Other Submissions and Reports Annexes

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Comments.

HMO Consultation Feb 11 (23/02/11 to 23/03/11)

Eve Brown Ltd (Mr Stephen Brown)Comment by

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Response to Draft Supplementary Planning Guidance: Houses in Multiple Occupation (St AndrewsCentral Conservation Area) My name is Stephen Brown and I am a Director of Eve Brown Ltd. We area firm of dedicated property managers and we have been based in St Andrews for over 25 years. Inthis time we have dealt with hundreds of largely, but not exclusively student properties, many of whichare or have been HMO licensed properties. Given the nature of our work and our long-term presencein St Andrews I feel that I am qualified to make comment on the proposed SPG. Having carefullystudied the Draft Supplementary Planning Guidance: Houses in Multiple Occupation (St AndrewsCentral Conservation Area) document I have formed the view that this proposal is ill conceived, illthought out, reactionary and none evidence based. The stated aims and conclusions of the SPG toaddress some of the issues surrounding the intensification of HMO use namely the resultant ‘unbalanced

community’ and ‘prevention of potentially affordable housing’ are non sequitur of the document itself.Rather the document appears to be predicated on false assumptions and the prejudice and bias ofcertain local pressure groups and local councillors that are wholly unrepresentative of the communityas a whole It is my view therefore, that should this proposal be adopted the likely consequences maywell be the reverse of the stated aims. On this basis I wish to register my opposition to this proposaland below I have set out my grounds for opposition in more detail. Firstly, to establish a context, it maybe useful to re-examine the intended purpose of HMO legislation, although other contributors havealready covered this. Under Statutory Guidance for Local Authorities the Scottish Government statesexplicitly that: ‘The purpose of HMO licensing is to improve standards in this part of the private rentedsector, by ensuring that the landlord or their agent is a fit and proper person, and checking standardsof physical accommodation and the management of tenancy issues’. Nowhere is it stated or impliedthat HMO licensing can or should be used as a mechanism for social planning or for constructing ademographic profile of an engineered community based on a template set by this minority grouping.Furthermore, the Scottish Government also makes it quite clear that in terms of administration of HMOlicensing, Local Authorities have a duty to comply with Human Rights legislation inter alia planningand the author wonders whether the SPG, if adopted, would be in contravention of these statutory

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guidelines. Now let us turn to an analysis of the SPG proposal itself. Policy & Assessment Fife Councilacknowledges that it has a statutory duty under Environmental Assessment (Scotland) Act 2005 toundertake a Strategic Environmental Assessment (SEA) on Local Plans. In this SEA Fife Councilsacknowledges that: ‘The impacts of the proposed policy are as yet uncertain, however an initialassessment would suggest that a restrictive planning policy will not necessarily mean that propertiesprevented from becoming an HMO will become available for local people or first time buyers’. Thereis thus an immediate acknowledgement that one of their stated reasons for a moratorium on granting

new HMO licenses is fundamentally flawed. There is further acknowledgement that as not all HMOscurrently require planning consent using this tool to limit licenses would be undermined. More damningstill, one of the effects of this proposal which many opponents of the SPG are warning against is thepossibility that by limiting HMOs in the centre demand for HMO properties would increase in erstwhilelargely family dominated areas of the town. Were HMO demand to increase in these areas then theexact opposite of the intended effect would result. Namely that demand for HMO properties would bein competition with family homes in areas most suited to family use i.e. in areas of more affordablehousing where properties have gardens and garages etc. Indeed there is already some evidence thatthe limited supply of HMO properties and concern over licensing are already driving investors to seeksafer less regulated properties for buy to let. These smaller properties in fact being amongst thosethat would better serve local and first time buyers in areas less traditionally sought by student occupants.As demand for HMOs is unlikely to be sated in the near future the inevitable consequence of further

