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Students & Community
The National HMO Lobby is concerned with all kinds of HMO when
these gather in concentrations. There are three main markets for
HMOs, benefit claimants, young professionals, and students. The
student market is by far the
most important of these*. The Lobby therefore takes a special interest
in student HMOs and their impact on communities. 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'. In response to this development,
the Lobby's over-riding aim is to maintain balance
in communities, in order to ensure their long-term sustainability.
More particularly, the Lobby's concern is to defend (against market
forces) the equal opportunity of residents to reside in
their community. (See 'Comprehending
Community' for a discussion of the idea of community.)
The Lobby has been concerned, both to clarify the concept of studentification,
and to campaign for its recognition and resolution. The Lobby has
adopted a Discussion Document on Studentification,
which defines the concept, and analyses its causes, course and consequences
(this document is accompanied by a catalogue of the Symptoms
of Studentification). These and other documents have been
published in Balanced Communities &
Studentification (see also, the accompanying news
release). Universities have been keen to publicise the benefits
to communities of higher education institutions (for instance, the
Universities UK leaflet Universities: engaging with local communities,
published to coincide with the conference in 2006) - they have been
less keen on the local costs. For the same conference therefore,
the Lobby has prepared a Discussion Document on Accounting
for Sustainability, which considers the local costs of
studentification. Discipline lies outside the Lobby's normal remit
- but such is its members' concern, the Lobby has also produced
a Discussion Document, Keeping
the Peace.
The Lobby's campaigns on studentification have taken place on both
general and specific fronts. In general terms, the Lobby has sought
public recognition of the phenomenon, and this has been pursued
especially through the media. Local and national agitation has received
coverage in the national media since the pioneering article in the
The
Guardian in 2000. Since then, reports have appeared in
2002 (Observer, Times), in 2003 (Telegraph,
a series in THES, Times again), in 2004 (Economist,
Mail, Guardian, Independent, and also
on television and radio), in 2005 (Guardian, radio), in
2006 (THES, Observer, television & radio)
and in 2007 (Telegraph, Guardian, radio) [see
National Developments for details].
Meanwhile, a numerous conferences have been convened on aspects
of studentification - in 2003 in Ulster (national), in 2004 in Leeds
(national, Unipol), in 2005 in Belfast (local), in 2006 in London
(national, UUK), in Canterbury (local) and in Nottingham (national,
Unipol), in 2007 in Nottingham (Councillors), London (NUS) and Norwich
(all national) [see National Developments
for details].
The Lobby's specific campaign for resolution of the issue arose
from the general campaigning. Soon after he was appointed as Minister
for Housing & Planning in 2003, Keith Hill acknowledged the
problem of 'studentification'. On 12 February 2004, Alan Simpson
MP (Nottingham S) and Nottingham City Council secured a meeting
with the Minister, which was also attended by other MPs whose
constituencies were affected by studentification, and by the National
HMO Lobby. Following the meeting, the Minister and his colleague,
the Minister for Higher Education, Alan Johnson, consulted, and
in December, the ODPM and the DfES funded a research project commissioned
by Universities UK and SCOP, in collaboration with the LGA. The
project was led by Dr Darren Smith (University of Brighton), and
a Steering Group was set up, representing these participants. The
National HMO Lobby requested representation, but was refused. The
project was reported in The
Guardian in January 2005, when research began. Among other
things, questionnaires were sent to universities and communities
- seventeen members of the Lobby responded, including Leeds HMO
Lobby. The Report, titled Studentification:
a guide to opportunities, challenges and practice, was
finally published in January 2006, and launched at the UUK conference
The Engagement of Students and Higher Education Institutions
with their Communities in London on 25 January 2006. The Lobby's
riposte to this Report is the Ten
Point Plan.
