Houses in Multiple Occupation Planning Consultation - Document Library

List of Downloadable Documents

Check out the following documents

Check out the audio version of the Draft Houses in Multiple Occupation Supplementary Planning Document

Check out the audio version of the 2022 Review of Houses in Multiple Occupation: Data Update and Options Report

Check out the audio version of the Draft HMO Article 4 Direction

Have your say on proposed changes to our planning policy  

Houses In Multiple Occupation Planning Consultation

What is the consultation about?

The City Council has an &ldquo;Article 4 Direction&rdquo; in place that removes property owners&rsquo; permitted development rights to convert dwellings to houses in multiple occupation (HMOs). The Article 4 Direction applies to an area of the city close to the University of Exeter&rsquo;s Streatham and St Luke&rsquo;s campuses&nbsp;(<a data-uw-pdf-br="2" data-uw-pdf-doc="" data-uw-rm-ext-link="" href="https://exeter.gov.uk/media/1743/article_4_map_a4_colour_dec_2013.pdf" id="isPasted" rel="noopener noreferrer" target="_blank">Article 4 Map December 2013.pdf (exeter.gov.uk</a>). It is one of the planning tools available to us to help manage the impacts of students living in Exeter.We also have a &lsquo;Houses in Multiple Occupation Supplementary Planning Document&rsquo; (HMO SPD). This explains some of the planning matters that we consider when determining planning applications to convert dwellings to HMOs within the Article 4 area&nbsp;(<a data-uw-pdf-br="1" data-uw-pdf-doc="" data-uw-rm-ext-link="" href="https://exeter.gov.uk/media/1747/hmp_spd_document_jan_2014.pdf" id="isPasted" rel="noopener noreferrer" target="_blank">HMO SPD January 2014.pdf (exeter.gov.uk</a>). &nbsp;In this consultation we want your thoughts on options for the future of the Article 4 Direction, including our preferred option to amend the Article 4 area. We also want your thoughts on some proposed changes to the HMO SPD and the evidence report that has helped us identify options for the Article 4 Direction.You can use these pages to view and comment on the options, the draft SPD and the evidence report. The consultation is running from 22 May until 3 July 2023. Please respond by completing the questions when prompted, then selecting &lsquo;next&rsquo; at the bottom of each page. &nbsp;You can comment on as little or as much as you want. &nbsp;We will ask you to provide your email address to prevent multiple anonymous submissions being made.You can view a list of supporting documents <a data-uw-rm-brl="false" data-uw-rm-ext-link="" data-uw-rm-vglnk="" href="https://exetersays.commonplace.is/en-GB/proposals/document-library/step1" rel="noopener noreferrer" target="_blank">here</a>.

The Article 4 Direction Options 

We have identified four options for the future of the Article Direction. The options and information about them can be viewed on the interactive map below, or by scrolling further down this page.The options have been identified following extensive data collection, analysis and stakeholder discussions. Further details are set out in the evidence report which can be found on page 4 of this consultation.To view the options on the interactive map, click on the symbol in the top left corner of the map inset below, then select the option you would like to view from the key that appears. To find out more information about an option, click on the dot in the key or within the option boundary on the map. If you would like to view the options on a satellite base layer, click on the satellite square in the bottom left of the map inset. If you would like to enlarge the map, click on the symbol in the top right corner of the map.

<div style="border-width:3px; border-style:solid; border-color:#000000; padding: 1em;"><h3>Option 1 (<a data-uw-pdf-br="2" data-uw-pdf-doc="" data-uw-rm-brl="false" data-uw-rm-ext-link="" href="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1684508746/projects/62b9a83ee0be2b0782bd8556/media-upload/option1.pdf/wcntzdasrjuzzsennrae.pdf" rel="noopener noreferrer" target="_blank">see Option 1</a>)</h3>Option 1&nbsp;is to make no changes to the existing Article 4 Direction area.We have identified this as an option because:<ul><li>Since 2010, changes in the number of HMOs have been relatively limited and</li><li>The University of Exeter expects the growth in student numbers to be slower in the future. This could mean less demand for HMOs.</li></ul>However, option 1 is not our preferred option because:<ul><li>We cannot be certain that the growth in student numbers will slow</li><li>The evidence report indicates that some enlargement of the Article 4 Direction area is justified and</li><li>We don&rsquo;t think this responds to the concerns and expectations of residents in the local area</li></ul> </div>