limiting supply in more traditional HMO areas will be to spread demand like ripples in a pond emanatingfrom the town centre to areas on the outskirts more usually occupied by families. Consultation Accordingto the SPG senior Fife Council officials have been consulted and are in agreement with the contentsof the report. The implication being that these officials accept that impact of the proposed policy areuncertain, that by limiting HMOs in the centre of St Andrews there is a danger that HMOs will competefor properties in areas more suitable for owner occupation and family use. The author wonders whatthe motivation and rationale for adopting such a flawed document could be in the face of such clearand unequivocal opposition. Background It is stated in this section that the SPG has been preparedto address ‘ issues of community sustainability…. in relation to the concentration of HMOs ….and forthis reason, Fife Councils Planning Committee … agreed that a policy restricting any further HMOs incentral St Andrews Conservation Area be prepared as SPG ’. My initial reaction was to immediatelyturn this on its head and ask how would the local community be sustainable without the students?There are numerous examples of other coastal towns not dissimilar to St Andrews which do not benefitfrom a world renowned university that are in obvious decline or suffering from economic malaise. Thehuge economic value, which the University bring s to the town, cannot be over stated here and thereader is referred to the statistics from the Bigger Economics Report calculated as a Gross ValueAdded (GVA) to the town of £181.2 million. Nor can golf be used as any kind of argument in supportof the local economy. Again a quick comparison with similar golfing locations such as Carnoustie,which stand in stark contrast to, the vibrant dynamic economy enjoyed by St Andrews. Hosting a majortournament for a few days every five or six year pales into insignificance compared to the influenceon the local economy of the University. Taking into account the statutory guidelines under which localauthorities are supposed to operate it would appear that Fife Council’s Planning Committee arepotentially acting ultra vires and that the SPG, if adopted, could be open to a legal challenge. Thestatutory guidance issued by the Scottish Government on this point makes it quite clear that socialplanning is not one of the purposes of HMO licensing and furthermore such a policy may well be in

contravention of Human Rights legislation. The sop to this flagrant disregard of statutory guidelinesand other legislation is the proposed review to be held in 24 months time. This is wholly untenable.The premise of the SPG is entirely at odds with statutory guidelines and other legislation and is nottherefore competent at any level. The author would take issue with the argument put forward concerning‘community sustainability’. One of the essential characteristics of St Andrews is that it is an historicUniversity town. In deed as we have all recently learned St Andrews is the third oldest university inthe English speaking world and is celebrating 600 years of learning. It is not possible to think of StAndrews as being separate from the University and in deed the University is not separate from ‘thecommunity’. Quite the reverse is true. It is an integral part of it of the community and has been forcenturies. It has influenced and shaped the town and its development and St Andrews is what it istoday because of the University not in spite of it. There is a limited employment base here but we havea thriving community full of quality shops, restaurants, cafes and bars etc out of proportion to ‘the

towns’ pulling power if not for the University which is either directly or indirectly at the heart of thisemployment base and largely under pins the local economy. From a business perspective as a letting

agent we have four full time employees and sub-contract a massive amount of work to local tradesmen




– joiners, plumbers, electricians, decorators etc etc all employed in looking after and maintainingproperties largely within the St Andrews area and we are not unique. I would refer the reader back toone of the main reasons for HMO licensing – checking standards of physical accommodation. HMOhas been a driver of improving standards of buildings and accommodation because it is regulated andcontrolled unlike other sectors such as owner occupied properties, which are not subject to such thirdparty scrutiny and regulation. One wonders just how many owner occupied family properties in StAndrews would be able to achieve the same standards of fire safety for example as HMOs? How many

