Agenda item

10.1

The Executive Director, Communities submitted a report describing the impact that more responsibly managed private rented housing could make to the quality of life of both established and newer residents in Page Hall. The report proposed that a Selective Licensing scheme be introduced in the area to help achieve this.

10.2

RESOLVED: That Cabinet:-

(a)

approves the designation of the area referred to in the report and defined on the map, set out in Appendix A, as being subject to selective licensing, to come into force on 22 April 2014 and, unless revoked beforehand, to remain in force for a period of five years from that date.

(b)

approves the Selective Licensing scheme detailed in the report, including the Scheme Licensing Fees set out in Appendix E of the report and the Scheme Standards set out in Appendix D; and

(c)

delegates authority to the Director of Commissioning to amend the Scheme Licensing Fees and the Scheme standards as necessary for the successful administration of the scheme.

10.3

Reasons for Decision

10.3.1

There is a high demand for private rented accommodation in Page Hall from new arrivals. This has led to some landlords letting their properties irresponsibly – e.g. not carrying out adequate tenancy management to support new arrivals to use local facilities appropriately and understand local cultural norms. We believe that better tenancy management support would help to tackle the related issues of anti-social behaviour and low housing demand, and, most importantly, improve the lives of local residents.

10.3.2

Council officers in many departments are experiencing referrals to streets and properties where there are large numbers of residents congregating, properties that have large numbers of people living in them, unsanitary conditions, property disrepair or lack of general maintenance, fly tipping and general household rubbish piled in yards.

10.3.3

The condition of properties and the local street scene is making the area less desirable. House prices are falling despite high demand for rental properties from the new arrivals, and most of the new homes in the area are now privately rented. We believe that this imbalance in tenure, irresponsible letting practices and a lack of integration from new arrivals is making the area a worse place to live. The proposed area for selective licensing is therefore an area of low housing demand.

10.3.4

We recognise that some private landlords operating in the area are professional and responsible. They co-operate and respond to the advice of housing and environmental officers. However, there also a number of landlords that are reluctant to accept full landlord responsibilities and continue to refuse to meet their obligations to tenants and the local community.

10.3.5

The documents and evidence provided as part of the recent consultation made the case for a Selective Licensing Scheme for a specific area in Page Hall. We believe that this case still holds.

10.3.6

However, during the consultation we learned a lot about the local area and we listened carefully to the views of landlords and residents. We have therefore amended our proposal to focus on a smaller geographic area where challenges are most pronounced – with the rest of the proposed area being covered by the voluntary scheme that was the preferred choice of local landlords.

10.3.7

The additional enforcement activity – made possible by the Council’s successful Government funding bid, will provide overall support and boost to the programme by ensuring that housing disrepair and tenancy mismanagement is dealt with strictly and quickly.

10.4

Alternatives Considered and Rejected

10.4.1

Stay as we are.

10.4.2

We could continue with the current regulatory approach and address a limited number of service requests on that basis. The approach would have some impact, but not in a forceful and targeted way.

10.4.3

Over the last decade there has been significant investment in the area, which has included Housing Market Renewal funding. However, despite this, the area has failed to see any improvements in the housing market in terms of demand and house prices. The Migration Impact Funding did have limited positive effect, although this was not provided for long enough to establish sustainable changes.

10.4.5

Our current reactive approach cannot focus enough on developing effective partnerships with other services, the voluntary sector and landlords. The investment in ‘on the ground’ support as a result of the scheme will help us take a more proactive approach.

10.4.6

Introduce Selective Licensing within the whole of the designated area of Page Hall where consultation took place

There is the option and general support from the community to introduce Selective Licensing across the whole area. This would result in around 900 private rented properties being required to licence.

10.4.7

But it was also clear throughout the consultation that landlords and residents felt that the majority of the problems occurred in the roads in the grid to the left hand side of Page Hall Road. This is backed up by the higher level of interventions from Private Housing Standards than anywhere else in the consultation area.

10.4.7

Demand for properties and house prices are also slightly in the area outside the proposed Scheme area. It is anticipated that the proposed Voluntary Registration Scheme for this area will see further improvements. It will be reviewed and may be considered for Selective Licensing at some point in the future. The housing market will also be monitored to establish if prices are falling compared with other areas in the City.

