localplan.maidstone.gov.uk

Further Guidance


HMO SPD Consultation

Maidstone Borough Council is inviting residents, landlords, and relevant stakeholders to take part in the consultation for the:

The consultation will run from 31st March to 27th April, and we welcome your input.

Why we are consulting

The Council recognises the important role HMOs play in providing affordable housing for a wide range of residents, including young professionals, students, and key workers. However, concerns have been raised regarding the impact of HMOs on local communities. This SPD aims to:

  • Improve the quality of HMO accommodation in Maidstone
  • Minimise potential adverse effects on neighbouring properties
  • Balance the need for family homes with the demand for HMOs
  • Provide a clear and consistent framework for HMO planning applications

How the proposed HMO SPD may affect you

If you are a resident: If you live in a neighbourhood with HMOs, the SPD aims to ensure new developments are well-managed and do not negatively impact the local community. This includes addressing concerns about parking, waste management, and neighbourhood character.

If you are an HMO tenants: The SPD seeks to improve living conditions in HMOs by promoting better housing standards, ensuring safe and high-quality accommodation for tenants.

If you are an HMO planning applicant: Clearer guidelines on HMO planning applications will help you understand requirements, avoid potential refusals, and support responsible property management.

If you are a landlord, HMO licence holders, or letting agent: The SPD will provide planning guidance as well as references to relevant non-planning guidance to help you comply with regulations and local policies.

Relevant organisations & stakeholders: Your input will help shape the SPD to balance HMO demand with local communities’ needs, ensuring that Maidstone remains a great place to live for everyone.

How to get involved

We’d really appreciate a few minutes of your time to complete our survey. Your responses will help inform the final SPD. You can submit comments through:

A paper response form can be requested by calling 01622 602000. Completed forms should be returned by post to:

  • Strategic Planning, Maidstone Borough Council, Maidstone House, King Street, Maidstone, Kent, ME15 6JQ

When to submit responses

All responses must be submitted by 23:59 27th April 2025.

What happens next

Your feedback will help shape the way HMOs planning applications are dealt with in Maidstone. After the consultation period closes, we will:

  • Review and analyse all feedback received.
  • Make necessary amendments to the SPD based on public and stakeholder input.
  • Present a final version of the document for adoption by the Council later this year.

Once adopted, the SPD will become an important material consideration when determining future HMO planning applications.

Frequently asked questions

What is a Supplementary Planning Document (SPD)?

A Supplementary Planning Document (or SPD) is not a statutory development plan document and therefore does not introduce new policies or requirements. It helps in the interpretation and application of existing policies in the Local Plan Review 2021-38 to help applicants make successful planning applications.

Once adopted, it becomes an important material planning consideration for the council when determining planning applications.

How does this HMO SPD relate to the Local Plan Review 2021-38?

The proposed HMO SPD expands on relevant policies in the Local Plan Review 2021-38, offering guidance on how they should be applied in practice. These policies are:

  • Policy LPRHOU2: Residential Extension, Conversions, Annexes, and Redevelopment within the Built Up Area;
  • Policy LPRSP15: Principles of Good Design; and
  • Policy LPRQD7: Private Open Space Standards.

Decision to launch the draft HMO SPD consultation

On the 5th of March, 2025, the Planning and Healthier Stronger Communities Policy Advisory Committee (PAC) recommended the draft HMO SPD, the Consultation Statement, and the four-week consultation period to the Cabinet for approval. More details of the PAC’s discussion are available via this link.

On the 19th of March, 2025, the Cabinet approved the draft HMO SPD, the Consultation Statement, and the consultation period. More details of the Cabinet’s decision are available via this link. The consultation was approved to run between 31st March – 27th April 2025.

Consultation compliance

Consultation will be consistent with the Government’s regulations and the Council’s Statement of Community Involvement (SCI).

The document will be made available on the Council’s website and hard copies will be placed at inspection points. The Council will publicise it through press releases, social media and on its website. We will notify all relevant people and organisations on its planning policy consultation database. Additionally, HMO licence holders and managers, letting agents, and relevant organisations will also be contacted to make aware of the consultation.

In line with the Strategic Environmental Assessment (SEA) Regulations, the Council is also consulting statutory bodies on the Draft Screening Report for Strategic Environmental Assessment (SEA) and Habitat Regulation Assessment (HRA) prior to determining whether an environmental assessment for the proposed HMO SPD is required. This is taking place in parallel with the HMO SPD public consultation. The three statutory bodies are:

  • The Environment Agency
  • Historic England
  • Natural England

Where can I view a hard copy of the proposed HMO SPD?

The proposed HMO SPD and Consultation Statement will also be available for inspection at the following locations:

Location

Address

Opening times

Council offices, Maidstone House

King Street, Maidstone, ME15 6JQ

Monday to Thursday 09.00 to 16.30; Friday 09.00 to 16.00.

