Salford Planning News. In October 2023, Salford Council announced their intention to introduce a Supplementary Planning Document with an HMO concentration criteria to assist in planning decisions. The threshold aims to prevent the over-concentration of HMOs in specific areas, thereby maintaining the residential character of neighbourhoods. On 23/02/24 the Draft Supplementary Planning Document (SPD) was made available and a consultation is running until Friday 5 April 2024.
10% HMO Concentration Threshold
The SPD aims to regulate the establishment of new HMOs within Salford, supplementing existing planning policies. Policy HMO1 stipulates that planning permission will not typically be granted for new HMOs or extensions to existing ones if the proportion of HMOs exceeds, or would exceed, 10% of all residential properties within a 100-meter radius.
The number of HMOs within the 100m radius will be obtained from HMO Additional and Mandatory Licenses data. This is available on Salford Council’s interactive map and is updated on a daily basis.
The number of residential properties within the 100m radius will be obtained from Council Tax records.
Salford Council states “It is likely that an updated SPD will be adopted as Council policy in Summer 2024”.
Extended Article 4 Area – It’s Coming!
In October 2023 Salford Council decided that an additional Article 4 direction relating to small HMOs
(3-6 people) should be introduced and that this would come into force on 17 November 2024.
Any works to change the use of dwellinghouses to small HMOs which started before 17 November 2024 in the areas affected by the proposed additional (new) article 4 Direction can continue without the need for planning permission.
Engaging in the Consultation Process
For further information and to participate in the consultation, visit Salford City Council’s website.
All comments should be received by the city council no later than 4.30pm on Friday 5 April 2024.
What does this mean for me?
I have an upcoming HMO conversion project in the Proposed New Article 4 area
Start the works before 17/11/24 and keep a record.
Otherwise, you’ll need to put in a planning application which will be subject to the new 10% threshold if the SPD has been adopted.
I have an HMO in the Proposed New Article 4 area area that I’m thinking of extending to 6-persons
Start the works before 17/11/24 and keep a record.
Otherwise, you’ll need to put in a planning application which will be subject to the new 10% threshold if the SPD has been adopted.
I have an HMO in the Existing 2018 Article 4 area that I’m thinking of extending to 6-persons
We would highly recommend that you engage a Planning Consultant or Architect and submit a planning application as soon as possible before the SPD is due to be adopted in Summer 2014.
I want to do an HMO conversion in Salford
If you are looking at a property in the new article 4 area then consider the timeline for purchase and starting works. The clock is ticking towards the 17/11/24 deadline. If it looks like you’ll need planning then we would highly recommend that you engage a Planning Consultant or Architect. You could also look at the 3 remaining wards outside of article 4, namely Boothstown & Ellenbrook, Higher Irlam & Peel Green and Cadishead and Lower Irlam. However, you’ll need to bear in mind tenant demand and property prices.
I’m thinking about selling my Salford HMO
If your HMO is in an article 4 area then your buyer will probably require a Certificate of Lawful Development (CLD) if they are buying with a mortgage, or in order for them to submit a new HMO Licence Application (yes, Licensing are now asking for this!). You can apply for a CLD through the Salford Planning Portal.
On the plus side, if your HMO is an article 4 area then lenders will typically give it a higher valuation.
Confused!?
Don’t be. Here at Confidence Property we are here to help Landlords navigate the world of HMOs.
If we can help in any way then please get in touch!