owner occupied or unregulated properties in the centre have been allowed to deteriorate and decaybecause owner-occupiers are not compelled to undertake external upgrading or repairs? Issues andOptions The areas quoted in this sector as justification for a limitation on HMO licensing are again outwith the aim of HMO legislation and beyond the statutory guidance set out by the Scottish Government.Issues of community services and facilities are not relevant considerations for determining HMOlicenses. On the contrary, the Scottish Government Guidelines require Local Authorities to ‘ensurethat an adequate supply [of HMOs], is available to meet demand’. It has already been argued that itis fallacious to try and separate students from the ‘established community’. They ARE part of theestablished community and a very vital and necessary part at that. To argue that they are some howa transitory group with no long-term ‘commitment’ to the area is untrue and insulting. 600 years ofhistory testifies to this. Purported concerns surrounding ‘Property specific issues’ are also equally illfounded and assertions are made with out basis or corroboration. Fife Council with all its resources

has produced not one survey or one scrap of evidence to support their contentions that HMOs increasepressure on traffic movement and parking or that so called independent lifestyles increase demandfor parking, drying areas and gardens or that pedestrian movement and noise etc have an impact onresidential amenity whatever that means. One small point to bear in mind is that HMO Standards inSt Andrews actually require tumble dryers to be placed in properties which do not have adequateexternal drying facilities so this assertion made in the SPG flies in the face of the actual HMO practiceas implemented by Fife Council! Siena Parker Director of Representation and Owen Wilton Presidentof the Students’ Association have argued their case eloquently in this regard and produced the onlyevidence that I have seen on the subject of parking and car ownership amongst HMO occupants sothere is no need to rehearse their comments here but I would direct the reader to their submission inresponse to the SPG which can be found on line at –http://fife.limehouse.co.uk/portal/hmo_consultation_feb_11?tab=list Suffice to say the evidence suggeststhat HMO occupants actually have a lower car use rate than owner-occupiers and indeed personalexperience tells me that this would be so. What is also undoubtedly true is that if HMOs were forcedinto the more residential areas further from the town centre car usage would increase exacerbatingthe traffic problems within the centre. Perhaps if Fife Council looked more closely at their own parkingregulations and the cost of long-term parking then causes of car usage problems in the centre couldwell be closer to home yet it seems easier and more convenient to blame HMOs. Nor do furthercriticisms in section 2.1.3 that students dominate the make up of residents in central St Andrews standup to any kind objective analysis rather they seem a visceral reaction. The presumption that it is astudent rather than a ‘mixed community’ is at best skewed. To reach the conclusions drawn in theSPG it must be first accepted that students neither form part of the local community nor are equalstakeholders in the local community, which the author wholly rejects. Fife Council then presentsabsolutely no evidence to support the contention that there is even demand from families or owneroccupiers, because presumably it is they to whom Fife Council are alluding, for property with in the

centre of St Andrews. As the housing stock is undoubtedly less suitable for this kind of use and muchmore expensive, facts acknowledge by Fife Council, it would be far more logical to assume that familiesand owner occupiers would by choice prefer more affordable properties further from the centre withfacilities more appropriate for families such as gardens and parking etc. It is also unclear in section2.1.4 how Fife Council expect to use HMO licensing to manipulate the local housing market by allowing‘others’, unspecified, to enter the housing market nor is it clear why Fife Council believe that HMOlicensing prevents potentially affordable housing being available for owner occupation. What evidencethere is suggests that limiting HMOs in central St Andrews will not lead to a reduction in house pricesbut worse could result in more HMOs being sought in areas otherwise generally owner occupied andthis would lead to increases prices making such properties less affordable and less desirable to owneroccupiers. This is the exact reverse of the avowed aim the SPG. Nor are potential owner-occupiersprevented from buying town centre properties in the open market but evidence suggests that families

do not desire such properties and it is not difficult to see why. No gardens or driveways, parkingrestrictions, located with in a vibrant setting with an active nightlife and often above shops or restaurantswith no direct street access. Hardly top selling points to families. Neither should the reader be lulled




into believing the bona fides of Fife Council in relation to granting of licenses out with the town centrea point already made by another contributor in their response to the SPG. I can certainly endorse thisview that Fife Council and local pressure groups such as CSARA object to all HMO applications as amatter of course and ‘cut and paste’ objections have in the past been given far too much credence bythe Licensing Committee and this has, with certainty, in my own experience been used as a tool ofsocial engineering. In one our own HMO appeals local residents used HMO licensing to prevent Thaioccupants living the street and as I was told after the hearing by one dear old lady and I paraphrase

