights
If approved, the measure would remove permitted development rights for HMO conversions throughout Burnley. Landlords would need to submit planning applications to convert residential properties into shared accommodation, giving the council regulatory oversight of HMO density and distribution.
The proposal follows the implementation of Article 4 powers in other parts of the borough in 2024. According to Councillor Howard Baker, executive member for housing and planning, monitoring data has identified HMO growth in wards beyond the original Article 4 boundary.
“Our monitoring provided evidence that HMOs are present in the wards beyond the original Article 4 boundary and this could lead to issues such as anti-social behaviour and crime and increased pressures on parking,” Baker stated.
Market implications for landlords
The changes would affect landlords operating in the buy-to-let sector, particularly those focused on multi-occupancy properties. While rental growth has accelerated across the UK, HMO operators in Burnley would face additional regulatory requirements and associated costs for planning applications.
Baker acknowledged that HMOs serve a function in providing low-cost and flexible housing for young people and those on lower incomes, but emphasised the council’s focus on achieving balance in the housing market.
The proposal does not prohibit HMO creation but establishes a planning framework for managing their number and location. This approach mirrors regulatory measures implemented by other local authorities seeking to control HMO concentrations, which have implications for lettings firms and property management companies operating in affected areas.
Consultation timeline
A six-week public consultation period will precede any final decision, with the council scheduled to make a determination in September 2027. The extended timeline allows for stakeholder input from landlords, residents, and property industry representatives.
The outcome will determine whether Burnley becomes one of a growing number of local authorities implementing comprehensive HMO planning controls across their jurisdictions.
