Pressure is mounting for a review of the rules on HMOs in Bath, with one senior councillor saying “rapid” action is needed to protect family homes across the city.
In January we reported that members of Bath & North East Somerset Council’s planning committee had called for a change to the council’s policy governing houses in multiple occupation amid escalating concern about the impact on some areas of Bath.
And at the planning meeting last Wednesday, 9th April, concerns were raised about local families being priced out of the city when an application to turn a three-bed semi in Twerton into a six-bed HMO were discussed.
Rivers Birtwell’s plans for 41 Freeview Road, which include adding a rear extension and a bike store, were approved by a majority of committee members at the end of the meeting, but several councillors made it clear that they were not happy doing so.
Rivers Birtwell specialises in accommodation for students and young professionals. There were 29 objections to the plans, with concerns which included the housing crisis for family homes, the pressure on infrastructure, services and shops due to students, the increase in rubbish and noise, and that the increasing number of HMOs is not accurately reflected in the public HMO register on the council’s website.
In her objection, Councillor Sarah Moore (Twerton & Whiteway, Liberal Democrat) said: “We have had a number of HMOs permitted on this road already.
“There is insufficient parking, which is evident by the contractor working on this property parking on the pavement/grass already. This is a residential road and needs properties to remain for families.”
The planning committee heard however that the scheme is compliant with current policy and approval was therefore recommended.
There is another shared house next door but the conversion of No 41 won’t result in any property being ‘sandwiched’ between two HMOs, and the proposals also passed the concentration test.
Data showed three HMOs out of 67 homes within a 100-metre radius. Adding another one takes the concentration up to 5.97% which is within the 10% limit.
Council planning officers also said the proposed energy-efficiency measures for the property show the necessary EPC C rating can be achieved, which will be secured by condition.
Rivers Birtwell said the HMO will have good levels of natural light and outlook and at 7.5 square metres, the bedrooms will be above the minimal standard which is 6.51 square metres; the communal space will also be well proportioned.
There is no off-street parking but the developer said the street is “uncongested” with on-street parking so spaces would be available to occupants if needed.
Chair of the planning committee Councillor Ian Halsall (Oldfield Park, Liberal Democrat) told Wednesday’s meeting that he and the vice chair had agreed to bring the application to committee “because it is a perennial issue we are having in this district about HMOs”.
He said the committee had previously discussed the impact of HMOs in Odd Down and Southdown and it was only fair due to the number of objections received from residents in Twerton and Whiteway to explain to them the strength of the policy.
Committee member Councillor Paul Crossley (Liberal Democrat) said he had spoken against HMO proposals in Southdown (his ward) “so many times” and always loses because they are policy compliant.
He said: “But what I would like to urge is that you as chair write to Councillor Matt McCabe, who is the cabinet member, asking him to bring forward urgently his review, which we’ve asked him for in the past, and have a timescale for getting it because, quite frankly, we need this limit brought down from 10% to 5%.
“Because what will happen is, wherever it’s already up at limit, it will just move somewhere else and we’ll have this problem all over the city.
“Certain wards have already got too much of a problem. We need to be encouraging our universities and colleges to provide more accommodation for students at their own cost.
“We have an obligation to our families and residents of Bath as well as our students, and our students are welcome, they are an important part of the economy – but not at the expense of taking all our family homes.”
Councillor Crossley asked Councillor Halsall to write to the cabinet member on behalf of the planning committee stressing that the policy “needs to be tightened and tightened rapidly”.
Planning committee vice chair Councillor Lucy Hodge (Lansdown, Liberal Democrat) added that the council needs to ensure its database is accurate as not all HMOs are licensed.
Councillor Shaun Hughes (Midsomer Norton North, Independent) said members were being “forced” to approve something that they clearly almost unanimously don’t like so he could not see the merits of bringing it to the committee.
He said: “There is nothing to like about this application. We are asking people to live in ridiculously small rooms with very limited facilities just for the sake of cost.”
He added the house in Freeview Road was “never designed for this purpose”.
Councillor Fiona Gourlay (Bathavon South, Liberal Democrat) commented that the loss of affordable family housing is to be “deplored”.
Meanwhile Councillor Eleanor Jackson (Westfield, Labour) said: “I think it is very wrong and inimicable to our young people’s education to expect them to live in a citadel of expensive accommodation up on a hilltop, or out in a beautiful Duchy estate.
“It’s really important that when they leave home, they should integrate in the community, and they can’t afford the sort of luxury accommodation that the university provides.”
She agreed that a proper clear policy is needed, adding: “I feel very strongly about this one because my residents feel very strongly about it.
“We have a number of houses in the Radstock/Westfield area which are HMOs, many I’m afraid with people whose residency status may be a bit questionable shall we say, and we don’t understand why this policy only applies to certain wards in Bath and why we can’t have an HMO policy governing North East Somerset as well.”
A senior council planning officer confirmed that the policy, known as an Article 4 Direction, applies to the city as that is where the main pressure for HMOs is.
Councillor Halsall agreed he would write to Matt McCabe, the Liberal Democrat cabinet member for built environment, housing and sustainable development, who represents Bathavon South.
“We have made it very clear in this room that we do feel that maybe there does need to be some policy change quite soon,” said Councillor Halsall.
