According to a new report presented to Rhondda Cynon Taf (RCT) Council's overview and scrutiny committee, the number of planning applications for houses in multiple occupation (HMOs) has 'increased noticeably' over the last two to three years. The report focuses on the main issues arising in the provision of HMOs across the county borough through the consideration of planning applications submitted to the council.
Rising Applications and Regional Trend
The report states that up until the last two to three years, the number of applications seeking a change of use to an HMO had been relatively consistent. However, this number has now increased noticeably. It adds that this is not just a local trend but has also been highlighted by many neighbouring councils across southeast Wales. Additionally, applicants are often from further afield than the more local landlords who historically sought planning permissions for HMOs within the county borough.
Application and Decision Statistics
In a two-year period from June 6, 2024, to May 31, 2026, the council received 22 valid applications, including one retrospective application for the retention of an HMO. During this period, decisions were made on 28 applications, some of which were submitted before June 6, 2024. Of these 28 determined applications, nine were decided by officers under delegated authority, and 19 were decided by the council's planning committee. The decisions resulted in planning permission being granted in nine cases and refused in 19 cases.
Appeals and Outcomes
Of the 19 refusals, 10 appeals have been lodged with PEDW (Planning and Environment Decisions Wales). Decisions have been issued for nine appeals so far, with one case ongoing. Among the decided appeals, six were allowed, with the inspector overturning the council's refusal and granting planning permission, while three were dismissed, supporting the council's refusal.
Common Objections and Councillor Concerns
The report notes that planning applications for HMOs often attract third-party objections. Frequently used objections include substandard living conditions, waste and refuse issues, noise and disturbance, strain on public services, loss of family housing, and concerns about the background of potential occupiers and fear of crime. In most cases where planning permission was refused, the decision was made by the planning committee, even when an officer recommendation was to approve. Councillors concluded that the living accommodation would be of poor and substandard quality, detrimental to future residents' living conditions. Concerns over parking and highway safety, waste management, loss of family dwellings, noise, disturbance, and location sustainability were also highlighted.
Historical Context and Supplementary Planning Guidance
When new HMO use classes were introduced around 10 years ago, issues from HMO geographic concentration were mainly a concern within and near the Treforest ward, due to properties being converted for student use given the University of South Wales campus. The requirement introduced in 2016 to get planning permission for a change of use from Class C3 to Class C4 led to an increased number of applications over the following 12-18 months. The vast majority of these applications (15-20) were refused at planning committee, but a high proportion of those refusals were overturned on appeal by the Planning Inspectorate for Wales (PINS Wales). This pattern led to the adoption of specific supplementary planning guidance (SPG) for HMOs in May 2018, which supplements the Rhondda Cynon Taf Local Development Plan (LDP). The SPG acknowledges the negative impacts of an over-concentration of HMOs on communities like Treforest and sets out measures to identify when concentration levels adversely impact the community, as well as providing guidance on HMO standards and development.
