Have your say on the "Review of Private Rented Housing" by the Government

Following the recent Councillors Campaign for Balanced Communities Annual Conference in Nottingham, we heard from Roberta Blackman-Woods MP (Durham) who is Chair of the All-Party Parliamentary Group for Balanced Communities.

Roberta explained how valuable it was that the previous Minister for Local Government, Phil Woolas, was supportive of new legislation on HMOs, and what a loss it was that he moved elsewhere with the government re-shuffle last year. She identified institutional resistance to new legislation within the Department for Communities & Local Government. She sees the current review of the Private Rented Sector therefore as especially significant in changing attitudes - and lobbying of this Review as especially valuable.

So we are asking all local residents who want to voice there opinions about the situation in Oldfield Park to lobby the PRS Review.

Write to Dr Julie Rugg (Centre for Housing Policy, University of York), who is one of the academics carrying out the Review (see http://www.york.ac.uk/inst/chp/Projects/PRSreview.htm)

I think there are three important points to be made:-

1) HMOs are the problem, not particularly students - it's the transience of HMO occupants which causes problems, whether these are students in university cities like Bath, or benefit claimants in seaside towns, or migrant workers in market towns, etc;

2) One side of these problems is the disruption HMOs cause to community cohesion - communities become unsustainable when a significant proportion of the population is perpetually changing.

3) Another side, equally important, is the fact that HMOs take away family homes at a time of acute housing shortage - to be used instead as seasonal second homes by students (or as temporary accommodation by others).

Write to Dr Julie Rugg at:

Dr Julie Rugg,

The Centre for Housing Policy,

The University of York,

Heslington,

York.

YO10 5DD

Or email her at jr10@york.ac.uk

We would appreciate you copying in Cllr McGall on: shaun_mcgall@bathnes.gov.uk

HMOs and Use Class Orders

On 15 January, Iain Wright MP, Minister for Planning, gave a written answer in the House of Commons: "We propose to consult on possible amendments to the Use Classes Order in relation to HMOs later in the year." Preliminaries to this consultation are now under way. CLG says, "Communities and Local Government have commissioned a short evidence-gathering exercise, being carried out by ECOTEC consultants, which will identify good practice and determine what levers, in addition to planning policy, might be suitable in tackling [HMO] problems."

The first step is a series of telephone interviews by ECOTEC of officers in local authorities, universities and elsewhere including the National HMO Lobby (to which Downstream South and the Bath Federation of Residents Associations are affilated).

These interviews will feed into a series of focus groups in Leeds, Loughborough and Nottingham (and perhaps elsewhere), bringing together council departments, universities, landlords - and community representatives.

In turn the focus groups will inform a HMO Seminar to be held at the CLG on 9 April. A range of stakeholders have been invited to send representatives - local authorities, universities, residents groups, the National HMO Lobby, landlords, the government itself. I understand representatives from Leeds, Loughborough and Nottingham have been invited, and the Chair of the HMO Lobby.
We'll keep everyone posted on progress. We do seem to be making headway at last!

Campaigning for a balanced community in Oldfield Park

As I said in the previous posting, last week I attended the Councillors Campaign for Balanced Communities annual meeting in Nottingham.

85 delegates registered, including councillors, MPs, Council officers and local resident groups and activists from University town and cities from across the country. I was the only person from Bath!

Local residents groups and community activists came from Leeds, Nottingham, Leicester, Canterbury, Southampton, Manchester, Loughborough, Swansea. Locally another Lib Dem Councillor attended from Bristol. Cllr Mark Wright represents Clifton - another area with many HMOs and students.

The morning was was entitled "Perspectives on Balanced Communities". Maya Fletcher (Chair, Nottingham Action Group, aka NAG) spoke about 'getting upstream of the problem' - ie tackling the original causes, rather than mopping up after the event. This is the approach I wish our Council would take. My effects with the Student Liaison Committee tried to do this, but our strategic issues and plans were continually blocked by councillors from our parties on the Council.

