Stronger Rules on HMOs Thanks to Lib Dem Action in Maidstone

Maidstone Borough Council has adopted a powerful new planning tool to manage the growth of shared housing—thanks to the leadership of Cllr Tony Harwood and the local Liberal Democrats.

The new Supplementary Planning Document (SPD) on Houses in Multiple Occupation (HMOs) sets out clear standards and restrictions that will help protect residential neighbourhoods from the negative effects of poor-quality or over-concentrated shared housing. It’s a major step forward in improving the quality of life for all local residents while giving planning officers the tools they need to make sound decisions.

Addressing a Real Problem

Over recent years, Maidstone has seen a sharp rise in the number of HMOs—properties where multiple unrelated tenants rent individual rooms. While HMOs provide important housing for students, health workers, young professionals, and many others, their concentration in some areas has led to real problems, including:

• Increased parking pressure
• Poor waste management
• Low-quality conversions and poor living accommodation
• Loss of traditional family homes and gardens

Residents and councillors alike have raised concerns about the impact on community cohesion, quality of life, health and safety, infrastructure, and street character.

New Administration, New Approach

After the 2024 local elections brought a new administration to Maidstone Borough Council, including the Liberal Democrats, Cllr Tony Harwood was appointed Cabinet Member for Planning Policy. Within weeks, he commissioned officers to begin work on a long-overdue HMO SPD, recognising that the borough lacked a coherent planning framework for managing this type of housing. This was a radical change in council policy, as the previous Conservative administration had long resisted taking action on HMOs.

Cllr Harwood described the new SPD as “a game-changer,” giving the council the ability to resist inappropriate conversions, drive up standards of accommodation and protect the integrity of established residential areas.

What the SPD Delivers

The HMO SPD—formally adopted in July 2025—includes a range of policies that will now guide the council’s planning decisions:

• Concentration limit: No new HMOs will be approved if more than 10% of homes within a 100-metre radius are already HMOs.
• No ‘sandwiching’: New HMOs will be refused if they flank both sides of a single-family dwelling, helping to maintain mixed communities.
• Improved HMO room standards: All bedrooms must have adequate natural light, and basement rooms will only be permitted in exceptional circumstances.
• Outdoor space and bin storage: All HMOs must provide usable outdoor amenity space and discreet, well-managed waste storage.
• Realistic parking requirements: Each HMO bedroom is treated as equivalent to a one-bedroom flat, ensuring proper parking provision.

Public Backing

During a four-week public consultation earlier in 2025, the council received an overwhelmingly positive response. 91% of respondents supported the tougher rules, particularly those addressing over-concentration, refuse management, and design standards. The SPD was then revised in light of this feedback before being formally adopted by the Council’s Cabinet.

A Clear Liberal Democrat Achievement

This 'game changing' SPD is a direct result of Liberal Democrat energy and leadership at borough level. By acting swiftly, Cllr Harwood and the new Cabinet have provided a clear policy framework that balances the housing needs of individuals with the broader interests of Maidstone communities.

It ensures that future HMO development will be better located, better designed, and more fairly distributed—helping to create a cleaner, safer, and more sustainable borough.

Link to HMO SPD HMO SPD - MBC Local Plan

Link to Maidstone Borough Council Local Plan: Further Guidance - MBC Local Plan