Tonbridge & Malling Borough Council’s Cabinet considered a proposal on 6 October 2026 to restrict the conversion of family homes into houses of multiple occupation in several named areas, following a commissioned evidence review.

Residents in parts of Tonbridge, Snodland and East Malling could see new controls placed on houses of multiple occupation (HMOs) after Tonbridge & Malling Borough Council’s Cabinet considered a proposal to make an Article 4 Direction at its meeting on 6 October 2026.

What is being proposed and where

Under permitted development rights, a standard dwelling can currently be converted into a small HMO — housing between three and six unrelated people — without the need for planning permission. An Article 4 Direction removes that right in a defined area, meaning any such conversion would require a full planning application.

Officers recommended that Cabinet approve a non-immediate Article 4 Direction covering parts of the Judd, Vauxhall, and Cage Green & Angel wards in Tonbridge, as well as Snodland and East Malling. The specific boundaries were set out in maps attached to the report as Annex 2.

The proposal followed an evidence review carried out by planning consultancy DHA, commissioned after the Housing & Planning Scrutiny Select Committee considered HMO issues in May 2026 and Full Council agreed to fund the evidence base work in July 2026. The council’s adopted Local Plan contains no specific policies on HMOs.

Why a non-immediate direction

Officers recommended a non-immediate rather than an immediate direction specifically to reduce financial risk. The report noted that an immediate direction can trigger compensation claims under sections 107 and 108 of the Town and Country Planning Act 1990 from anyone already in the process of setting up an HMO. A non-immediate direction avoids that exposure.

The report identified potential negative impacts associated with high concentrations of HMOs, including poor refuse management, anti-social behaviour, noise and nuisance, pressure on parking, increased crime, and negative effects on residential character and community cohesion. It also acknowledged that HMOs provide an important source of low-cost accommodation for single people, young professionals, key workers and those on lower incomes.

Consultation and next steps

Officers recommended that Cabinet agree to a six-week local consultation beginning on Friday 9 October 2026. The consultation was described as targeted rather than contacting every home or business owner in the affected areas, with local ward members and parish councils to be briefed and social media used to publicise it. Subject to no significant issues arising, a review and conclusion report was expected to be brought back to Cabinet in December 2026.

The report noted that areas considered during the evidence review but not proposed for designation at this stage were not permanently excluded, and that additional Article 4 Directions covering further areas could be pursued in future if evidence warranted it.

The council had not published the minutes of the meeting at the time of writing, so the committee’s decision is not yet on the public record.

Sources

Top image: illustrative, computer-generated. Illustrative AI-generated image. This is not a photograph of any street in Tonbridge, Snodland or East Malling.