Tonbridge and Malling Borough Council has reopened its public consultation on tightening planning controls for Houses in Multiple Occupation (HMOs). The council has extended the designated zones covered by an Immediate Article 4 Direction following a Cabinet decision in October.
Under the expanded measure, property owners in specified areas across the borough will be required to seek formal planning permission before converting a standard family home into a small HMO housing up to six people. Previously, conversions of this size fell under permitted development rights and did not require a planning application.
An HMO refers to any residential property shared by several occupants from different households who share communal amenities such as kitchens or bathrooms.
Target Consultation Areas
The Immediate Article 4 Direction covers targeted locations across the borough, including:
- Aylesford North & Aylesford South
- Kings Hill
- Larkfield
- Snodland East & Snodland West
- Tonbridge
- Walderslade
The council confirmed that feedback submitted during the previous consultation phase remains valid and will automatically be considered, meaning previous respondents do not need to re-submit their comments.
Planning Controls vs. HMO Licensing
By enforcing planning applications for HMO conversions, the council gains the statutory authority to evaluate the broader cumulative impact of new HMO developments on neighbourhood infrastructure, parking, and local character before deciding whether they should go ahead.
Public Amenity Perspective
Councillor Robin Betts, Cabinet Member for Housing, Environment and Economy, emphasized that the decision addresses a key limitation in existing property regulations:
“This extended consultation gives people the opportunity to share their views on how future HMO development should be managed and its impact on local communities and its services. We consider this to be a preventative measure to ensure any increase in HMO development is considered from a public amenity perspective, which is not something we can do under the HMO licensing regime, which focuses on safety and compliance within the property.”
Consultation Deadline and How to Respond
The public consultation is active and will remain open for community feedback until 18 December 2026. Local residents, business owners, and landlords within Tonbridge and Malling are encouraged to submit their views on the proposed planning controls during this period.
Further information, including maps showing the areas covered and details of how to comment, is available at www.tmbc.gov.uk/hmo-consultation.
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