The government acknowledged the problem of studentification for
the first time in print in the DCLG's Housing Research Summary 228
Dealing with 'Problem' Private Rented
Housing (2006). The Parliamentary University Group held
a meeting on Student Accommodation
in the House of Lords on 15 November 2006. On 12 December 2006,
Andy Reed MP asked a question in the Commons about sustainable
communities in areas of high density student housing. In March
2007, the Lobby was pleased to contribute
to NUS's Students and the Community Roundtable Think Tank
(London, 1-2 March 2007): the outcome, the Report Students
in the Community, was launched in
London on 11 June 2007. Meanwhile, the matter was again raised in
the Commons, in an Early Day Motion
on 16 May, in a Ten Minute Rule Motion
on 22 May, and in an Adjournment Debate
on 5 June 2007.
On 25 October 2007, Engaging
with the Community: Open Letter to Our Universities was
presented by the Lobby to the President of Universities UK.
The government undertook to address studentification in autumn
2007. Simon Llewellyn, Head of Private Renting and Leasehold at
Communities and Local Government, wrote "we believe that there
is a range of non-planning steps which we can take to address the
problems caused by 'studentification' and that, to make a real impact
in this area, a coordinated programme of action, bringing together
a number of policy levers, is needed. To achieve this it is important
to engage the key stakeholders – principally local authorities,
private landlords, the universities and students themselves. There
appear to be a number of levers available to local authorities that
could assist in addressing many of the issues faced in areas with
high concentrations of HMOs, and it is not clear why they are not
being used successfully in areas that are experiencing these problems.
We therefore propose to establish a Taskforce with interested local
authorities and universities to explore how these measures might
be brought to bear. These measures include activities such as neighbourhood
management schemes, landlord accreditation and additional licensing
for HMOs. We will ask the Taskforce to present their recommendations
to Government in spring 2008. We will be writing to potentially
interested local authorities ... in due course to establish membership
of this Taskforce." Alison Edwards (also DCLG) has added ""I
agree that the community is a very important stakeholder and, as
such, I agree that community groups should be represented by the
National HMO Lobby on the Taskforce we are establishing. We are
also looking into the feasibility of holding a conference early
in the New Year to kick start the work of the Taskforce." In
a written
answer in the Commons on 15 January 2008, Planning Minister
Iain Wright reiterated this commitment: "We propose to consult
on possible amendments to the Use Classes Order in relation to HMOs
later in the year."
On 23 January 2008, Housing & Planning Minister announced a
Review of the private rented sector. The review will look how the
increasing number of buy to let accommodation and student tenants
has impacted on the private rented sector. A Policy Round Table
on Student Housing is to
be held on 4 March.
On 3 March 2008, John Denham, Secretary of State at DIUS, announced
The New University Challenge,
a plan to develop twenty new HE centres: the Lobby responded to
the Minister, and subsequently to the consultation organised by
HEFCE.
On 9 April 2008, "a new review aimed at improving
the management and conditions of people living in Houses in Multiple
Occupation (HMOs) was launched by Housing
and Planning Minister Caroline Flint." The announcement
made specific reference to 'student ghost towns.'
On 9 June 2008, NUS held a conference in Leeds on Students
in the Community: Beyond the Campus. And on 12-14 August, Unipol
held a conference on Student Housing: The Market, The Community
and What Students' Unions Can Do, also in Leeds. But neither
conference was interested in hearing from community representatives.
However, community representation was included in the University
of Brighton's Universities & Community Liaison conference,
11-12 August 2008.
On 26 September, CLG published Evidence
Gathering - Housing in Multiple Occupation and possible planning
responses a report on the review announced in April.
The Lobby responded the following month.
On 10 October, NHPAU published Rapid Evidence Assessment of
the Research Literature on the Purchase and Use of Second Homes;
the Lobby has published a discussion document on
Second Homes for Students. And on 23 October, the PRS Review
was published - to which the Lobby has also responded.
On 12 November, the 'New University Challenge' was followed by
the launch of a Debate on the Future of Higher Education, to which
the Lobby has submitted a response.
On 28 January 2009, Unipol held another conference on student housing
and its impact, The
Rugg Review and Its Relevance to Students; no contribution
has been invited from community representatives.
At the beginning of 2009, NUS published Neighbourhood:
Partnerships and Planning on 'how to build your profile
in the local community.' It studiously avoids any reference to the
representation of local communities by the National HMO Lobby.
