Letter: HMO Restrictions Are So Important for Guildford

Published on: 22 Jan, 2026
Updated on: 21 Jan, 2026

Map showing number of HMOs in the Appegarth Avenue area GBC

By Bilal Akhtar

borough councillor for Worplesdon and deputy Conservative group leader at GBC

See: Lib Dems Under Fire Over Their Statement on Family Home Conversions

Guildford is a town that thrives on balance. It is home to families, students, professionals, and long-established communities, all of whom contribute to its character and success.

However, that balance is increasingly under pressure, particularly from the growing concentration of Houses in Multiple Occupation (HMOs). This is why Article 4 directions [a planning tool used by UK local authorities to remove specific Permitted Development rights in a defined area or for particular properties] are so important for Guildford’s future.

Article 4 does not ban HMOs. Instead, it removes automatic permitted development rights, meaning proposals to convert family homes into HMOs must go through the planning process. This ensures residents and the council have a voice, allowing decisions to be made thoughtfully rather than by default.

Wards such as Onslow, Stoke, and Westborough already experience some of the highest HMO concentrations in the borough.

In Onslow, around one in five homes (20 per cent) is an HMO, with some streets even higher. The Friary & St Nicolas area (the former council ward has now been divided) follows closely at 19 per cent, while Westborough is approximately 15 per cent. At this scale, the cumulative impact on parking, refuse collection, noise, and day-to-day living becomes difficult to ignore.

These figures, however, do not capture the full picture. They largely reflect HMOs that required planning permission and exclude smaller HMOs created under permitted development rights. The true number of HMOs in these wards is likely significantly higher, reinforcing the need for Article 4.

Residents frequently raise concerns about the pressure on local services and the constant turnover of occupants. Over time, high concentrations of HMOs can alter the character of neighbourhoods, making it harder for families and long-term residents to remain and weakening community cohesion.

Guildford is not alone in facing this challenge. Councils including Oxford, Nottingham, Leeds, Bristol, and Reading have introduced Article 4 Directions after recognising that unchecked HMO growth can permanently change neighbourhoods.

Their aim is not to prevent shared housing but to manage it responsibly and protect a balanced housing mix.

Student accommodation and shared housing are vital for Guildford, home to a leading university and one of the region’s most important hospitals. The town relies on students, healthcare professionals, and other key workers who need flexible and affordable places to live.

HMOs and purpose-built accommodation support these institutions and the local economy. The challenge is ensuring this demand is met without overwhelming established residential areas.

Article 4 is ultimately about balance, fairness, and good planning. It ensures Guildford can grow sustainably which will allow students, key workers, families, and long-term residents to thrive together. Used properly, it protects neighbourhoods today and preserves the town’s character for future generations

Responses to Letter: HMO Restrictions Are So Important for Guildford

Howard Smith Reply

January 22, 2026 at 9:46 am

I very much welcome Bilal’s support on an issue of huge concern – particularly in my ward of Westborough where HMO approvals have, in my view, and that of many local residents, got out of control.

I would, though, query how has he voted on this issue in GBC committee meetings over the last two and a half years? As he points out himself, policy over change of character is in place. It can be used and was effective when the two in Applegarth Avenue were recently turned down.

But in any case, I welcome his support and hope we can persuade other parties at GBC to give support too.

Howard Smith is a Labour borough councillor for Westborough
- Bilal Akhtar Reply
  
  January 22, 2026 at 3:47 pm
  
  I thank Cllr Howard Smith for his comment and I want to acknowledge that he has been consistently and passionately raising concerns about HMOs for the last couple of years, particularly in Westborough. That sustained focus deserves recognition.
  
  On my past voting record, it is true that I have previously supported HMO applications. Those decisions were not an endorsement of uncontrolled HMO growth but reflected the fact that Guildford has lacked a clear and robust policy specifically dealing with HMOs. The “change of character” policy has only been used in two applications, which underlines both its limited scope and the difficulty of relying on it as a primary tool.
  
  The recent refusals at Applegarth Avenue show that the policy can be effective in certain circumstances, but this also highlight the inconsistency in committee decision-making in the past and the need for a stronger, more clearly defined approach.
  
  I welcome the support on this issue and share the hope that we can build cross-party backing at GBC for a clearer, more consistent framework that better reflects resident’s concerns.
  
  Bilal Akhtar is a Conservative borough councillor for Worplesdon
H Trevor Jones Reply

January 22, 2026 at 11:30 am

Does it really make any difference to the overall housing provision needs or to refuse collection whether a house is occupied by a single family of, say, four related people or four separate friends sharing the house together?

I can see that it will affect education provision needs and might affect parking, in that a family probably will want a car or even two whereas, at least in the central area, four friends living together but independently might not need any cars at all.