HMOs cause heated exchanges in Council Planning committee

Heated exchanges took place between Derry City and Strabane District councillors during a discussion around planning policy relating to houses of multiple occupancy (HMOs).

Following a report on the issue from Council’s head of planning, Cllr Christopher Jackson (Sinn Féin) accused Cllr Shaun Harkin (People Before Profit) of “ill advising residents’ groups” and “stoking up fears”.

Cllr Jackson’s remarks followed Cllr Harkin’s reading of questions submitted to Council by the residents group Concerned Residents Around Magee (CRAM) into the public record of Wednesday’s Planning committee meeting.

Cllr Christopher Jackson and Cllr Shaun Harkin who clashed over HMOs in Council's Planning committee.

Acknowledging there were members of CRAM in the public gallery, Cllr Harkin said people were following Council conversation on HMOs.

He added that CRAM had asked if the implications of a 30% target change of use from single dwellings to HMOs had been considered in relation to town cramming in Council’s ‘Planning Policy Statement 12: Housing in Settlements’

“Is an amendment to the LDP (Local Development Plan) policies HOU 13 and HOU 14 an option due to the inconsistencies which may exist around the mythology and the boundaries that were noted in the CRAM queries paper?” he said.

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“I have had some discussions with concerned residents about the exact demarcation on particular streets because some of them are very, very long and there seems to be different sets of figures and that’s a bit confusing.

“The third question is about HMO planning policy. There was an original discussion about the 10% and it was considered as a precautionary measure, which from the residents’ point of view, illustrates for them, people were thinking about this.

“The fourth question that residents are asking is about the LDP. Consultation was five years ago, therefore there are limitations, including the potential for outdated information. Over the last five years residents’ experiences have changed, especially in the light of HMO numbers related to Magee expansion, so is that outdated evidence being used to inform the LDP pro policies HOU 13 and 14 still applicable?”

Retorting, Cllr Jackson said quite a lot of work had gone into developing Council’s LDP. He added that Cllr Harkin had been invited to the meetings but he had “never bothered turning up once”.

“I find it strange that he is advising residents’ groups around what their options could be. In my view, in my view ill advising residents’ groups and stoking up fears,” added Cllr Jackson.

“We have seen what happens when we refused applications because we saw the impact that they would have in our communities. We refused applications and they were overturned at PAC (Planning Appeals Commission) because we didn’t have a policy.

“So, that shows we need to have a policy and we need to have controls in place around how we manage HMOs and how we manage university expansion because it needs to be managed properly.

“And, I want to put it categorically, clear from this committee, from Sinn Féin’s perspective, our perspective from day one is that we don’t support a 30% zone anywhere within Rosemount. We understand the layout of the streets doesn’t lend itself to anything above 10%.

“We understand some of those streets have gone beyond that but it again falls back on the fact we need to have a policy in place.

“We need to have something that’s going to stand up to appeal and we can’t allow the free-for-all we have seen over the past number of years.”

He added this necessitated Council moving quickly in terms of its Local Policies Plan “to ease the fears that have been stoked up by some members of communities”.

Responding, Cllr Harkin said people in residents’ groups could “think for themselves”.

He added: “People are coming up with this themselves because they can see what’s happening around them and they are asking questions.

“I also think it is interesting that Cllr Jackson has a go at me for scaremongering when on the eve of the CRAM deputation, we got a letter from property developers threatening the Council that it would be bad for business if Council adopted a 10% limit on HMOs.

“I didn’t hear Cllr Jackson or Sinn Féin saying anything about that when it appeared to me to be a direct threat and a warning to the Council about HMO owners not being able to fully maximise their profits because some doors had to be locked.

“I think it is unfair to turn around and say you’re scaremongering. Why not say something about, you know, property developers?”

The report before the Planning committee highlighted the HMO issue had caused “ongoing public discussion, interest and community engagement”.

It added: “Following a presentation by CRAM to the Governance and Strategic Planning committee (April 1, 2025), CRAM proposed a 10% cap to be implemented on the proportion of HMO’s in any street.

“It was agreed that a paper would be presented to the Planning committee outlining the policy position and options for members to consider.

“Council’s LDP 2032 draft Plan Strategy contains policies for HMO developments, specifically policies HOU 13 and HOU 14.

“Council’s draft Plan Strategy 2032 has been found “sound” by the Planning Appeals Commission (PAC) and Department of Infrastructure (DFI).

“The LDP has identified a Growth Strategy that aims to provide land and opportunities to accommodate approximately 9,000 additional housing units, as well as a population growth of 10,000 people, as well as University expansion and University-led economic development, to meet the needs of all housing types – including for students, young people, singles and low-income people via a mix of housing types, including HMOs – especially within the wider Derry City Centre.

“Therefore, there needs to be adequate opportunities to provide for this key sector of the Housing requirement.

“Council officers will continue to engage with residents and other relevant stakeholders through the existing Local Community Planning Partnerships.”