HMO Conversions in Enfield: Everything You Need to Know

Converting a property into a House in Multiple Occupation (HMO) in Enfield can be a viable development strategy in response to rental demand and affordability pressures. However, in light of Enfield's borough-wide Article 4 Directionand stringent local policies, success hinges on technical accuracy, planning foresight, and regulatory compliance.

This guide is written for planning consultants, architects, and developers seeking a technically robust framework to deliver compliant, high-quality HMO developments in Enfield.

What is an HMO?

An HMO is defined as a property occupied by three or more unrelated individuals who share facilities such as kitchens, bathrooms, or WCs. HMOs are subject to enhanced planning scrutiny due to their potential cumulative impacts on housing quality, residential character, and neighbourhood amenity.

Do You Need Planning Permission in Enfield?

Yes. Enfield has removed permitted development rights for Class C4 HMOs under a borough-wide Article 4 Direction. This means any conversion to an HMO now requires full planning permission.

Relevant Planning Policies

Enfield Development Management Document (DMD):

• DMD 5: Residential Conversions

• DMD 6: Residential Character

• DMD 8–10: Design, Amenity Space & Distancing

• DMD 45: Parking Standards

• DMD 47: New Waste Storage Facilities

Enfield Core Strategy:

• Policy 5: Housing Types

• Policy 6: Maximising Housing Choice

London Plan (2021):

• Policy D3 – Design-led approach to optimise site capacity

• Policy D6 – Housing quality and standards

• Policy H11 – Purpose-built shared living

• Policy T5 – Car and cycle parking standards

Key Planning Criteria for HMO Applications

To comply with DMD 5, applications must demonstrate:

1. Conformity with Housing Mix and Local Character

• No more than 20% of properties on any road should be HMOs.

• No more than 1 in every 5 adjacent properties should be converted.

• Schemes should avoid clustering, over-intensification, or undermining family housing provision (Core Policy 5).

2. High-Quality Accommodation (London Plan D6 & NDSS)

Minimum internal room sizes must meet or exceed national space standards:

• Single bedroom (with shared kitchen): 6.51m²

• Double bedroom (with shared kitchen): 10.22m²

• Single room with kitchen: 10.2m²

• Double room with kitchen: 13.9m²

In addition:

• Bedrooms must receive natural daylight via a glazed window sized at ≥10% of floor area.

• Each room must be capable of reaching 21°C in winter months.

• Adequate ventilation and ceiling heights (≥2.3m) are required.

3. Shared Facility Standards (Enfield’s HMO Technical Guidance)

• Kitchens:
  – Minimum 6m² for up to 5 residents
  – Minimum 11m² for 6–10 residents

• Bathrooms & WCs:
  – 1 bathroom per 5 occupants
  – Toilets may be separate or combined with bathrooms.

4. Fire Safety (HHSRS-Compliant)

• Mains-wired smoke detectors in all habitable rooms and escape routes.

• Fire doors with intumescent strips and closers.

• Protected means of escape assessed by a competent person or risk assessor.

• Fire Strategy may be required at submission stage.

5. Waste and Refuse Provision (DMD 47)

• Secure, screened refuse storage compliant with Enfield’s waste design guidance.

• Bins must not obstruct the public realm or detract from the street scene.

• Storage areas must be integrated within the site layout.

6. Car and Cycle Parking (DMD 45 / London Plan T5)

• Car-free or car-lite developments are preferred in PTAL 3+ areas.

• Provision of secure, covered cycle storage is mandatory (1 per bedroom minimum).

• On-site car parking must not result in excessive hardstanding or contravene front garden policies.

Licensing Requirements

Planning permission is not a substitute for a licence. Enfield enforces a two-tier HMO licensing scheme:

Licence TypeOccupancy RequirementAdditional Licence3–4 unrelated occupantsMandatory Licence5 or more unrelated occupants

Licensing enforces:

• Fire safety and electrical compliance

• Amenity and facility provision

• Management standards under the Housing Act 2004

⚠️ Common Pitfalls to Avoid

• Submitting non-compliant drawings without scale bars, waste details, or elevations

• Failing to undertake pre-app engagement for sensitive or constrained sites

• Assuming permitted development rights remain available

• Underestimating the impact of neighbour objections

• Ignoring cross-over issues between planning and building regulations

💡 Advanced Considerations

📍 Flood Risk Areas

If the site falls within Flood Zones 2 or 3, a Flood Risk Assessment will be required.

🔥 Fire Strategy

Where intensification is significant, consider submitting a Fire Safety Strategy (FSS) in line with London Plan Policy D12.

🌿 Biodiversity Net Gain

While not currently mandatory for all schemes, future-proofing for BNG expectations is advised, especially for new builds or conversions with outdoor space.

Conclusion: Designing for Compliance and Quality

Delivering a compliant HMO in Enfield requires more than a tick-box approach. It involves a design-led strategy, robust policy alignment, and early multi-disciplinary coordination—from space planning and daylight analysis to fire safety and waste logistics.

At Bashkal, we offer expert advice and services to developers navigating the complexities of HMO planning in Enfield. From feasibility to submission, we’ll help you unlock value while ensuring policy compliance.