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.

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.

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!

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.