Small house shares across Reigate and Banstead will need planning permission from 30 July 2027. 13 councillors backed it, and 38 of 50 consultation replies agreed.
Updated 29 October: the Planning Committee backed confirming the direction on 28 October. The chair counted 12 hands and added his own vote, 13 in all, and said the council would act on it the next day. The night’s decisions.
Reigate and Banstead’s new planning rule for small house shares is set to be confirmed this week. Officers are asking the Planning Committee on Wednesday 28 October to back the borough-wide Article 4 direction. Of the 50 people and groups who responded to the consultation, 38 supported it.
The figures are in the officers’ report to the committee, published with the meeting agenda.
What the rule does
At the moment, a family home anywhere in the borough can become a house share for three to six people without a planning application. The direction removes that right. From 30 July 2027, the conversion will need full planning permission.
It does not ban house shares, and it does not touch any that already exist. Shares for seven or more people already need permission. We covered the evidence behind the proposal in August: licensed five and six person HMOs rose from 15 in 2019 to 75 in 2026, mostly in Redhill and Horley.
What the consultation said
The council received 50 representations between 30 July and 24 September, 49 by email and one in writing.
- 38 supported the direction.
- 2 gave partial support.
- 2 objected.
- 5 made general comments about HMOs without a clear view on the direction.
- 3 made no comment or had no objection.
The council did not count social media comments as representations. Its 17 posts on the subject drew 253 clicks, the report says.
The objections, and the answers
One resident argued that tighter control would cut the supply of cheap housing. The other objector lets a spare room to a lodger and worried about extra cost and red tape.
Officers reply that the direction will not stop new HMOs. They put the planning fee at £610, and say the extras usually asked for, such as bin and cycle storage, are modest. They told the resident with a lodger that taking in lodgers would not necessarily be a change of use in planning terms: it depends on the circumstances (consultation summary).
Two local bodies backed the rule but raised concerns:
- Tadworth and Walton Residents’ Association questioned whether a borough-wide rule was justified. Its ward has few HMOs and almost no complaints, it said, and it doubted the council’s estimate of the cost.
- Horley Town Council supported it, but warned that the 12-month delay could bring a rush of new small HMOs before the rule starts.
On Tadworth, officers say they looked at a narrower area with the portfolio holder. They kept the whole borough because complaints are spreading, and because a partial rule could push conversions into the areas left out. The report notes that the new national planning policy of August 2026 says such directions should cover “the smallest area required”.
On Horley’s worry, officers accept that some owners may convert early. They chose the delayed type of direction to avoid paying compensation, and say they can track new five and six person HMOs on the licensing register over the year.
What happens next
The report sets out the timetable if the committee agrees:
| Date | Step |
|---|---|
| Wed 28 October | Planning Committee asked to support confirmation |
| Thu 29 October | Council’s legal team signs and seals the direction |
| 29 Oct to 5 Nov | Site notices go up across the borough |
| Thu 5 November | Confirmation advertised in the Surrey Mirror |
| Wed 16 December | Six-week notice period ends |
| Fri 30 July 2027 | The rule comes into force |
The Secretary of State has acknowledged the direction but made no comment, the report says. Ministers can still change or cancel it. The council itself can only cancel it, not amend it.
The Planning Committee meets at 7.30pm in the New Council Chamber at Reigate Town Hall, and the meeting is webcast. The same agenda includes 35 homes in Merstham, 24 affordable homes in Reigate and the Harlequin’s roof: what else councillors decide on Wednesday.
What it means for you
If you own a house you might let as a share. You can still convert to a small HMO without permission until 30 July 2027. After that, you will need to apply, and the council will judge each case on where it is, its design and how many HMOs are nearby. Licensing rules for five or more occupants apply as now.
If you live near a house share. Nothing changes for existing ones. From July 2027, you will be told about new conversions near you and can comment on them, as with any planning application.
If you take in a lodger. The council says that is not necessarily a change of use; it depends on the circumstances. If in doubt, ask its planning team before July 2027.
Have your say