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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.
 

Reasons for the decision

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).
 

Alternative options considered

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.