<div style="border-width:3px; border-style:solid; border-color:#000000; padding: 1em;"><h3>Option 2 (<a data-uw-pdf-br="2" data-uw-pdf-doc="" data-uw-rm-brl="false" data-uw-rm-ext-link="" href="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1684508784/projects/62b9a83ee0be2b0782bd8556/media-upload/option2.pdf/unq9nqtaaposlvsypwrx.pdf" rel="noopener noreferrer" target="_blank">see Option 2</a>)</h3>Option 2 is our preferred option. This would result in the Article 4 Direction area enlarging to include:<ul><li>Postcodes where student-only homes are currently 20% or more, or which are expected to exceed that threshold in the near future based on evidence</li><li>The University of Exeter&rsquo;s Streatham Campus and areas of purpose built student accommodation (PBSA) that are contiguous with the affected postcodes</li><li>Minor rounding off to create a more contiguous / logical area and</li><li id="isPasted">No change to the &ldquo;exempt areas&rdquo; (i.e. streets within the Article 4 area where permitted development rights have not been removed because doing so could cause severe personal hardship to homeowners. This is on grounds that the streets already have a very high concentration of student properties. &nbsp;The exempt areas are Culverland Road, Danes Road, Edgerton Park Road, Hillsborough Avenue, Mowbray Avenue, Old Park Road, Springfield Road, Victoria Street and Wrentham Estate) &nbsp;</li></ul>This is our preferred option because:<ul><li>It will help to maintain some balance between student and non-student housing in the area</li><li>It will not unduly restrict the provision of HMOs for non-student residents, such as lower income households and households with specialist requirements who need this type of housing</li><li id="isPasted">We think it responds to the concerns and expectations of residents in the area and</li><li id="isPasted">It conforms with the Government&rsquo;s requirement (set out in the National Planning Policy Framework, or NPPF) that Article 4 Directions are justified by clear evidence and applied to the smallest geographical area possible</li></ul>A possible drawback with this option is that it could result in increased private rents, due to further restrictions on the supply by HMOs. However, this impact is uncertain.</div>

<div style="border-width:3px; border-style:solid; border-color:#000000; padding: 1em;"><h3>Option 3 (<a data-uw-pdf-br="2" data-uw-pdf-doc="" data-uw-rm-brl="false" data-uw-rm-ext-link="" href="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1684508804/projects/62b9a83ee0be2b0782bd8556/media-upload/option3.pdf/oiqyw9fe2sdh6nsjvqmy.pdf" rel="noopener noreferrer" target="_blank">see Option 3</a>)&nbsp;</h3>Option 3&nbsp;is to enlarge the Article 4 Direction area more than our preferred option, to include:<ul><li>Postcodes with 10% or more student properties (with a minimum of 2 student properties)</li><li>The University of Exeter&rsquo;s Streatham Campus and areas of purpose built student accommodation (PBSA) that are contiguous with the affected postcodes</li><li>Minor rounding off to create a more contiguous / logical area and</li><li>Enlarging or adding to the existing &quot;exempt areas&quot; to cover other streets with very high concentrations of student properties, so that some HMOs can still be provided in the area to meet needs</li></ul>We have identified this option because:<ul><li>It will not substantially restrict the provision of HMOs in Exeter for non-student residents, such as low income households and households with specialist requirements who need this type of housing</li><li>We think it will be supported by residents in the enlarged area</li></ul>However, option 3 is not our preferred option because:<ul><li id="isPasted">Small postcodes either side of the Article 4 Direction&rsquo;s new boundary may regularly change between meeting and not meeting the 10% threshold. This will not conform with the NPPF requirement that Article 4 Directions are justified by clear evidence and applied to the smallest geographical area possible</li><li>Additional work will be needed to identify new &ldquo;exempt areas&rdquo;. This will delay our ability to introduce a new Article 4 Direction</li><li>It will mark a significant change from our current planning policy on HMOs, potentially requiring a new planning policy which will take time for us to adopt. &nbsp; This will delay our ability to introduce a new Article 4 Direction and</li><li>Subject to changes in student numbers, it will require PBSA to be provided at higher rates in order to meet student housing needs</li></ul></div>

