Private Landlords Forum

04 October 2011

• Fire Safety in Residential Premises

• Consultation on a new policy for Houses in Multiple Occupation in the City

• Controlling letting boards in Newcastle’s neighbourhoods

Fire Safety in Residential Premises

Andrew Huddleston

Senior Environmental Health Officer

Aims of the Session

• Legislative background

• Guidance documents & examples

• Questions?

Legislation

Housing Act 2004- HHSRS

- 29 Hazards

- Hazard 24: Fire

Housing Act 1985

Hazard 24: Fire

Risk assessment- Likelihood of a fire starting

- Going undetected and spreading

- Severity of harm

Relevant matters

Guidance

HHSRS: Operating Guidance

www.communities.gov.uk

LACORS: Housing - Fire Safety

www.lacors.gov.uk

Case Study: single household occupancy up to two storeys.

Case Study: single household occupancy of three or four storeys.

Purpose Built Blocks of Flats

• High rise does not mean high risk.• ‘Stay put’ principal –

compartmentation.• Fire detection – Grade D; LD3 system.• Ventilation.• Emergency lighting.• The Regulatory Reform (Fire Safety)

Order 2005

Houses in Multiple Occupation

• Licensable – occupied by at least 5 persons in properties of at least three floors.

• Non Licensable – occupied by at least 3 persons in properties of any number of floors.

• Higher Risk of injury than single occupancy • Increased use of cooking facilities• Lack of family cohesion – no head of

household

Licensable HMO’s• Mains wired interlinked detection system

with battery back up. • Smoke detection in all habitable or risk

rooms• Heat detection in kitchens.• Fire doors with cold smoke seals and

intumescent strips to lounges and bedrooms.• Fire doors with intumescent strips only to

kitchens.

Non Licensable HMO’s

Three Storey and above – same standard as for licensable HMO’s.

Risk to Occupiers regarded as being the same due to distance of travel.

Non Licensable HMO’s• Single and Two Storey• Recommend full licensable standard• Minimum Standard• Mains wired interlinked detection system with

battery back up. • Smoke detection in common passages/hallways• Heat detection in kitchens.• Fire doors with intumescent strips to lounges and

kitchens opening onto means of escape.

Key Points

Mains wired detection with battery back-up

Guidance – general principals

Risk assessment by ‘Person in control’ or Owner

Contact Details

Phone: (0191) 277 7142

E-mail: andrew.huddleston@newcastle.gov.uk

Fax: (0191) 277 7166

Consultation on a new policy for Houses in Multiple Occupation in the City

Kath Lawless

Head of Development

Management

Background

• Maintaining balanced communities• Role of shared accommodation in the

housing market• Legislation: Planning permission is no

longer required to change a family dwelling ( C3) to a small HMO for up to 6 people (C4) or vice versa

• Newcastle’s approach

Article 4 Direction Area

Article 4 Direction to come into force in the Area of Housing Mix on 25th November 2011.

Impact on Landlords

• Planning permission will be required for all changes of use from family housing to small HMOs within the article 4 area

• No fee required for application• Applications will be assessed against

the new policy guidance once adopted• The changes are not retrospective

New Policy Guidance

• Reviewed policy guidance on Houses in Multiple Occupation

• Draft ‘Maintaining Sustainable Communities’ SPD sets out the Council’s approach to all forms of HMOs

• Criteria based policy with each case assessed on its merits

• Specific guidance on the Article 4 area re loss of family housing and Tyneside flats

Views are sought on:

Q1 The draft SPD and policy guidance

Q2 Implementation of Article 4: It is the Council’s intention to implement the Article 4 direction in the area shown on the attached map on 25th November 2011 but we are still interested to hearing your views on the issue. Do you think the Council should confirm implementation of Article 4 direction (as currently advertised) supported by the flexible planning policy framework set out in the Maintaining Sustainable Communities SPD?

Q3 Extending the Article 4 area: We have received representation from residents asking us to consider extending the planning controls on HMOs by making a further Article 4 for more parts of the City. Do you think we should consider widening the Article 4 area? For your information any extension to the area of control will require full consultation and a period of 12 months notification prior to implementation.

Timescales

• The SPD and more information can be found at: http://www.newcastle.gov.uk/planning-and-buildings/planning/planning-latest-news?opendocument#hmos

• Informal Drop-In Session 12.10.11 @18.30 in the Pandon Room

• Comments by 04 November 2011 • Aim to consider comments and adopt policy by

25th November 2011• Comments should be sent to:

Email: dianne.perry@newcastle.gov.ukPost: Planning & Housing Strategy, Newcastle City Council, Civic

Centre, Barras Bridge, Newcastle, NE1 8PH

Controlling letting boards in Newcastle’s neighbourhoods

Kath Lawless

Head of Development

Management

Background

• Advert regulations apply to lettings boards but significant issues in parts of Area of Housing mix

• Voluntary code been operating since 2008 and 42 landlords signed up to it

• 46 enforcement cases investigated in 2010

Option for a mandatory code

• Potential request to the Secretary of State for Communities and Local Government (CLG) for a Regulation 7 Direction to help control the use of ‘To Let’ and ‘For Sale’ boards

• Local controls can be set to regulate size, colour and location of boards.

Consultation

We want to work with letting agents, stakeholders and residents to develop guidance. Please also help us by filling in a questionnaire that can be downloaded at: http://www.newcastle.gov.uk/planning-and-buildings/planning/planning-latest-news?opendocument#lettingsboards

Timescales

• Further information can be downloaded at: http://www.newcastle.gov.uk/planning-and-buildings/planning/planning-latest-news?opendocument#lettingsboards

• 6 week consultation• Informal Drop-In Session 18.10.11 @18.30 in the

Pandon Room • Comments by 04 November 2011 • Comments should be sent to:

Email: dianne.perry@newcastle.gov.ukPost: Planning & Housing Strategy, Newcastle City Council, Civic

Centre, Barras Bridge, Newcastle, NE1 8PH