HMO Controls Set for December as Hartlepool Borough Council Admits Enforcement Limits...
New Planning Controls for Hartlepool's HMOs Set for December—But Council Warns of Enforcement Pressure
30th October 2026
New planning controls on houses in multiple occupation could take effect across much of Hartlepool from December 2026—but council officers have reportedly warned that enforcing the new regulations would place additional pressure on an already stretched service.
Hartlepool Borough Council’s Neighbourhoods and Regulatory Services Committee will consider the proposals on 4th November, with members being asked to recommend that Full Council confirms an Article 4 Direction.
If approved, the direction would come into force on the 1st December 2026, removing permitted development rights for certain changes from ordinary homes into small houses in multiple occupation, commonly known as HMOs.
Where such a conversion amounts to a material change of use, landlords and developers would need planning permission. This would allow the council to assess issues including location, concentrations of shared housing and the effect on neighbouring residents.
However, the report accompanying the proposals identifies a practical challenge as to whether the council has sufficient capacity to investigate potential breaches, with officers expecting a significant increase in both investigation and enforcement work if the direction takes effect.
The council report states that there's currently limited capacity within Planning Enforcement to accommodate the additional workload, with council officials proposing the monitoring of HMO demand and submitting a business case if more capacity is required.
The proposals come as the council’s licensed HMO register continues to grow, with figures included in the papers showing 77 licensed HMOs in September 2026, compared with just 48 in September 2024—an increase of approximately 60%.
Officers argue that wider planning controls would help the Teesside council assess the cumulative effects of HMO development and protect residential amenity.
They also say that restricting the direction to existing HMO hotspots could encourage developers to concentrate on other neighbourhoods instead.
The proposed coverage extends across the council’s planning area but excludes land where the Hartlepool Development Corporation acts as the planning authority, with the report describing a separate Article 4 process for that area.
Importantly, the direction would not ban HMOs, and it would not affect existing lawful HMO uses. Applications for new conversions would be considered on their individual circumstances.
The council’s supporting evidence also presents a more measured picture of existing licensed properties than residents might expect from debate about tighter controls, with Licensing officers saying that they rarely receive complaints about HMOs and find that the majority are well managed and maintained.
Environmental Protection officers also reported that they were not aware of any active HMO noise complaints in September 2026.
The highways assessment acknowledges parking pressures in some areas with large concentrations of HMOs, but says these cannot always be attributed directly to HMO occupants. Increasing car ownership and streets designed for fewer vehicles also contribute.
The Article 4 direction was originally made back in September 2025 and was subject to a public consultation period. The current recommendation is now to confirm it ahead of the intended December start date, with Full Council consideration set for the 19th of November.