<div style="border-width:3px; border-style:solid; border-color:#000000; padding: 1em;"><h3 id="isPasted">Option 4 (<a data-uw-pdf-br="2" data-uw-pdf-doc="" data-uw-rm-brl="false" data-uw-rm-ext-link="" href="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1684705420/projects/62b9a83ee0be2b0782bd8556/media-upload/option4.pdf/v4m2lac6unngkppnsox4.pdf" rel="noopener noreferrer" target="_blank">see Option 4</a>)</h3>Option 4&nbsp;is to make a city-wide Article 4 Direction.We have identified this option because:<ul><li id="isPasted">It has received some support in stakeholder discussions</li></ul>However, option 4 is not our preferred option because:<ul><li>It is not justified by the evidence gathered</li><li id="isPasted">It is highly contrary to the NPPFs requirement that Article 4 Directions are justified by clear evidence and applied to the smallest geographical area possible</li><li id="isPasted">It will severely inhibit the delivery of HMOs for non-student residents, such as low income households and households with specialist requirements who need this type of housing</li><li id="isPasted">It will mark a significant change from our current planning policy on HMOs, requiring a new planning policy which will take time for us to adopt. &nbsp;This will delay our ability to introduce a new Article 4 Direction</li><li id="isPasted">Subject to changes in student numbers, it will require PBSA to be provided at higher rates in order to meet student housing needs <span class="data-uw-rm-autofix-hide" data-uw-rm-ignore="" style="color: #ffffff;background: #000000;clip: rect(1px, 1px, 1px, 1px);clip-path: inset(50%);height: 1px;width: 1px;margin: -1px;overflow: hidden;padding: 0;position: absolute;">Empty heading</li></ul></div>

The Houses in Multiple Occupation Supplementary Planning Document         

We propose to amend the existing HMO SPD so that it reflects our preferred option (option 2) to enlarge the Article 4 Direction area.The existing HMO SPD can be viewed here: <a data-uw-pdf-br="1" data-uw-pdf-doc="" data-uw-rm-ext-link="" href="https://exeter.gov.uk/media/1747/hmp_spd_document_jan_2014.pdf" rel="noopener noreferrer" target="_blank">HMO SPD January 2014.pdf (exeter.gov.uk)</a>.&nbsp;Here is our proposed new HMO SPD:<a data-uw-pdf-br="2" data-uw-pdf-doc="" data-uw-rm-ext-link="" href="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1684226689/projects/62b9a83ee0be2b0782bd8556/media-upload/Draft%20Houses%20in%20Multiple%20Occupation%20Supplementary%20Planning%20Document.pdf/txpxe2dxczaotw4r0uh5.pdf" rel="noopener noreferrer" target="_blank">Draft Houses in Multiple Occupation Supplementary Planning Document</a>

The Evidence Report

Our proposals for the Article 4 Direction and HMO SPD have been informed by extensive data analysis and stakeholder consultations with local Councillors, HMO landlords and letting agents, the University of Exeter, student representatives and City Council officers. The findings of this work are provided in this evidence report: <a data-uw-pdf-br="2" data-uw-pdf-doc="" data-uw-rm-ext-link="" href="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1684226700/projects/62b9a83ee0be2b0782bd8556/media-upload/2022%20Review%20of%20HMOs%20-%20Data%20Update%20%2526%20Options%20Report.pdf/avtr74dlwwyceqxd2kiv.pdf" rel="noopener noreferrer" target="_blank">2022 Review of Houses in Multiple Occupation: Data Update and Options Report</a>

You can view a list of supporting documents <a data-uw-rm-brl="false" data-uw-rm-ext-link="" data-uw-rm-vglnk="" href="https://exetersays.commonplace.is/en-GB/proposals/document-library/step1" id="isPasted" rel="noopener noreferrer" target="_blank">here</a>.&nbsp;

This map outlines where the proposed rates will apply across the city.The city centre boundary as shown is used to determine retail charges.

CIL draft charging schedule – Map

This map outlines where the proposed rates will apply across the city.The city centre boundary as shown is used to determine retail charges. 

Have a look and then share your feedback <a href="https://exetersays.commonplace.is/en-GB/proposals/cil/step1" target="_blank">here</a>

This map outlines where the proposed rates will apply across the city

View and comment on the proposed revised draft charging schedule for Exeter.