Cllr Alan Clark (Nottingham City Council) spoke about his Council's efforts. Mr Richard Tyler, Chair of the National HMO Lobby, used the opportunity to launch the National HMO Lobby's publication Balanced Communities & Studentification.

Derek Goss (Kent Uni, Canterbury) spoke about addressing effects, but in many ways missed the point about loss of balance.

Finally, Roberta Blackman-Woods MP (Durham) spoke about the All-Party Parliamentary Group for Balanced Communities (which she chairs,) and the need for legislation to address concentrations of HMOs (not only student houses). Don Foster MP is a member of this welcomed additional lobbying group in Parliament.

Between the presentations, there was opportunity for questions and discussion - taken up avidly by community reps and councillors.

After lunch, us councillors met separately, and heard presentations on studentification, accreditation, and managing noise & rubbish.

Meanwhile, the residents HMO Lobby held its own meeting, and had their own presentations on noise and waste (Officers from Nottingham City Council). Andrew Crates (Community Planner, Leeds City Council) spoke about the planning framework within which local authorities can adopt policies on HMOs and other relevant issues.

Then, Darren Smith (Brighton Uni, who invented the term 'studentification') spoke on the politics of studentification, arguing for a much more radical approach to the issues [some of which have been taken up by the Lobby]. Again, there was opportunity for discussion.

Richard Tacagni (LACORS) spoke about the benefits of the Housing Act 2004 (which introduced HMO licensing).

The annual meeting then closed with a few words from Cllr Dave Trimble (Nottingham CC) and from Maya (NAG).

At one level, the conference was invaluable for meeting fellow councillors and colleagues and reinforcing the solidarity of the Councillors Lobby - it gives you strength to persevere knowing you are not alone! Also, it was invaluable for exchanging info on what can be done, and what current developments there are - even though some of these are frustrating.

Finally, I think three valuable lobbying opportunities emerged:

#1 Roberta Blackman-Woods MP took up the HMO Lobbies proposals for tripartite delegations to the Ministers for Planning, and for Universities (comprising APPG, CCBC and Lobby) to lobby for action.

#2 Roberta is convinced that the governments current Private Rented Sector Review is crucial, and that further lobbying here is needed. I'll write separately about this.

#3 The launch of Balanced Communities & Studentification gives local residents not only a position statement from the community's point of view, but also a publication which visually demonstrates that the HMO Lobby (and its members which include Downstream South and the Bath Federation of Residents Associations) is a serious organisation.

What do you think? Please let me know.

Balanced Communities & Studentification

I attended the Councillors Campaign for Balanced Communities Conference in Nottingham on 13 March 2008.

At this conference, the National HMO Lobby launched its new publication, "Balanced Communities & Studentification". This booklet follows publications by universities and by students on students and communities - but this time, it puts the community's point of view. It does three things in particular:-

# it explains what a balanced community is (and why it matters);

# it explains what studentification is - and why it is such a problem for communities; and

# it suggests a Ten Point Plan, which should be adopted by local councils and other stakeholders, to tackle the root problem of studentification.

The booklet is available on the Lobby's website at http://hmolobby.org.uk/39articles.pdf Please take a look and let me know your views on this important topic for the future of Oldfield Park and the wider city of Bath.

Use-class Orders - Controlling the spread of HMOs

As you will know Cllr Shaun McGall and fellow Liberal Democrat Councillors in Bath and across the country have been campigning for years to get central Government to give local Councils the powers to make landlords apply for planning permission to convert a 'family' home into a privately rented property, where that is for students, nurses, or young professional.

The National HMO Lobby (which includes the Bath Fed. of Residents Associations), the Councillors' Campaign for Balanced Communities (includes Cllr Shaun McGall) and the All Party Parliamentary Group on Balanced and Sustainable Communities (includes Don Foster, MP for Bath) have been lobbying for this and to bring English law into line with that of Northern Ireland.