“their objections had nothing to do with HMOs they just didn’t want Thai girls living their street becausewe all know what services Thai women offer after hours and its nothing to do with waiting on tables ”.A genuine comment made by an elderly local resident after an HMO committee hearing. I kid you not.In addition to the above I would also suggest that in their housing strategy Fife Council have soughtto place the blame on all perceived ills firmly at the door of HMOs (pun intended) but have not consideredone of the main brakes on the housing market and main obstacles to first time, or in deed any buyers,that being the availability or rather non-availability of mortgage finance. Despite government pressurethe lending policies of the financial institutions have made it all but impossible for those not on high-flyingsalaries to buy their own homes and indeed statistics issued today by mortgage lenders show thatlending to first time buyers is at an all time low and now represents under 2% of recent mortgagelending. These are external factors, which cannot be blamed on HMOs. However, the role of HMOsin increasing the supply of affordable housing in town centre locations is acknowledged in 2.1.8 of the

SPG. The hypocrisy of the SPG is shown very clearly in this regard. Furthermore, there is no linkestablished between the high prices of property within the town and the number of HMO licenses andevidence from other affluent areas in Scotland where there aren’t HMO properties demonstrate thatthis over simplified cause and effect argument is unfounded. The final irony in the SPG proposal under2.1.10 is that this proposal will only apply to applications considered after consultation. So everythingthat has gone before is sacrosanct. At best then this whole SPG procedure is going to tinker with theedges and would not, even if the arguments of Fife Council had any validity, deal with the substantiveissues raised. It is more a visceral document rather than a practical blue print. Next Steps The authoris glad to see that at last with the ‘haveyoursay’ pages on Fifedirect.org Fife Council is hearing commentsfrom a greater and more representative cross section of our community rather than from a minoritypressure group that have a limited support base and operate on a clique mentality. In my view giventhe overwhelming rejection of the SPG by the local community and the real risk that the documentcould be subject to legal challenge it is hoped that this document will consigned to the dust bin ofhistory as an aberration of the Planning Committee. Conclusions There can be no doubt that thecontentions of Fife Council that the ‘intensification of HMO use’ have led to an unbalanced communityand that they are the cause of a lack of affordable housing are erroneous, misguided and grossly oversimplify the socio-economic factors which affect our local community as well as others throughoutScotland. Not only have they produced no evidence to support their claims but they readily admit tothe potential adverse effects of the SPG and they are also using HMO licensing in direct contraventionof Scottish Government Statutory Guidelines. Their stated aims of rebalancing the community andgeneration of affordable housing can not be achieved by artificially manipulating the social make upof St Andrews and this back door attempt at social engineering must not be allowed to proceed. TheSPG has nothing to do with ‘rebalancing’ the community but is a thinly veiled attempt to codify theanti-HMO prejudices of minority pressure groups. If ‘rebalancing’ was a genuine and legitimate argumentit would be difficult to explain the strenuous attempts made by groups like CSARA and local Councillors

to restrict HMOs to what they perceive as the student ghetto of the town centre and prevent theunwanted spread of HMOs in suburbia. At the commencement of this response I stated my opinionclearly that the SPG was ill conceived, ill founded and non-evidence based. I repeat this assertion andtrust that all reasonable minded people would reach the same conclusion. Should Fife Council refuseto listen to the massed voices of St Andrews residents and implement the SPG I also think it possiblethat there may well be a legal challenge to the document which does not appear to adhere to thestatutory guidelines issued by the Scottish Government nor indeed to the concept of the ‘big society’expounded by the current government in Westminster under which local people are to have a muchgreater say in determining local planning policy in their local area.




