Salford Article 4 Direction: HMO Planning Permission vs Landlord Licensing

One of the most common mistakes Salford landlords make is assuming that a property licence gives them planning permission — or that planning permission means they don't need a licence. In Salford, these are two completely separate systems, and the city's Article 4 directions add a layer that catches landlords converting single homes into shared houses.

What Salford's Article 4 Directions Do

Normally, converting a single dwellinghouse (Use Class C3) to a small HMO housing three to six people (Use Class C4) is permitted development under Class L of the General Permitted Development Order. You don't need planning permission — you just do it.

Salford has removed that automatic right across most of the city using Article 4 directions:

2018 Article 4 Direction (in force since 25 November 2018): covers core central Salford wards. Any C3-to-C4 conversion in these areas requires a formal planning application.

2024 Article 4 Direction expansion (confirmed by Cabinet 11 June 2024, signed 9 July 2024, effective 17 November 2024): extends the restriction to Little Hulton, Swinton and Wardley, Walkden North, Walkden South, Worsley and Westwood Park, Barton and Winton, Pendlebury and Clifton, and Swinton Park.

Together, these two directions cover the vast majority of Salford's residential areas.

Where Permitted Development Still Applies

A handful of outlying areas — including Cadishead and Lower Irlam, and Higher Irlam and Peel Green — remain outside both Article 4 boundaries. In those specific wards, C3-to-C4 conversions still benefit from permitted development rights and don't need a separate planning application.

If your property sits inside an Article 4 zone and you want to convert it from a family home to a small HMO, you need:

• Full planning permission for the new change of use. If the property is already in lawful HMO use, a Lawful Development Certificate (LDC) can confirm that existing use.

The 10% Concentration Rule

Salford's HMO Supplementary Planning Document (adopted 4 June 2024, updated 14 January 2025) adds a planning policy threshold: planning permission will not normally be granted where HMOs already exceed 10% of residential properties within 100 metres, or where the proposed HMO would push the proportion above 10%.

This means that even if you have a valid licence and the paperwork is spotless, the planning department can refuse your change-of-use application based purely on the density of existing HMOs in the immediate neighbourhood.

Why Licensing and Planning Don't Talk to Each Other

Property licensing under the Housing Act 2004 and planning under the Town and Country Planning Act 1990 are administered by different parts of the council with different legal frameworks.

Getting a licence does not:

• Grant planning approval
• Establish lawful planning use
• Override an Article 4 restriction

Getting planning permission does not:

• Exempt you from licensing
• Satisfy safety certificate requirements
• Register you as a fit and proper person

You need both — and they're applied for through different systems entirely. Landlord licensing goes through the dedicated online portal; planning goes through the council's standard planning application process.

As one landlord on Reddit put it: "Licensing and planning are two different parts of the council. They will give a licence to you if you meet the criteria... but in breach of planning."

What This Means in Practice

If you already run a shared house in Salford and you're inside an Article 4 zone, check whether you have evidence of C4 use predating the relevant direction. If your property was in HMO use before 25 November 2018 (for the original zone) or 17 November 2024 (for the expansion), you may be able to apply for a Lawful Development Certificate to confirm that existing use.

If you're thinking about converting a family home to a shared rental, check the Article 4 boundaries first — then check whether the 10% concentration cap applies to your street. The planning process adds months and uncertainty on top of the licensing timeline.

For help working out which licence your property needs and how to navigate the application portal, our Salford licensing guide covers the licensing side step by step.

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