Naushabah Khan

It is an honour to serve under your chairmanship, Mr Dowd, and I am grateful to my hon. Friend the Member for Mansfield (Steve Yemm) for securing this debate. In my constituency, the rise of HMOs has been nothing short of dramatic. In particular, streets in Gillingham that were once lined with family homes are now dominated by houses in multiple occupancy, which have often been converted at speed and without proper oversight. Permitted development rights have enabled this trend, coupled with relatively low-cost housing and a limited licensing regime. In fact, my town was rather scrupulously promoted by one website as being among “the four hottest HMO investment areas.” I understand that behind each of those conversions lies a simple market logic. However, I also fear a quiet erosion of the social balance, which will change the shape of our communities. Like other Members, I do not oppose in principle the existence of shared housing, or HMOs—we need them. The demand for HMOs exists among students, key workers and professionals, who are often priced out of traditional tenures. However, the problem is that when such conversions happen en masse in one area, and when the planning system is unable to manage that pace or even to track the number of HMOs, the cumulative impact is the fury that we all see at our surgeries and in our inboxes. Members will be aware that the root of this issue is structural. Conversions can take place under permitted development rights and therefore they can bypass planning consent altogether. Once councils such as mine, Medway council, have a mountain of evidence to support them, they can issue an article 4 direction, a licensing scheme and supplementary planning documents. However, by that time half the street has already been converted. We all know that saturating an area with one housing tenure type is never a good idea; it can create not only social challenges, but problems in the local housing market. That is why now is the time for a strategic approach. We must empower our councils to act.