The Secretary for State for Communities and Local Government, Iain Wright MP, replied to a parliamentary written question on the 15th January 2008, stating:

"Under existing planning regulations, the conversion of a dwelling house into bed sits may require planning permission, depending on the characteristics of the proposed domestic arrangements and whether these are deemed to result in a material change of use. The Government recognise that there may be instances where the use of dwelling houses in group occupation may have adverse impacts upon the character and amenity of existing neighbourhoods. We intend to conduct further research into the extent of this problem and possible ways of addressing it. There may be a case for amending the Town and Country Planning (Use Classes) Order 1987 to strengthen the ability of local planning authorities to control the proliferation of houses in multiple occupation (HMOs). We propose to consult on possible amendments to the Use Classes Order in relation to HMOs later in the year."

This is a great step forward and local Liberal Democrats will be encouraging as many local residents and interested parties to respond to this consultation when it occurs later in the year.

Report non-registered privately rented houses

Finally the Council has agreed to take a hard line with landlords of houses in multiple occupation (e.g. flats, bedsits and shared houses) that have failed to come forward and become licensed, as required by the Housing Act 2004.

The legal requirement to licence certain types of houses in multiple occupation came into force on the 6 April 2006 and since that time the Council has been processing and issuing licences for these properties. To be licensed, the property must be free from serious hazards, be well managed by a ‘fit and proper’ manager and have adequate amenities and facilities for the number of people living there. There is a five yearly charge for being licensed, which for a building with five units of accommodation is currently £340.

Thankfully, the Council is now starting to concentrate on those landlords that have not licensed their properties. Those landlords who have not come forward to licence their properties and have had to be tracked down by the Council will be charged an additional £100 on their licence fee. This sum will cover the cost of the work in trying to identify them.

Landlords can also be prosecuted for not licensing their properties. Currently the maximum fine for failing to licence a property is £20,000. We hope the Council will take prosecution action where appropriate. A landlord may also be ordered to repay the rent to the tenants for the period the property was without a licence.

Landlords have a responsibility to ensure that the appropriate standards are met and however, we know there are landlords who have not yet contacted the Council and this crackdown will help identify those properties which are not up to standard.

Do you know of any privately rented house in Oldfield Park which you feel should be licensed as it is three stores high (including a basement, or a loft conversion)?

Please report this property to the Council's Housing Services on 01225 396269.

Have you say on the University of Bath Masterplan

Have your say on the the future of the University of Bath campus at Claverton Down.

The University of Bath is holding a public consultation exercise as senior staff begin to prepare a masterplan for the Claverton Down campus. The plan will outline future proposed developments at the campus, and the university's other sites elsewhere in the city. And before the final plan is published next summer, the university says it wants residents' views on a number of issues. These include transport and parking, sustainability and the provision of student residential accommodation both on campus and elsewhere in the city. The plan also includes areas for campus development, including new teaching and research facilities.

You can have your say via the web at: www.bath.ac.uk/masterplan2007 This site is availble until Monday 17th dEcember for your comments. Please make use of it!

Planning Applications in Oldfield Ward w/c 25/10/07

All representation must arrive no later than the 19th November 2007.

Ward: Westmoreland
App Ref: 07/03105/FUL
Registered: 10th October 2007
Expiry Date: 9th January 2008
Location: Former George Yeo Site, Lower Bristol Road, Bath. BA2 3EA
Grid Ref: (E)373343 - (N)164856
Proposal: Erection of purpose built student accommodation providing 333 bed spaces
Planning Case Officer: Sarah James
Applicant: Unite Group Plc, The Core, St Thomas Street, Bristol. BS1 6JZ
Agent: Stride Treglown Ltd, Promenade House, The Promenade, Clifton, Bristol. BS8 3NE

To find out more about this application click here.

Community to be at heart of new planning policies

Work to put together a new generation of planning policies which will set out the broad locations for new housing, jobs and community facilities hasbeen launched by the Council.

The new Council’s (conservative) Cabinet met in early September to consider the launch of the Core Strategy which will lead to a planning “blueprint” for development and regeneration across the district.

