Decision details

To confirm the Non-Immediate Article 4 Direction for outer Wisbech (Wisbech North, Wisbech Walsoken and Waterlees, and Leverington and Wisbech Rural), which removes permitted development rights allowing the change of use from a dwellinghouse (Use Class C3) to a small house in multiple occupation (HMO) (Use Class C4), and vice versa, without the need for planning permission.

Wisbech has experienced a noticeable increase in the number of houses being converted into small Houses in Multiple Occupation (HMOs). While HMOs provide an important source of affordable housing—often for younger people, low-income households, and migrant workers—high concentrations of poorly managed HMOs can lead to a range of social, economic, and environmental challenges.

Ordinarily, property owners can convert a dwellinghouse (Use Class C3) to a small HMO (Use Class C4) without planning permission, under permitted development rights. However, on 24 February 2025, Full Council agreed to introduce two Article 4 Directions to remove this automatic right in defined areas, including a Non-Immediate Article 4 Direction covering outer Wisbech.

Following this decision, a four-week public consultation was held, generating 39 responses—primarily from residents. There was strong overall support for the Council’s approach, which is seen to improve housing standards and better manage neighbourhood impacts.

This decision seeks to confirm the Non-Immediate Article 4 Direction made on 24 February 2025. In accordance with legislation, a non-immediate Article 4 Direction must be confirmed within twelve months of it being made to come into force. Confirmation will remove permitted development rights within the designated area, so that planning permission will be required for any future changes of use between dwellinghouses and small Houses in Multiple Occupation (HMOs).

The only alternative considered was not confirming the Non-Immediate Article 4 Direction and allowing it to lapse. This was not appropriate, as the original reasons for introducing the Direction remain valid. The public consultation showed strong support, with no significant objections, and the Secretary of State raised no concerns, indicating satisfaction with the evidence provided.