Agenda item

The Forum is requested to consider the issue and identify actions and recommendations

Background information- links to

Report to Planning, Housing and Economic Development Policy Development & Scrutiny Panel

Data on students in Bath

Bath Chronicle report

Follow up Bath Chronicle report

Draft Placemaking Plan

Historic and Future Student Numbers and Accommodation Requirements in Bath

A presentation on the Placemaking Plan was given by Simon De Beer, Policy & Environment Manager. Following the presentation the Forum were invited to put questions, as below

Question 1 – Cllr Goodman - How are HMOs managed through the Article 4 direction?

Response - The Council sets out thresholds in the specific area and when HMO concentration rises above this permitted development rights are lifted for HMOs and planning permission must be sought.

Question 2 - Cllr Rayment asked what further restrictions can we expect to see on HMOs in Bath?

Response - There is an understanding of where there is high HMO concentration in Bath; the Council will work to prevent HMO’s in areas that have a high concentration.

Question 3 - Robin Kerr - Why does B&NES Council not look to have a stand-alone Student Accommodation Policy? There are clear examples of other authorities such as Leeds and Loughborough where plans are working and other examples where no planning has allowed greater problems with student numbers.

Response - The Council is open to an improved approach and it is suggested that this be submitted as part of the consultation.

Question 4 - Jeremy Boss - What powers does the Local Authority have over the numbers for

student HMOs: is it just the Placemaking Plan?

Response - Planning permission powers exist where there is high saturation.

Question 5 - Cllr Patterson - Is new student accommodation following what we would expect to see in design standards and principles?

Response - The Core Strategy and The Placemaking Plan cover the agreed standards.

Question 6 - Rosie Phillips - Is there any information about the impact on equality for the groups that the HMO restrictions capture? It appears that this would impact on the poorest in society disproportionately

Response - In areas where saturation reaches 25% a judgement has to be made weather to make restrictions, although refusal for HMOs is not an automatic default position. Where we have licensing in place we should see better standards being achieved.

Question 7 - Caroline Kay - What agreements have been sought with the Universities? A “standoff” with them is an uncomfortable position.

Response - Engagement with the Universities is the preferred position, and we need to evidence any changes that are agreed and open up new conversations to find solutions

Question 8 - Cllr McGall – The Article 4 direction does not appear to be working. There has recently been a HMO that was given planning permission to expand from 4 to 6 in an area where HMO concentration is at 47%. Where concentration levels increase we are missing the point of achieving what Article 4 sets out, in building mixed and balanced communities.

Response – Simon de Beer suggested that this individual application would best discussed separately as he did not have full specific details of it to hand.

Question 9 - Cllr Player - There are plenty of examples in Bath where students have to put up with low standards when living in HMOs. Why when full rent is being paid are landlords allowed to get away with not meeting the criteria?

Response - Housing officers will investigate any cases that are brought to their attention.

The Chair thanked the officers for their presentation and then introduced Nicky Kemp from the University of Bath and Rob Armstrong-Haworth from Bath Spa University (presentations attached)

Following the presentations the Forum was invited to put their questions.

Question 1 - Cllr Goodman - Why is it that so many residents in Bath think there are too many students in the City?

Response – Nicky Kemp explained that it is accepted that there is a high density of student housing in certain areas and this the ratio of students to other residents can feel uncomfortable.

Question 2 - Cllr Appleyard - There appears to have been a lack of information from the Universities. Although I support the Universities it appears a time has arrived where a cap is needed the numbers that the City can take in. How do you intend to have this conversation with the City?

Response - Nicky Kemp explained that the numbers have been at the upper end of the growth projections. Due to uncertainty from the Government there has been a drive to recruit the numbers whilst we are able to do so. The Government increased choice and removed the cap on the intake for high achieving students. We will need to look at our policy and circumstances as the challenges have only recently arrived. There had been little feedback with regard to lack of availability accommodation until very recently. The recent problem of lack of accommodation had been mainly due to students coming through the clearing process at late notice. This led to having to find ways to get the additional accommodation that was needed on a temporary basis.

Question 3 - Cllr Rayment declared an interest as an employee of the University of Bath. Cllr Rayment asked: With the numbers that you need to achieve, what would happen if restrictions on additional student housing were to be put in place?  Also, would it be possible to convert University office space to student accommodation space?

Response -  Nicky Kemp explained that the issues with HMOs are a new challenge: we will need to look at how on- campus residences can be increased. It was identified that some office space had been converted to bed space recently.

