Issue - decisions

1.

Title of Item/Report

Houses in Multiple Occupation Supplementary Planning Document and Article 4 Direction

2.

Record of the Decision

Consideration was given to a report on Houses in Multiple Occupation Supplementary Planning Document and Article 4 Direction.

The report outlined activities undertaken in the preparation and consultation on a Houses in Multiple Occupation Supplementary Planning Document and Article 4 Direction following the resolution of Cabinet / Council in January 2026. The report sought adoption of the Houses in Multiple Occupation Supplementary Planning Document and outlined the next steps in relation to confirmation of the Article 4 Direction.

The Houses in Multiple Occupation SPD (Appendix A of the report) had been prepared following the resolution of Council in January 2026 and if adopted would apply to planning applications for new houses of multiple occupation whether that be a new build or through the conversion of an existing property. The document had been produced to ensure proposals for Houses of Multiple Occupation contributed positively to making places better for people, improving standards of accommodation, and reducing detrimental impacts on neighbours. It assisted in the interpretation of policies within the Stockton-on-Tees Local Plan and sets out guidance and good practice for planning applicants to enable the delivery of better planning outcomes.

The SPD had been prepared in accordance with Government legislation and guidance and had been subject to public consultation in accordance with regulations. The public consultation period on the draft SPD took place between 19th March and the 17th April 2026. A total of 13 responses were received on the contents of the draft SPD. These responses could be summarised as falling into 3 categories:

•         Organisations- Natural England, Coal Authority, Home Office, Prism Planning, North Yorkshire Council, Historic England

•         Local Resident- 6 local residents

•         Ward Councillor- one response

A consultation statement (Appendix B of the report) had been prepared which contained comments / main issues raised alongside the council’s response to them.

Also provided were screening assessments in relation to the Strategic Environmental Assessment (SEA) and Habitats Regulations Assessment (HRA) have been undertaken and are available within Appendix C and D of the report respectively.

It was recommended that the SPD document (Appendix A of the report) and its technical appendices (Appendices B to D of the report), be adopted which would enable them to be a material consideration in planning applications for relevant proposals. Following adoption, the documents would be made available in the Council’s main office, on the Council’s website and in public libraries across the Borough. Members should also be aware that legislation makes provision for individuals / organisations to pursue a legal challenge regarding SPDs, and this would end 3-months after adoption of the documents.

In accordance with The Levelling-up and Regeneration Act 2023 (Commencement No. 11 and Saving and Transitional Provisions) Regulations 2026 the Council can adopt Supplementary Planning Documents until 30th June 2026. Adopted SPDs would continue to be a material consideration but they would cease to have effect upon adoption of a new Local Plan.

Following the resolution of Cabinet in January 2026, notice had been given that the Council had made a Direction under Article 4(1) of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended). Notice was given on 18th March 2026, and a period of consultation was undertaken from 19th March and the 17th April 2026.

If confirmed the direction would require planning consent for the change of use of a building within Class C3 (dwelling houses) to a use falling within Class C4 (houses in multiple occupation) through the removal of permitted development rights for this type of development. The Direction would apply to the entire area of the Borough of Stockton-on-Tees.

During the consultation period 18 representations were received. These responses could be summarised as falling into 2 categories:

•         Organisations- Natural England, Coal Authority, Home Office, Prism Planning, National Residential Landlords Association, Stockton Liberal Democrats, The Canal & River Trust, North Yorkshire Council, Historic England.

•         Local Resident- 9 local residents

These representations must be taken into account by the local planning authority in deciding whether to confirm the direction. Having considered and taken into account the representations received (which are available within Appendix H of the report), the local planning authority intends to confirm the Article 4 Direction. Necessary processes would be undertaken, in accordance with the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) to confirm the Direction which would come into force on Monday 22nd March 2027.

Cabinet RESOLVED that:

1. The contents of the report be noted.

2. The comments of Planning Committee in relation to the Houses in Multiple Occupation Supplementary Planning Document be noted.

Recommended to Council that:-

3. Council notes and considers comments of Planning Committee in relation to the Houses in Multiple Occupation Supplementary Planning Document.

4. The adoption of the Houses in Multiple Occupation Supplementary Planning Document (Appendix A) and its accompanying technical appendices (Appendices B to D).

5. Delegation of the authority to approve non-material and minor alterations to the SPD and its accompanying technical appendices to the Director of Regeneration and Inclusive Growth in consultation with the Cabinet Member for Regeneration and Housing, prior to publication.

3.

Reasons for the Decision

To note updates in relation to the Article 4 Direction and adopt new planning guidance, in the form of a Supplementary Planning Document (SPD). The SPD reflects the adopted Local Plan and sets out clear and effective methods of implementing planning policies to aid colleagues, developers, the community and any other interested party.

4.

Alternative Options Considered and Rejected

None

5.

Declared (Cabinet Member) Conflicts of Interest

None

6.

Details of any Dispensations

None

7.

Date and Time by which Call In must be executed

Not applicable – recommendations 1 and 2 for noting only and 3,4 and 5 are Council decisions.