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A

http://www.statistics.gov.uk/census2001/census2001.asp

http://www.communities.gov.uk/publications/housing/sehprelimresults0607


http://www.glasgow.gov.uk/en/Business/City+Plan/Part+2+-+Development+Policies/Section+3+-+Residential/RES+13+Multiple+Occupancy/

http://www.charnwood.gov.uk/environment/studenthousingprovision.html


http://www.glasgow.gov.uk/en/Business/City+Plan/Part+2+-+Development+Policies/Section+3+-+Residential/RES+13+Multiple+Occupancy/



http://www.statistics.gov.uk/census2001/census2001.asp






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"%.-*$ e "$' "## #*%"# /."V&E*#'&2/ /E*,#' #*<<L .E& F*Z&2$+&$.*$ .E-/ -//,&X

E/

http://www.headingleydevelopmenttrust.org.uk/



http://hmolobby.org.uk/natlocalplans.htm

http://www.communities.gov.uk/planningandbuilding/planning/regionallocal/localdevelopmentframeworks/planningpolicystatement/

http://www.leeds.gov.uk/Page.aspx?pageIdentifier=6EA39B72D3EE295980256E0F003A3EDC

http://www.glasgow.gov.uk/en/Business/City%2BPlan/Part%2B2%2B-%2BDevelopment%2BPolicies/Section%2B3%2B-%2BResidential/RES%2B13%2BMultiple%2BOccupancy/


http://www.newcastle.gov.uk/core.nsf/a/ldf_purpose_built_student_housing_ipg

http://hmolobby.org.uk/natuseclassesorder.htm

http://hmolobby.org.uk/natuseclassesorder.htm

http://www.newcastle.gov.uk/core.nsf/a/ldf_purpose_built_student_housing_ipg


http://www.glasgow.gov.uk/en/Business/City%2BPlan/Part%2B2%2B-%2BDevelopment%2BPolicies/Section%2B3%2B-%2BResidential/RES%2B13%2BMultiple%2BOccupancy/

http://www.leeds.gov.uk/Page.aspx?pageIdentifier=6EA39B72D3EE295980256E0F003A3EDC

http://www.communities.gov.uk/planningandbuilding/planning/regionallocal/localdevelopmentframeworks/planningpolicystatement/








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E9

http://www.leeds.ac.uk/about/housing/

http://www.leeds.ac.uk/about/housing/




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http://bookshop.universitiesuk.ac.uk/downloads/studentification_guide.pdf



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#;/7432:28 *D 2==8;62/;*+59 672+I15 /* 1W;5/;+I 6*+51+/5 2+4 31=12/ 2==8;62/;*+5 D*3 =3*P16/5 =31M;*<58U31D<514 =82++;+I 6*+51+/9 E2+U +*/ E1+/;*+14 ;+ /7;5 266*<+/9 72M1 ;+/1+5;D;14 /7;5 =3*K81E@ T5<II15/;*+ KU /71 )/ T+431:5 V31513M2/;*+ !3<5/ /72/ /71 :7*81 5;/1 K1 41M18*=14 ;+ 6*Y*=132/;*+ :;/7/71 6*EE<+;/U <5;+I &72331//1 =3;+6;=815 /* 2M*;4 6*+D8;6/ 2+4 5=114 =3*I3155 :25 +*/ /2L1+ <= KU /71

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(/ ;5 4;DD;6<8/ /* 2M*;4 /71 6*+68<5;*+ /72/ 2 826L *D 68123 =3*615515 2+4 6*Y*34;+2/;*+ *D /71 M23;*<55/2L17*84135 ;+M*8M14 ;+ 41M18*=;+I /7;5 5;/19 25 :188 25 2 D2;8<31 *D /71 41M18*=135 /* I2;+ 6*EE<+;/U5<==*3/ D*3 /71;3 5<66155;*+ *D =3*=*52859 725 6*+/3;K</14 /* 4182U5 ;+ /71 6*E=81/;*+ *D /71 *M13288 =82+D*3 /7;5 ;E=*3/2+/ =3*P16/@

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