Question 4 - Cllr Furse – It is appreciated that engagement with the Universities was now taking place but that we should not forget that the Universities are businesses and that student numbers represented income and security. This issue had been growing for at least 10 years and the Universities were seeking to underpin their security with increasing student numbers. 1000 students are coming in to Kingsmead alone: where does it stop?

Response - Rob Armstrong-Haworth explained that Bath Spa University is looking at possibilities in Wiltshire and the numbers that have been mentioned are not all focused on the City of Bath (ie, BA1 & BA2 postcodes). We recognise that some areas are getting full and need to look at what alternatives are available; HMOs have historically been popular as sharing in this way has been more affordable than purpose-built accommodation. We need to find ways of changing this balance. Consideration also needs to be given to the transport routes where locations are away from the City.

Question 5 - Christopher Roche – Has the evolving national policy framework and in particular the HE Green Paper created levels of uncertainty for the Universities?

Response - Nicky Kemp explained that the University of Bath agrees that there has been an uncertain period but are in a robust position. This is not the same for all organisations; there are some that are in a fragile position. Rob Armstrong-Haworth explained that Bath Spa University has marketed themselves ahead of the potential market changes and feels the right investment has been made at the right time. There is work now needs to take place with the Council to find the right housing solutions.

Question 6 - Michael Hill - When a city feels that there is not enough room for everything that different people want, there is a need for joined-up solutions. Where do you draw the line? Response - Nicky Kemp felt that it is not in anybody’s interest if no solutions can be agreed on. The University of Bath are keen to continue dialogue and look to alternative methods for delivery, the way we move forward with our international profile can unblock some of the difficulties.

Question 7 - Caroline Kay - The numbers we have heard tonight from the two Universities have a combined total of around 4000 beds still being required. This is still a very challenging figure, where are we going to find the sites for these numbers?

Response - Rob Armstrong-Haworth felt that we have to look beyond BA1/BA2 postcodes and consult with B&NES on suitable ways to move forward, dialogue continues to enable us to find a way to work this out.

Question 8 - Cllr Darey declared an interest as a tutor at the University of Bath

Cllr Darey asked could we hear more about what is meant by accommodation outside of the city. Pressures on other facilities such as transport will be a knock on effect of displacing student.

Response - Rob Armstrong-Haworth explained that different models of delivery can see a number of activities taken on at other sites outside Bath. Some students from Bath Spa University were now based in Corsham and some courses now featured short bursts of study rather than constant travel demand. Nicky Kemp added that the University of Bath have a number of online courses so increases in student numbers may not impact on student accommodation needs in the city.

Question 9 - Cllr Norton - What is being done to look for local students from B&NES? Are there relationships with local schools and local students and co working with universities to encourage local children to apply for undergraduate studies? Is there adequate focus on “STEM” subjects?

Response - Outreach work is carried out although there are not significant numbers at the University of Bath from the local area. STEM outreach programmes were in place with a focus on gender and equality issues in these subjects.

Question 10 - George Samios - When looking for solutions to accommodation needs could an approach be taken where the Universities look at mixed use, using space for offices and shops (eg on the ground floors) as well as flats so developments are not exclusively student accommodation and life is brought to areas?

Response - Rob Armstrong-Haworth explained that there have been examples of this in Carpenter House where the Innovation Centre was placed on the ground floor; there is also business space included in the Green Park development. 

Question 11 - Cllr Anketell-Jones - It is encouraging that there are sites outside Bath being examined:  what stage are you at with these propositions?

Response - Nicky Kemp explained that the University of Bath is engaged in an International Partnership where links are being forged and the strategic direction is being aligned. Rob Armstrong-Haworth added that Bath Spa University has some plans in the early stages where further consideration needs to be given to these.

Question 12 - Cllr McGall - As the number of properties in Bath that house students increases, there is an impact on the amount of Council Tax that can be collected by the Council. Where a property is occupied by students the tax collected is lost completely.

Response - Cllr Goodman confirmed that no Council Tax is collected from wholly student dwellings. Jo Farrar explained that this needed to be seen in the context of the overall local government finance system which, until recently, did to a degree compensate for this. However, this was frozen in 2013/14 so the Council’s general grant funding will continue to reduce in line with government spending reductions.

Rob Armstrong-Haworth noted that there is also virtuous circle whereby students stay in Bath after their studies and the city benefits from the Council Tax they then start to pay.

Question 13 - Cllr Appleyard - There is a “jigsaw” that arises from these discussions and we need to find how to put the pieces together. There will be an Overview and Scrutiny panel in May and the Universities are invited to come long to this meeting. There is a case for the Universities to look at their housekeeping on these matters and to stop committing to additional numbers.

Cllr Goodman thanked the participants and said that the detailed discussions would then be collated and analysed.