CIL draft charging schedule

<h1 id="isPasted">Introduction</h1>The CIL is a charge paid to the City Council by some forms of new development when it receives planning permission. The funding received by the Council is invested in infrastructure and community services to make sure that the impact of new development is managed appropriately. The Council already operates a CIL but the rates were set back in 2013 and so need to be reviewed. These proposed CIL rates are set out in a revised Community Infrastructure Levy Draft Charging Schedule.&nbsp;We want to get your thoughts on the proposed CIL rates for different types of development. Proposed CIL rates have been determined on the basis of the economic viability of new development and the available background evidence, which we appreciate is a technical exercise.You can use this page to view and comment the proposed CIL rates from 14th December 2022. You have until the 25th January 2023 to respond, by completing the questions when prompted then submit by selecting &#39;next&#39; at the bottom of the page. You can comment on as little or as much as you want. We ask you to provide your email address to prevent multiple anonymous submissions being made.&nbsp;Please note CIL rates are updated each year and the existing rates have yet to be indexed for 2023.<h1 id="isPasted">Community Infrastructure Levy - Draft Charging Schedule</h1>December 2022Section 211(1), Planning Act 2008 (as amended)Part 3, CIL Regulations 2010 (as amended) 1 The Charging AuthorityExeter City Council is the &lsquo;Charging Authority&rsquo;2 Date of approvalThis Charging Schedule was approved by the Council on DAY/MONTH/YEAR: To be added in future3 Date that effectThis charging schedule will come into effect on DAY/MONTH/YEAR: To be added in future4 CIL ratesThe Council intends to charge different rates of CIL according to the land use of a proposed development (expressed as pounds per square metre) and by the area where a proposed development is situated, as set out below. The rates will generally be levied against the gross internal floor area of all new dwellings/residential units (irrespective of size) and all other new development exceeding 100 square metres. There are exemptions for affordable housing custom and self-build proposals, buildings into which people do not normally go and buildings used by charities.<h2>CIL Rates</h2><div style="border-width:3px; border-style:solid; border-color:#000000; padding: 1em;"><h3>Development&nbsp;Use</h3>Residential (excluding Use Class C2 and residential uses identified below as flatted, build to rent, purpose build student accommodation and co-living)Levy (per sq m)&pound;80*NotesPart of October 2013 Charging Schedule - indexed to &pound;118.57 for permission granted in 2022</div><div class="bs-accordion"><input type="checkbox" id="chck1"> <label class="bs-accordion-header" for="chck1" style="background-color: #000000; border-color: #FFFFFF;">More information&nbsp;</label><div class="bs-accordion-content" style="border-color: #000000;">* Rates that are not amended as part of the Review of the CIL Charging Schedule will be indexed for inflation in accordance with the CIL Regulations 2010 (as amended) based on the date of their original effect in the original CIL Charging Schedule (October 2013) to the date of final approval (expected 2023). The updated indexed figures will be provided as part of the final reviewed CIL Charging Schedule at the point of final approval (expected 2023) rather than in this Draft Charging Schedule document.</div></div>

<div style="border-width:3px; border-style:solid; border-color:#000000; padding: 1em;"><h3>Development&nbsp;Use</h3>Flatted residential &ndash; homes with neighbouring uses above and/or belowLevy (per sq m)&pound;0NotesNew rate for 2022 Draft Charging Schedule</div>

<div style="border-width:3px; border-style:solid; border-color:#000000; padding: 1em;"><h3>Development&nbsp;Use</h3>Build to Rent &ndash; purpose built housing, rented out and professionally managed in single ownership and management controlLevy (per sq m)&pound;50NotesNew rate for 2022 Draft Charging Schedule</div>

<div style="border-width:3px; border-style:solid; border-color:#000000; padding: 1em;"><h3>Development&nbsp;Use</h3>Purpose built student accommodation (PBSA) - student housing whose occupation is limited to students by planning permission or planning obligationLevy (per sq m)&pound;150NotesNew rate for 2022 Draft Charging Schedule</div>

<div style="border-width:3px; border-style:solid; border-color:#000000; padding: 1em;"><h3>Development&nbsp;Use</h3>Co-living &ndash; purpose built managed rental accommodation comprising private living units with communal facilities, under professional managementLevy (per sq m)&pound;50NotesNew rate for 2022 Draft Charging Schedule</div>