Allington Library

Castle Road, Maidstone ME16 0PR

Tuesday, Wednesday, Friday 09.00 to 17.00 (closed 13:00 – 14:00); Thursday 2pm-5pm, Saturday 9.00 to 13.00

Bearsted Library

Bearsted Rail Station, Ware Street, Bearsted ME14 4PH

Monday, Tuesday, Thursday, Friday 10.00 – 17:00 (closed 13:00 – 14:00); Saturday 09.00 to 13.00

Coxheath Library

Heath Road, Coxheath ME17 4EH

Monday, Thursday and Friday 09.00 – 17.00 (closed Midday – 13:00); Tuesday 14.00 – 17.00; Saturday 09.00 – 13.00

Headcorn Library

Kings Road, Headcorn TN27 9QT

Monday 14:00 – 17:00; Tuesday, Thursday & Friday 9.00 – 17.00 (closed 13:00 – 14:00); Saturday 09.00 – 13.00

Kent History and Library Centre

James Whatman Way, Maidstone ME14 1LQ

Monday 10.00 – 17.00; Tuesday to Saturday 09.00 – 17.00

Lenham Library

11 The Square, Lenham ME17 2PQ

Monday and Thursday 09:00 – 17.00 (closed 13:00 – 14:00); Tuesday & Friday 09.00 – 14.00; Saturday 09.00 – 13.00

Madginford Library

Egremont Road, Bearsted ME15 8LH

Monday, Tuesday & Friday 09.00 – 17.00 (closed 13:00 – 14:00); Wednesday 14.00 – 17.00; Saturday 09.00 – 13.00

Marden Library

High Street, Marden TN12 9DP

Tuesday, Wednesday, Thursday & Friday 10.00 –17.00 (closed 13:00 – 14:00); Saturday 09.00 to 13.00

Shepway Library

17 Northumberland Court, Northumberland Road, Maidstone ME15 7LW

Monday 14.00 – 17.00; Tuesday, Wednesday and Thursday 10.00 – 17.00 (closed 13:00 – 14:00) Friday 10.00 – 13.00; Saturday 09.00 – 13.00

Staplehurst Library

The Parade, High Street, Staplehurst TN12 0LA

Tuesday, Wednesday, Thursday and Friday 10.00 – 17.00 (closed 13:00 – 14:00); Saturday 09.00 – 13.00

Yalding Library

Adin Coates House, High Street, Yalding ME18 6HU

Monday, Thursday and Friday 13.00 – 17.00; Tuesday 9.00 – 17.00 (closed 13:00 – 14:00); Saturday 09.00 – 13.00

Evidence base

Relevant contacts

For any further inquiries please contact:

National Policies

The National Planning Policy Framework (NPPF) was introduced in March 2012 and replaces all former government guidance. The NPPF provides guidance to local authorities and other agencies on planning policy and the operation of the planning system.

The National Planning Practice Guidance was released in draft by Government in August 2013 to support the NPPF and to make it more accessible. The draft guidance was formally adopted in March 2014.

Local Guidance

We've also adopted supplementary planning documents (SPD) and endorsed supplementary guidance documents (SG). They provide additional guidance on local and national planning policies:

Affordable and Local Needs Housing Supplementary Planning Document

Maidstone Borough Council has recently adopted its local plan (October 2017) and this included a commitment to produce an Affordable and Local Needs Housing Supplementary Planning Document. The Affordable and Local Needs Housing Supplementary Planning Document provides further advice on how relevant housing policies in the adopted local plan are to be implemented.

We asked for your views on the matters covered within the document. The consultation opened on the 7th October 2019 and closed at 5pm on 18th November 2019.

Transport Strategies

Our Integrated Transport Strategy gives us a framework for making decisions on transport issues around the borough. Specifically on addressing problems with our existing transport network and it's long term development.

Our Walking & Cycling Strategy brings together a number of actions and policies promoting walking and cycling in the borough, including building new infrastructure to support it.

Both strategies were adopted on 13 September 2016.

Additional Studies and Guidance

We'll continue to prepare additional studies which are a material consideration in the planning process.

They'll help to support future reviews of our local plan, other policy documents and may also be used when making decisions on planning applications.

London Road walking and cycling assessment (2019)

Maidstone walking and cycling assessment (2018)

Building for Life 12 (2018)

Delivering Growth (2017)

Community Facilities in North Ward Feasibility Study (2017)

Community Facilities in Otham Report (2022)

Guide for Opportunity sites

Development Management Housing Intensification Advice Note (2023)

Shop Front Design Guidance (2023) Effective from: 26/04/2023 Decided: 18/04/2023 by Lead Member for Planning and Infrastructure

Used from 1 January 2018

Air Quality Guidance (2017)

Public Art Guidance (2017)

Green and Blue Infrastructure Strategy: Action Plan (2017)

Maidstone Tri Study (2017)


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