Local residents are invited to have their say on the plan from 25 September (until 17 December). This will give residents the earliest opportunity in helping to identify issues around the use of land.

The Core Strategy is the first of a new generation of planning policy documents. It will become the key document used by the Council to underpin decisions on a wide range of planning issues- from planning applications, to negotiations around regeneration and the location of new housing. The Strategy will come into force from 2010 to 2026.

Before the Council decides on specific proposals for the use of land, it wants to set out the best ways of working with the public to identify their views on the future use of land in urban and rural areas.

The Core Strategy will be a key document in articulating and delivering some elements of other strategies, in particular the Sustainable Community Strategy and emerging Council 'Visions'.

The Council has identified a number of key issues that will be facing the district over the next 20 years, it would like to hear further suggestions about what matters to local communities and their views on the issues that the Council has identified. The Council will involve residents from the earliest opportunity so that they can have a direct input on planning issues of the future.
This Strategy is required of all local authorities by the Government, the Council must work within national Government guidelines and regional policies set out by the South West Regional Assembly. The guidelines cover a range of issues required by economic growth, including provision of new housing, locations of retail businesses, and environmental issues. The Council is required to meet specific targets around these issues.

It is important to remember that the Council does not have a blank canvas when it comes to planning for the future of our area- there are national and regional planning policies and standards which must followed. However it is in the Core Strategy that local decisions will be made which will have a direct impact on the future use of land in urban and rural areas.’

Cllr Sandry and Cllr McGall hope that the public consultation will spark-off discussions about the future of the area and espeically Oldfield Park. The Core Strategy will have an impact on everyday life for people who live and work in the district.

Take a look at our Core Strategy launch document and other publicity material www.bathnes.gov.uk/corestrategy

Updates on consultation can be found here:

http://consultations.bathnes.gov.uk/inovem/consult.ti/Core_Strategy/listevents

For more information contact the Planning Policy Team.

Make Landlords of HMOs pay Council Tax or Business Rates

Cllr Shaun McGall recently signed a petition asking the Prime Minister to "Make Landlords of HMOs pay Council Tax or Business Rates."

The Prime Minister's Office has responded to that petition and they stated:-

"All property is assessed for taxation on the basis of its primary usage. Where it is used as a person's permanent residential accommodation it is classed as domestic and subject to the council tax. All other property, apart from certain exempt classes like agricultural premises, is treated as non-domestic and is subject to business rates.
Houses of multiple occupation (HMOs) are treated as domestic property and are subject to council tax. However, it is the owners of HMOs, not the residents, who are liable for council tax. The Government has no plans to make owners of HMOs liable for business rates. To do so would mean treating them differently from other domestic property.
Properties occupied solely by students, regardless of whether it is a HMO or not, are exempt from council tax. This exemption is designed to benefit students, not landlords, because, in general, students are not normally entitled to income related benefits such as housing and council tax benefit.
The distribution of formula grant to local authorities in England takes account of the circumstances of each authority's area and its relative ability to pay council tax, expressed in terms of the council tax base. The calculation of a council's tax base does take account of exempt student properties. Other things being equal, the smaller the council tax base of a council's area, the larger its formula grant. This effect is modified, however, by the application of grant "floors"; that is, a guaranteed minimum percentage increase in grant each year on a like-for-like basis."

To see the actual petition click here.

Cllr McGall is obviously disappointed with this response from the Labour Government. Communties like Oldfield Park in University towns and cities across the country are being affected by the growth in numbers of HMOs and the associated issues of: bad landlords, unkept gardens and properties, late night noise, increased pressure on parking, poor refuse and recycling management by some tentants and changes in the business and retail mix to cater for this section of society.

The issue isn't about students but the over concertration of HMOs with a small geographical area. The national planning law on Use Class Orders must be changed to allow local councils to reflect local concerns and set limits on the number of HMOs in a particular street, or geographical area.

Central and local government most act to promote sustainable, balanced communities in which long term residents and tentants in HMOs can live together without street upon street turned over to the buy-to-let market.