<div style="border-width:3px; border-style:solid; border-color:#000000; padding: 1em;"><h3>Development&nbsp;Use</h3>Retail (includes former Use Classes A1&ndash;A5&dagger;) outside the city centre:Levy (per sq m)&pound;125*NotesPart of October 2013 Charging Schedule - indexed to &pound;185.27 for permission granted in 2022</div><div class="bs-accordion"><input type="checkbox" id="chck2"> <label class="bs-accordion-header" for="chck2" style="background-color: #000000; border-color: #FFFFFF;">More information&nbsp;</label><div class="bs-accordion-content" style="border-color: #000000;">* Rates that are not amended as part of the Review of the CIL Charging Schedule will be indexed for inflation in accordance with the CIL Regulations 2010 (as amended) based on the date of their original effect in the original CIL Charging Schedule (October 2013) to the date of final approval (expected 2023). The updated indexed figures will be provided as part of the final reviewed CIL Charging Schedule at the point of final approval (expected 2023) rather than in this Draft Charging Schedule document.&dagger;: Retail is defined as uses that fall within Classes A1, A2, A3, A4 and A5 of the Town and Country Planning (Use Classes) Order 1987 as amended, or any other order altering, amending or varying that Order, and related sui generis uses. In accordance with Government guidance, the rates have been set on the basis of the intended use of development. The definition of &lsquo;use&rsquo; for this purpose is not tied to the classes of development in the Town and Country Planning Act (Use Classes) Order 1987 (as amended) although reference has been made in Table 1 to use classes in that Order to provide a useful reference point. Therefore the reference made to the use classes is not limited to those use classes.</div></div>

<div style="border-width:3px; border-style:solid; border-color:#000000; padding: 1em;"><h3>Development&nbsp;Use</h3>All other developmentLevy (per sq m)&pound;0*</div><div class="bs-accordion"><input type="checkbox" id="chck3"> <label class="bs-accordion-header" for="chck3" style="background-color: #000000; border-color: #FFFFFF;">More information&nbsp;</label><div class="bs-accordion-content" style="border-color: #000000;">* Rates that are not amended as part of the Review of the CIL Charging Schedule will be indexed for inflation in accordance with the CIL Regulations 2010 (as amended) based on the date of their original effect in the original CIL Charging Schedule (October 2013) to the date of final approval (expected 2023). The updated indexed figures will be provided as part of the final reviewed CIL Charging Schedule at the point of final approval (expected 2023) rather than in this Draft Charging Schedule document.</div></div>

5 Charging zones&nbsp;Charging Zones are set out in the accompanying map at Figure 1. The Exeter Local Plan First Review City Centre Inset Map provides a more detailed definition of the city centre which is used to determine retail charges. It is available from: <a href="http://pub.exeter.gov.uk/asp/local_plan/map_htm/city/city_072.htm">http://pub.exeter.gov.uk/asp/local_plan/map_htm/city/city_072.htm</a>&nbsp;We have also produced an <a href="https://exetersays.commonplace.is/map/cil-map">interactive map</a> to view the city centre area in more detail.6 How the chargeable amount will be calculated&nbsp;The amount to be charged for each development will be calculated in accordance with Schedule 1 of the Community Infrastructure Levy Regulations 2010 (as amended). For the purposes of the formulae in Schedule 1, the relevant rate (R) is the rate for each charging zone/use shown in Table 1.&nbsp;7 Statutory complianceThe Charging Schedule will be issued, approved and published in accordance with the CIL Regulations 2010 (as amended) and Part 11 of the Planning Act 2008 (as amended).8 Further informationFurther information on the Community Infrastructure Levy is available on the Council&rsquo;s website:<a href="https://exeter.gov.uk/planning-services/payments-from-developers/communityinfrastructure-levy-cil/what-is-the-cil/" rel="noopener noreferrer" target="_blank">https://exeter.gov.uk/planning-services/payments-from-developers/communityinfrastructure-levy-cil/what-is-the-cil/</a><img src="https://res.cloudinary.com/commonplace-digital-limited/image/upload/v1669993234/projects/62b9a83ee0be2b0782bd8556/pwyqhtwvfovlkjkp6fp1.png" class="fr-fic fr-dib" alt="Figure 1: Cil Charging Schedule Map showing the area that the charge applies - the city centre.">Figure 1&nbsp;Community Infrastructure Levy Charging ZonesAny organisation or individual may request the right to be heard at the subsequent Examination of the draft CIL Charging Schedule.&nbsp;This request must be received within the specified consultation period between 14th December 2022 and 25th January 2023. Please email&nbsp;<a href="mailto:CIL@exeter.gov.uk">CIL@exeter.gov.uk</a>&nbsp;with the name and organisation of the individual wishing to speak.