Two checks, not one approval
Planning and HMO licensing are separate processes. A licence does not establish planning permission, and a planning approval does not replace a required licence. Newcastle’s official HMO guidance explains that both may be needed.
Understand the planning proposal
Small shared HMOs with three to six occupants generally fall within Class C4; larger HMOs generally fall outside that class. The lawful existing use, proposed occupation and any restrictions need checking before deciding the route.
For an initial discussion, describe how the property is occupied rather than relying on a marketing label such as “licensed investment”. Include proposed increases in residents and any conversion into self-contained accommodation.
Check licensing separately
GOV.UK’s licensing guidance says a large HMO generally needs a licence where five or more people form more than one household, share facilities and at least one pays rent. Smaller properties may also require a licence under local arrangements. Check applicability and exemptions with the council’s licensing team.
Notice that the licensing and planning thresholds are different. Do not use the word “large” without checking which system is being discussed.
Ask for both records before committing
- Planning decisions, approved plans, certificates and conditions.
- The current licence, licensed occupancy and any licence conditions.
- A dated account of the actual use and occupancy.
- Details of the proposed layout and maximum number of residents.
Our planning appointment covers the agreed planning work. Obtain separate licensing advice where needed and ask your solicitor to check the transaction documents. Keep unresolved items visible in your purchase appraisal.