Redevelopment of the George Yeo site, Lower Bristol Road - Emerging Plans on display 7th and 8th September

UNITE, a provider of student accommodation, has plans to redevelopthe derelict George Yeo site into purpose built, student homes. Although this application is in Westmoreland Ward, we thought that many local residents and businesses in Oldfield Ward would have views and comments on this proposal.

The emerging proposals are for 60 student apartments (comprising 290 bed spaces) and 35 studies, positioned around a central courtyard. The plans also include the creation of an enhanced riverside wallway and landscaping across the site.

If susccessful, the George Yeo schem will be the first built by UNITE to the 'eco excellent' standard.

Information Days are being held in the Reception Area at Waterside Court, Lower Bristol Road, at the following times:

Friday 7th September 12 noon to 7.00 p.m. AND Saturday 8th September 10.00 a.m. to 2.00 p.m.

At the event staff will be on hand to listen to the views and comments of lcoal residents on the plans . UNITE state that they will review this feedback they recieve before sumbitting a planning application to the Council.

If you are unable to attend the event and want to know more, please contact Emily Annable on 0207 357 6606.

Have your say on the way the Council involves the community in planning issues

People who live or work in Bath and North East Somerset, as well as those who have an interest in the area are being asked for their views on how the Council proposes to involve them in planning decisions.

The Council wants to improve the way it involves the local community in planning. It wants to encourage more people to be involved and to make their involvement as easy as possible.

It has published a policy document that explains how the Council intends to involve the community in drawing up planning policy and deciding planning applications. This document will now be examined by the Secretary of State.

This ‘Statement of Community Involvement’ has already been subject to two public consultations which have influenced and shaped it. Over 170 different organisations and individuals have already been involved, including a range of local and national interest groups, community and voluntary sector organisations and Parish & Town Councils.

There will now be a final period of consultation, which closes on the 6 June 2007.

For more information and to have your say, please visit www.bathnes.gov.uk and click ‘Statement of Community Involvement’ in the A-Z.

Recycling promoted to flat and house-share residents

A new campaign to help publicise recycling services for people living in flats and shared houses is being launched by the Council.

Some people living in flats and shared houses find it difficult to find out about and use recycling services, particularly when they move into new or temporary accommodation, so funding has been granted by WRAP (the Waste & Resources Action Programme) to make this easier.

This funding has the Council the opportunity to organise a series of visits to accommodation including flats, shared or rented properties to tell people about the Council’s recycling services and answer any questions that they may have.

Information packs containing posters with collection days and magnets and stickers showing what can be recycled will be distributed as part of the campaign.

Additional services provided by the Council, including talks about recycling to local community groups and residents’ associations, and the chance to sign up for a quarterly e-newsletter to help keep up to date with developments to the service, will also be promoted.

If you would like to sign up for the e-newsletter, request a talk to a local group or find out more about recycling in Bath and North East Somerset, please contact Council Connect on 01225 39 40 41, email: councilconnect@bathnes.gov.uk or see the Council’s website www.bathnes.gov.uk/wasteservices

Students and the local community - Public Meeting

The next public meeting to discuss issues surrounding the growing number of privately rented houses in the city is due to be held on Wednesday 28th March 2007 at 7.00 p.m. at St Luke's Church Hall on Wellsway.

Cllr Shaun McGall who is Chair of the Council’s Student Liaison Committee said, “The Council is committed to working with local residents, the universities and their students’ unions to improve ‘Town and Gown’ relations and these public meetings are one small part of the activities we are funding to try and improve the situation.”

Local residents are encouraged to come along to the meeting to ask questions, make statements or just listen to the debate. More information can be found at: www.townandgown.org.uk

Free energy advice surgery to help cut your bills

If you want to know more about how you can easily save money in your home, then come along to the energy advice surgery in Bath on Wednesday, 7 March.

The Bristol & Somerset Energy Efficiency Advice Centre is holding the surgery, in partnership with Bath & North East Somerset Council, between 10am and 4pm, on Union Street (outside Currys) in Bath City Centre.

