Bristol City Council has confirmed plans to expand Article 4 directions across nine more parts of the city, due to take effect in late 2026. Once active, these changes will remove landlords’ permitted development rights to convert single homes (C3) into small HMOs (C4, for 3–6 people) in the affected areas.
In short – if you’re planning to turn a house into an HMO, you’ll soon need full planning permission in more parts of Bristol.
The new Article 4 zones will cover:
- Stapleton
- Broomhill
- Lockleaze
- Southmead
- Westbury Park
- Brislington
- The Fishponds Road corridor
- The Muller Road area
- St George
These areas join large parts of the city that already sit under Article 4 control, meaning the majority of Bristol will soon require planning permission for small HMO conversions. Looking on a map, you can see the current Article 4 areas and where the expansions starts to creep outwards. Some areas, like Fishponds Road and Southmead have seen lots of new HMO’s over the last few years, and expect to see in time the Article 4 area expend even further.
What “loss of permitted development rights” means
Normally, landlords can convert a house (C3) into a small HMO (C4) without planning permission under national permitted development rules. Article 4 removes that automatic right, forcing you to apply through the council instead.
Here’s the breakdown:
- C4 (3–6 people): From late 2026, you’ll need planning permission in these areas.
- Sui Generis (7+ people): Already needs planning permission citywide.
- Existing HMOs: Can continue operating if they’re already lawful, but future changes or intensification might trigger new consent.
Why the council is doing it
Bristol’s seen sharp growth in HMOs – driven by students, young professionals, and rising demand for affordable shared living. The council argues this has created local issues such as parking pressure, waste, and loss of family homes, particularly near universities and major employment zones.
By introducing more Article 4 controls, the council wants to limit clustering and ensure new HMOs only appear where they fit local policy.
Timeline: when it takes effect
- Decision made: November 2025
- Twelve-month notice period: to reduce compensation risk for the council
- Expected start date: around November 2026
After that, any new C3→C4 change in those areas will need full planning permission.
What landlords need to think about
1. Buying or converting in these areas
Build planning costs and timing into your numbers. You’ll no longer be able to assume a straight PD conversion.
2. Existing HMOs
If your property is already a lawful HMO, keep proof – tenancy agreements, licences, council tax records, or previous planning references.
3. Upcoming purchases
If you’re eyeing property in one of the nine new areas, get planning advice before you commit. The new rules could make or break your yield.
4. Quality and compliance matter more than ever
Future approvals will depend on good layouts, sound management plans, and evidence that the property won’t harm local amenity.
Our view at Front Door Lettings
This move doesn’t end the HMO market in Bristol – it just raises the bar. Investors will need stronger planning strategies and more due diligence before buying.
For existing landlords, the focus should shift to maximising what you already have: keeping properties compliant, well-run, and attractive to tenants.
Need advice?
If you’re thinking about buying or converting in Stapleton, Lockleaze, Southmead, Brislington, or any of the other proposed Article 4 zones, we can help you make sense of it.
At Front Door Lettings, we manage dozens of HMOs across Bristol and understand the planning and licensing landscape inside out.
We’ll help you check whether a property is caught by Article 4, plan ahead for 2026, and keep your investments on the right side of compliance.
