Agenda item

This reports sets out the Council’s proposed strategy to respond to the demand for Student Accommodation in the Bath through the draft Placemaking Plan.  The Panel’s comments can be taken into account in the presentation of Placemaking Plan to the Inspector at the forthcoming public consultation.

The Chairman commented that he welcomed this report as decisions need to be made on how we work in the future regarding this subject.

The Divisional Director for Development introduced the report to the Panel. She explained that at the time of the preparation, examination and adoption of the Core Strategy in 2013/14 the combined published growth forecasts/corporate plans of both institutions were lower than the growth rates achieved prior to 2011.

She said that the data provided by the University of Bath (UoB) in July 2015 shows that it aspires to grow from around 14,000 registered students in 2011/12 to around 19,300 in 2020/21. The forecast growth is very much set to be oriented towards full time study, which generates the greatest need for further study bedrooms. The aspiration is therefore for 5,300 more students and this would equate to a need for 4,700 more bed spaces to 2020/21.

She said that the data provided by Bath Spa University (BSU) between March and July 2015 lacks clarity in respect of future changes in actual students, their mode of study and accommodation needs revising. She added that in its representations at Options stage it stated that it aspired to grow from 6,632 FTEs (full time equivalents) in 2014/15 to 10,500 FTEs in 2020/21. This was broken down by year group but not mode of study. In response to the Council’s request to back date FTEs figures to 2011/12 the University provided a figure of 6,060. Total aspired to FTE change for the current decade is therefore around 4,500.

She stated that on the basis of the representations received at the Placemaking Plan Options Stage (Jan- July 2015) it is prudent for the Development Plan to assume in total that:

·  aspired to enrolment would see numbers increase from around 22,500 to around 31,700 (+9,200) to 2020/21

·  accommodation needs would increase from 16,300 to 24,800 (+8,500)

·  that these figures are only to 2020/21 and that if they are not achieved by then, that they may be achieved later in the Plan period. If they are achieved then further growth may be aspired to later in the plan period.

She explained that in December 2015, the Council had taken into account dedicated new supply (on and off-campus) that has been built since 2011, is under construction or is permitted, and estimated additional capacity of not more than 1,000 within specific areas currently shown for accommodation development in the UoB masterplan (2014 update). Exclusive use developments yield around 3, 000 bed spaces (1,700 to UoB ad 1,300 to BSU). A further 944 bedspaces that are built, under construction or permitted are currently or potentially available to any student.

She said that the Council still seeks to enable, as far as possible, the continued success of The UoB and BSU and the contribution they make to the city’s identity, profile and employment base, and their a wider contribution to the UK skilled workforce and GVA. However, in terms of the strategy for Bath, the University development requirements and aspirations form part of a whole suite of demands on a highly constrained city, which is a relatively small as a host for two universities and which has a limited land supply for meeting all development needs in full.

She stated that the development of new academic space and student accommodation are clearly matters that require policy direction in the Local Plan at a strategic and site specific level. The Council is mindful that the growth in student numbers has not been accompanied by sufficient on-campus study bedrooms but that the associated expansion of the student lettings market (which the National Planning Practice Guidance or NPPG allows as part of the solution to student housing issues) has diminished the ‘normal’ housing stock of the city, cancelling out, in part, gross additions to the stock. She added that whilst a student HMO sector is a common feature of University towns its current size in relation to Bath is already a cause for concern and the idea of it increasing further exacerbates this concern for interest groups including residents associations and those seeking to secure a house to rent or buy. The issues relate to the retention of mixed neighbourhoods in the city and also the maintenance of the conventional stock of residential properties from a strategic perspective.

She said that some stakeholders have requested a dedicated student accommodation strategy to inform planning policy. In the Council’s view the reality for Bath is that the approach to this issue cannot stand alone outside of an overall integrated suite of planning policies for the whole city that considers and balances all uses and all issues.

She informed the Panel that site allocation policies have been made for the UoB campus at Claverton Down (including the Sulis Club) and for BSU campus (but not including Sion Hill for which generic development management policies will be used to manage change). The UoB’s and BSU’s work in preparing and consulting on estate and campus masterplans demonstrates the value of proceeding on a strategic basis and has provided part of the evidence base to inform planning policy for future development.

Councillor Barry Macrae said that he agreed with the view that this matter cannot be discussed in isolation. He added that the loss of communities is a concern and that if accommodation sites were to move to rural areas and students were to then commute what effect would this have on other members of the public.

He called for the Universities to contribute fully to this process and welcomed any subsequent debate on the matter.

Councillor Lisa O’Brien asked if the true cost of the summer lettings option had been configured.

The Planning Officer replied that this had not been carried out yet as aspirations can go up and down. He added that sites along the river corridor were being sought.

Councillor Paul Crossley asked if any firm proposals had been put forward for the BMW site on the Lower Bristol Road.

The Planning Officer replied that no definitive proposal had been received.

The Chairman asked if a Memorandum of Understanding should be sought between the Council and the Universities to have a holding number of students for a period of time.

The Divisional Director for Development replied that ongoing discussions were taking place with both Universities.

The Planning Officer added that he was aware that Bath Spa University had taken part in a number of discussions with the Council over the past few years.

Councillor Colin Blackburn asked if there had been any studies regarding the possibility of returning current HMOs into regular housing stock.

The Planning Officer replied that he felt it was unlikely that any current HMO would return to its former state.

Councillor Colin Blackburn said that he would be keen to see the Council’s thoughts on extending the Article 4 direction to other parts of the City.

Councillor Fiona Darey asked if it was possible to define under the licence the category of residents that live in a particular HMO e.g. Young professionals / students.

The Divisional Director for Development replied that the Planning process does not allow the Council to be that descriptive.

Councillor Paul Crossley said that he endorsed the views of Councillor Blackburn regarding extending the Article 4 direction. He added that it was important for the standards of the property and the responsibilities of the landlord to be identified.

Councillor Liz Richardson, Cabinet Member for Homes & Planning commented that some discussions on this matter have taken place within the Local Development Framework Steering Group. She added that she felt that there were still some properties within the area that are not licensed.

The Chairman asked if officers were supportive of the role that HMOs currently play within the Council.

The Divisional Director for Development replied that the matter of HMOs should not be seen solely as a student issue. She added that she would discuss the SPD with Councillor Richardson.

Councillor Colin Blackburn said that he would welcome further discussion on the matter as he believed that HMOs for young professionals were invaluable.

Neil Latham stated that Bath Spa University would be writing a written contribution as part of the current consultation on the Draft Placemaking Plan.

The Panel RESOLVED to ask that their comments on the strategy contained in the Draft Placemaking Plan for responding to the demands for student accommodation be taken into account.