Householders will be offered free and impartial advice on how to reduce their fuel bills and stay warm in their homes – and help the environment at the same time.

Event organiser Lucy Hellier explained that expert advisors will provide people with impartial advice on the most cost effective energy saving measures, including information on grants and discounts.

Also present at the advice surgery will be experts on the energy efficiency section of the government’s Home Information Packs - the Energy Performance Certificate. Home Information Packs are compulsory from 1 June 2007 but are currently being trialled in Bath. The Energy Performance Certificate will give all homes on sale an energy efficiency and CO2 rating, similar to the ratings already found on fridges and boilers.

So, if you are thinking of selling your home in the near future, get ahead of the game and come and speak to an expert.

As well as receiving advice, everyone who attends the surgery will receive an energy-saving light bulb, which could reduce an electricity bill by £9 a year. If you cannot make it on the day, please call the advice team free on 0800 512 012.

Landlords recruited in burglary crackdown

Police in Bath are recruiting the help of over 500 landlords to drive home anti-burglary messages to student tenants in 1,500 of the city's accredited properties.

Last week crime reduction officer PC Chas Cannon launched a new campaign designed to get landlords to educate student tenants about the importance of marking their property and securing their homes. Full details of the accreditation schem can be found in the Student Housing Handbook.

The campaign is the latest addition to the Bath & North East Somerset Council-run Property Accreditation Scheme, which ensures all registered properties meet required standards and are awarded one, two or three stars following inspection.

Cllr Shaun McGall, Chair of the Council's Student Liaison Committee, believes that the Property Accreditation Scheme which aims to ensure that rented accommodation meets a number of standards in order to provide suitable living conditions is crucially important to students and young professional alike. The introduction of the property-marking packs is a welcome addition to the scheme, as they will help to raise awareness of the simple steps that can be taken to increase security measures in the home.

Over 1,500 packs will be provided to landlords registered on the scheme, who will be encouraged to present them to new students, emphasising the importance of marking their property. Each landlord will be given a pack containing an ultra-violet marker pen, window stickers, poster, hologram labels and instructions to help prevent student homes becoming a target for burglars.

It is vital that landlords positively engage with their student tentants to encourage them to mark their property like laptops, MP3 players, stereos, cameras, bikes, etc, with their postcodes, and take responsibility for their possessions.

It is a simple, fail-safe way of identifying lost or stolen property and returning it to its owner. Crucially, it also provides the police with the vital evidence we need to prove that it is stolen and convict people who could otherwise get away with it and re-offend.

To check whether your privately rented property is accredited by the Council, please contact Linda Stickings at the Council on 01225 396287 or email her on linda_stickings@bathnes.gov.uk

Public Meetings: "Students and the local Community"

The Student Liasion Committee which Cllr Shaun McGall chairs, is holding a series of public meetings in order to give local residents in the City of Bath the opportunity to raise issues concerning students and the local community.

Meeting dates for 2006/07:-

All meetings are scheduled to start at 7.15 p.m. and will end at 9.00 p.m.

Date: 27th November 2006 Venue: Hayesfield Lower School (School Hall), Brougham Hayes
Date: 24th Janaury 2007 Venue: Ascension Church (Chruch Hall), Claude Avenue
Date: 28th March 2007 Venue: St Lukes Church (Lower Hall), Hatfield Road
Date: 30th May 2007 Venue: Green Park Brasserie (Bath Society Meeting Room), Green Park

Please come along and put your questions to the panel comprising local Councillors, represenatives of the two Universities and their Students' Unions, the Police and relevant Council Officers.

There will also be a presentation on the work of the Student Liaison Committee.

If you are unable to attend any of the meetings, but would like to raise an issue or ask a question, please write to Wali Rahman;

Community Liaison Co-ordiantor,
B&NES Council Student Liaison Committee,
c/o University of Bath Students' Union,
Claverton Down, Bath. BA2 7AY