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Students & Community
HMOs have a number of markets - benefit claimants, young professionals,
and students. Like most markets, the HMO market tends towards concentrations,
and this is especially the case with student HMOs. Such concentrations
have developed in many university towns. This and its impact have
given rise to what has been termed studentification.
Soon after he was appointed as Minister for Housing & Planning
in 2003, Keith Hill acknowledged the problem of 'studentification'.
The following year, he met the HE Minister. And in November, a Student
Housing Project was established by the Department for Education,
with ODPM and LGA (Local Government Association) and UUK (Universities
UK) support. A Steering Group was set up, representing these participants;
the National HMO Lobby requested representation, but was refused.
Dr Darren Smith of Brighton University was commisssioned to research
the Project. The Project Specification identifies the Scope of the
Project as follows -
· Assess the scale and, in more detail, the nature of the
problems noting any variations between localities and the reasons
for these. Consideration should also be given to why ‘ghettoisation’
is not perceived as a problem in some university towns but is in
other towns. Does it have advantages as well as disadvantages? What
is the impact of the recent trend whereby some universities have
built whole integrated villages?
· Utilise findings from relevant studies e.g. University
of York on student demand /housing markets, the study in Leeds by
University of Brighton.
· Establish what are the current (and prospective) powers
available to local authorities – and the use made of them:
(i) Planning. Physical conversion of a property from one to two
or more units requires pp. but change from family occupied to multiple
occupation does not – within the same Use Class. Use made
of power available (Section 215? T&CP) to require untidy properties
to be cleared up at the owner’s expense.
(ii) Housing. Current legislation and Housing Bill – licensing
of HMOs and HHSRS.
(iii) ‘Student Housing Restraint Areas’.
· Assess effectiveness of current practice. E.g. what is
the treatment of these issues in community strategies, local partnerships
and local development plans? Are accreditation schemes (operated
by universities themselves or organizations such as UNIPOL) effective
in reducing physical deterioration and behavioural problems? Are
dispersal strategies effective?
· Is informal cooperation between local authorities and
universities effective in reducing problems? Can it be improved?
What are the main elements of good practice? What action might be
taken by the LGA and UUK and by the Government?
· Do good examples exist where student populations have
been effectively dispersed across an area and how was this achieved.
· Examples of effective interaction between universities
and local communities via community liaison officers. Are their
any examples of the building of relationships through student volunteering?
· Consideration of a small number of examples of best practice
and case-studies of the more holistic impact that universities have
on a local community.
· Effective planning for university ‘new-builds’
in order to not exacerbate existing problems.
· The role of the private landlord and the buy to let market
and how universities (and others) could influence investment decisions.
· Recommendations.
It is intended that the project should commence in October and
be completed by March 2005. The proposed methodology and timescale
for the project is as follows -
November 2004: Data collection
December 2004: Analysis
January 2005: Interim Report
March 2005: Publication of Final Report
April 2005: Dissemination of Final Report to all HEIs and local
authorities.
The National HMO Lobby has responded (below), as have many of its
member organisations, including Leeds
HMO Lobby.
Students & Community
From: National HMO Lobby
To: D.Smith@bton.ac.uk
Date: 28 February 2005
Dear Dr Smith, I have circulated your Survey to all the members
of the National HMO Lobby. I hope you receive plenty of responses.
On behalf of the Lobby as a whole, in addition, I'd like to make
one or two general observations.
First of all, we regard the title of the Survey as a bit of a misnomer.
The problem is not students in the community
- indeed this is something we all welcome. The problems arise precisely
when students cease to be in the community because their
numbers increase so much that they outnumber the resident population
- and the community finds itself in the
students.
Secondly, there are some omissions from the ground
covered by the Survey. Questions on these issues would have been
useful. (1) The size of this problem is of course very important
to us. (2) Students themselves, and also the private rented sector,
have a responsibility to address the problems - and indeed sometimes
they do. (3) Accommodation strategies of local authorities are probably
more important to us than those of the HEIs; and students and the
PRS can also adopt approaches to accommodation. (4) The role of
the government is of fundamental importance.
Thirdly, we all feel that the problems have arisen as a result
of neglect. (1) National government was alerted
long ago to the issues, but until now no action has been taken -
indeed, we are still at the research stage (which we find a bit
redundant). (2) Local government has rarely taken any initiative,
but has had to be pushed into action by local communities. (3) HEIs
have maintained a lordly aloofness, until recently; such action
as has been taken has been largely cosmetic. (4) Students have resisted
the key problem; again, their response has been cosmetic. (5) The
private rented sector has of course been entirely opportunistic,
and entirely neglectful of the consequences of its actions.
Finally, any solution to the problems will require
a number of key elements. (1) Co-ordination among all agencies
concerned is essential: LAs, HEIs, the PRS, students and local communities,
all have an interest; none can tackle the issues alone. (2) An agreed
Strategy in each town is crucial - including an overall strategy
for addressing the issue, particular policies (housing,
planning, transport, etc) for implementing it, and not least, specified
agencies to put these into effect. (3) Powers
are needed for any degree of success - resources for the HEIs, legislation
(especially planning) for LAs [though your Brief prevents you recommending
legislation, we hope you will report our belief that it is essential].
We look forward to your Report. Best wishes, Richard Tyler, National
HMO Lobby
National HMO Lobby
email: hmolobby@hotmail.com
website: www.hmolobby.org.uk
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