On 21 July 2009, the Cabinet Office published Unleashing
Aspiration: The final report of the panel on fair access to the
professions. The Report noted "We also believe there
is a strong case for local students who are living at home and studying
locally to have the opportunity of ‘fee-free’ higher
education. It will be important that this model does not impact
upon the quality of teaching and academic support, or lead to a
two tier system of
higher education" (p96). Recommendation 43 proposed "The
Government should consider ... new support for students living and
learning at their local university, including ‘fee-free’
higher education."
In the summer of 2009, Unipol repeated the conferences it held
in the summer of 2008: Students in the Community: Recent developments
in student-led community partnerships in Birmingham on 11 June
2009, and Student Housing, the Market, the Community and what
Student Unions can do on 18-20 August 2009.
From May to August, CLG consulted on Houses
in multiple occupation and possible planning responses.
The results of the consultation were published on 27 January 2010:
the summary revealed that only
1% of responses were made by student unions.
On 17 February 2010, the Co-ordinator of the National HMO Lobby
joined the Panel at Volunteering England's Policy Seminar on 'Can
students be good citizens?' in London.
In June 2010, Guild HE, NUS & Universities UK published Living
Together, Working Together, on good practice in university
towns. The National HMO Lobby co-operated in its preparation, but
it does not endorse the publication.
On 18 April 2011, LV= (Liverpool Victoria) Insurance issued a report
titled "STUDENT EXODUS COULD LEAVE UNIVERSITY CITIES 'GHOST
TOWNS' BY 2020", which was reported in the Express
and the Mirror and several local newspapers. The report
says, "Next year's tuition fee increases, coupled with declining
numbers of 18-24 year-olds in the general population over the next
decade, will see a 14% decline in British higher education student
numbers over the next ten years ... half (52%) of all younger students
will choose a local higher education establishment and stay with
their parents." These conclusions have been endorsed by subsequent
developments: an article in The Guardian on 24 October
noted that 10% of A-level students have been deterred from applying
to university by fee increases, and half are considering a local
university; the article also notes the current decline in number
of school-leavers (it also notes that demand does vary between universities).
The following day, another Guardian article gave more spcific
figures on applications.
The National Union of Students has become of aware of these developments,
and the issues they raise. In April 2012, NUS published a pamphlet
on The Future of Student Housing, for discussion at their
National Conference. Contributions came from a range of stakeholders,
including the National
HMO Lobby, and also, the Housing Minister and representatives
of Shelter, Unipol, British Property Federation, Residential Landlords
Association, National Landlords Association, Association of Residential
Letting Agents, and NUS itself.
And then, on 10 May 2012, Unipol held a Seminar in London on Students
and Planning. Ostensibly, "the day will review and discuss
the progress of planning restrictions on houses of multiple occupation
being carried out under "Article 4" powers taken by some
40 local authorities - mainly in areas of higher education with
most aimed specifically at students." In fact, speakers represented
only the views of students and landlords. This is to be followed
up by an extended version in Leeds, on 16-17 August, on Student
Housing: the Market, the Community and What Students' Unions Can
Do; speakers this time are mainly from NUS and Unipol.
On 18 October 2012, Unipol Student Homes held a seminar in London
on Uncertainty, Changes and Voids. "The 2012-2013
academic year has seen seismic changes in the pattern and predictability
of demand for student accommodation throughout the country. Many
institutions have gone from being over-subscribed to under-subscribed
and those that have full occupancy have found this year's demands
to be very different from last year. Although a reduction in demand
was predicted, the extent of the volatility of student accommodation
demand was not. Was this a "triple whammy" of the AAB's,
the first year of full cost fees and falling international student
numbers coupled with the effects of institutional insecurity in
a new market place?"
On 12 July 2013, Savills published a report on UK
Student Housing. The report noted that "a potential
66,000 properties could be freed up for family housing" if
they were not in use as student HMOs.
*Approximately 80% of HMOs around Leeds are occupied
by students, according to property auctioneers Allsops ('Fall in
price of student property predicted', Yorkshire Evening Post,
22 December 2005). See also Students
in the Private Rented Sector.
National HMO Lobby
email: hmolobby@hotmail.com
website: www.hmolobby.org.uk
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