Houses in Multiple Occupancy IPGN

The Houses in Multiple Occupation Interim Planning Guidance Note (IPGN) (PDF, 301 KB) was approved by Cabinet in February 2026.

About this guidance

This IPGN explains how Fenland District Council will assess planning applications for Houses in Multiple Occupation (HMOs).

HMOs play an important role in meeting local housing needs. However, because they accommodate several unrelated individuals, they can raise specific planning issues, including impacts on living conditions, noise, parking, waste storage and the character of an area. This guidance helps ensure that HMOs are well designed and managed, so they provide acceptable living environments for residents while protecting the amenity of surrounding communities.

The guidance applies to small HMOs (Use Class C4) in areas where permitted development rights have been removed, and to large HMOs (Sui Generis).

What the guidance covers

The guidance sets out the planning considerations that will be used to assess HMO proposals, including internal space standards, amenity provision, noise, parking, waste management and impacts on neighbourhood character.

It complements the HMO licensing regime but focuses specifically on planning matters. Meeting licensing requirements alone does not guarantee planning approval. Planning permission may be refused where proposals fail to meet design standards or would result in unacceptable harm to residential amenity or the character of the area.

Consultation and updates

As this is an interim guidance document and does not introduce new planning policy, no formal public consultation was carried out before it was approved.  The Council welcomes feedback from anyone using the guidance. It will be reviewed and updated where necessary, for example if national planning policy changes, new local policy is adopted, or further clarification is needed to support effective decision‑making while the new Local Plan is being prepared.

Feedback can be sent via email to planningpolicy@fenland.gov.uk