Hillingdon Council is considering a borough-wide initiative to address declining street cleanliness, as raised in a motion by Councillor Elizabeth Garelick at a recent council meeting. The motion, held over from September, highlights a sharp decline in the presentation and cleanliness of residential streets across Hillingdon this year.

The council is considering a proposed Article 4 Direction to manage Houses of Multiple Occupation (HMOs), which the council believes will help improve the cleanliness of the borough. The council is scheduled to discuss a report recommending a new borough-wide immediate Article 4 Direction to manage the growth and impact of Houses in Multiple Occupation (HMOs).

If approved, this would remove permitted development rights for converting dwelling houses (Use Class C3) into small HMOs for up to six residents (Use Class C4). This means that planning permission would be required for all new small HMO conversions, giving the council greater control over their location and standards.

The report states that this action is needed to protect local amenity and the wellbeing of communities, citing evidence of:

  • A high number of HMOs with serious housing hazards .
  • A notable association between HMOs and anti-social behaviour (ASB).
  • A high volume of planning enforcement complaints related to HMO conversions.

The Article 4 Report notes that a previous motion at Full Council in July 2024 raised concerns about HMO conversions.

The council commissioned research, presented in appendix 2 of the Article 4 Report, to assess the scope and impact of HMOs.

The report states that there are an estimated 2,537 HMOs in the borough, which is equivalent to 8.7% of all private rented sector (PRS) dwellings.

The report also notes that HMOs can exhibit some of the worst housing conditions, with 30% of HMOs having at least one serious housing hazard, compared to the PRS average of 10%. While the specific hazards aren't detailed, the report links HMOs to issues like waste management and noise. The most common property-related ASB is flying tipping (34%), followed by various noise issues, which account for 15% of incidents. These issues negatively impact the area's appearance.

The report claims that there is a notable association between HMOs and anti-social behaviour (ASB), with 151 ASB incidents per 100 HMO dwellings, compared to 24.9 incidents per general private rented sector dwelling.

If the new borough-wide Article 4 Direction is approved, it will come into immediate effect, and the existing Article 4 Direction for HMOs covering the former Brunel and Uxbridge South wards will be cancelled on the same day. The council must confirm the new direction within six months to remain in force.

The council will also consider motions, as detailed in the Motions document. Councillor Elizabeth Garelick's motion, held over from the Council meeting on 11 September 2025, recognises that the presentation and cleanliness of residential streets across the whole borough have been in sharp decline this year.