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There can be no doubt there has been continuing demand to create more houses of multiple occupation (HMOs) across Greater Manchester in recent times, writes Chris Gee. Shared living can be cost-effective in a period of rapidly rising rents, with many tenants choosing HMOs because they’re cost-effective with utilities and bills often included in the rent. HMOs can also be an attractive option for landlords with their popularity meaning fewer vacant rooms and a steady, reliable rental income stream.
Breightmet in 1960 However, many residents and local politicians have expressed fears about the nature of HMOs ‘changing neighbourhoods’, with reservations that the proliferation of such housing could be classed as uncontrolled development at the expense of existing communities. The entire membership of Bolton Council, regardless of party, agreed to call on the government to regulate small HMOs . The meeting heard that figures presented in February showed the number of HMOs in Bolton had, in recent years, increased from approximately 170 to more than 720.
The council has called government to reverse the changes introduced in 2010 which removed the requirement for planning permission for small houses of multiple occupation (six and below). Last year, a Salford council report found that larger, family-type homes being turned into HMOs are ‘impacting social cohesion’ and adding ‘pressure to local services.’ READ MORE: Bolton Council passes motion on HMO planning permission Bolton Council hear number of HMOs have increased by hundreds Horwich HMOs not being used by Ministry of Justice, MP says Street scene in Breightmet The borough saw a total of 1,254 new HMOs set up between 2017 and 2023, according to council data.
Ordsall was the area most impacted by the spike – from three known HMOs in 2017 to 437 by 2023. Speaking at the time, Salford Mayor Paul Dennett blamed the increase on the ‘chronic under supply of council housing’, as well as the homelessness crisis impacting the city. The council’s HMO planning document now states that permission to expand or set up new HMOs ‘will not normally be granted’ in cases where the number of HMOs exceeds or will exceed 10 percent of all residential properties within a 100-metre radius of the planning application.
The Local Democracy Service visited Breightmet, where several former family homes have been converted to HMOs. One resident, said some people living there were considering selling up and moving out as the area changes. He said: “It’s traditionally a family suburban street with a mix of families with young children and senior citizens.
“The houses have served as starter homes for young people starting out on the ladder. “Others living here are of pensionable age and are fearful of the implications of a residence cramming so many people together, and the type of residents it may attract. “Several have indicated that they feel they are being driven from homes they have occupied for many years and are considering selling up.
” Another resident, a woman in her 70s, said: “This was once known as one of the nicest streets in the area. “Having people in HMOS without really putting down roots can’t be good for community.” Breightmet councillor, Sean Fielding, who proposed the Bolton Council motion previously said: “HMOs are an important part of the housing mix, but without being able to control them through the planning system they have ended up concentrated on certain streets, including in parts of my ward of Breightmet.
“They have also caused the loss of desperately needed family homes in areas of high demand.” In Horwich on the other side of Bolton borough a campaign group was launched earlier this year called ‘Say No To HMO Horwich’. They have launched a petition on Change.
org entitled ‘Stop the Over-development of HMOs – Protect Family Homes in Horwich’. It states: “In the last year, our community has seen a rapid increase in HMOs. “While we understand the need for affordable housing options, the unchecked proliferation of HMOs is having a negative impact on our area, reducing the number of family homes, overburdening local infrastructure, and altering the fabric of our neighbourhoods.
“This is not a campaign against the people who live in HMOs, but against a policy that allows uncontrolled development at the expense of our existing community. “We believe that local families deserve a chance to remain in the area, and that housing policies should prioritise a balanced and sustainable approach.” Typical planning applications for HMOs say they play a vital role in addressing the growing demand for affordable living, particularly in urban areas where housing costs have risen sharply.
Applications argue that HMOs offer a more affordable housing option by allowing tenants to rent individual rooms in shared accommodation, rather than having to bear the cost of an entire property . Many say they target students, young professionals, and low-income individuals who may otherwise struggle to access the private rental market. Landlords says they provide flexibility in tenancy arrangements, often offering shorter-term leases compared to traditional rentals.
One recent application, said: “HMOs offer a practical, flexible, and affordable living solution that meets the needs of individuals who might otherwise be priced out of the housing market, while also alleviating housing demand pressures on local governments.”.