10.5

Any Interest Declared or Dispensation Granted

None

10.6

Reason for Exemption if Public/Press Excluded During Consideration

None

10.7

Respective Director Responsible for Implementation

Richard Webb, Executive Director, Communities

10.8

Relevant Scrutiny and Policy Development Committee If Decision Called In

Safer and Stronger Communities

10.1

The Executive Director, Communities submitted a report describing the impact that more responsibly managed private rented housing could make to the quality of life of both established and newer residents in Page Hall. The report proposed that a Selective Licensing scheme be introduced in the area to help achieve this.

10.2

RESOLVED: That Cabinet:-

(a)

approves the designation of the area referred to in the report and defined on the map, set out in Appendix A of the report, as being subject to selective licensing, to come into force on 22 April 2014 and, unless revoked beforehand, to remain in force for a period of five years from that date.

(b)

approves the Selective Licensing scheme detailed in the report, including the Scheme Licensing Fees set out in Appendix E of the report and the Scheme Standards set out in Appendix D; and

(c)

delegates authority to the Director of Commissioning to amend the Scheme Licensing Fees and the Scheme standards as necessary for the successful administration of the scheme.

10.3

Reasons for Decision

10.3.1

There is a high demand for private rented accommodation in Page Hall from new arrivals. This has led to some landlords letting their properties irresponsibly – e.g. not carrying out adequate tenancy management to support new arrivals to use local facilities appropriately and understand local cultural norms. We believe that better tenancy management support would help to tackle the related issues of anti-social behaviour and low housing demand, and, most importantly, improve the lives of local residents.

10.3.2

Council officers in many departments are experiencing referrals to streets and properties where there are large numbers of residents congregating, properties that have large numbers of people living in them, unsanitary conditions, property disrepair or lack of general maintenance, fly tipping and general household rubbish piled in yards.

10.3.3

The condition of properties and the local street scene is making the area less desirable. House prices are falling despite high demand for rental properties from the new arrivals, and most of the new homes in the area are now privately rented. We believe that this imbalance in tenure, irresponsible letting practices and a lack of integration from new arrivals is making the area a worse place to live. The proposed area for selective licensing is therefore an area of low housing demand.

10.3.4

We recognise that some private landlords operating in the area are professional and responsible. They co-operate and respond to the advice of housing and environmental officers. However, there also a number of landlords that are reluctant to accept full landlord responsibilities and continue to refuse to meet their obligations to tenants and the local community.

10.3.5

The documents and evidence provided as part of the recent consultation made the case for a Selective Licensing Scheme for a specific area in Page Hall. We believe that this case still holds.

10.3.6

However, during the consultation we learned a lot about the local area and we listened carefully to the views of landlords and residents. We have therefore amended our proposal to focus on a smaller geographic area where challenges are most pronounced – with the rest of the proposed area being covered by the voluntary scheme that was the preferred choice of local landlords.

10.3.7

The additional enforcement activity – made possible by the Council’s successful Government funding bid, will provide overall support and boost to the programme by ensuring that housing disrepair and tenancy mismanagement is dealt with strictly and quickly.

10.4

Alternatives Considered and Rejected

10.4.1

Stay as we are.

10.4.2

We could continue with the current regulatory approach and address a limited number of service requests on that basis. The approach would have some impact, but not in a forceful and targeted way.

10.4.3

Over the last decade there has been significant investment in the area, which has included Housing Market Renewal funding. However, despite this, the area has failed to see any improvements in the housing market in terms of demand and house prices. The Migration Impact Funding did have limited positive effect, although this was not provided for long enough to establish sustainable changes.

10.4.5

Our current reactive approach cannot focus enough on developing effective partnerships with other services, the voluntary sector and landlords. The investment in ‘on the ground’ support as a result of the scheme will help us take a more proactive approach.

10.4.6

Introduce Selective Licensing within the whole of the designated area of Page Hall where consultation took place

There is the option and general support from the community to introduce Selective Licensing across the whole area. This would result in around 900 private rented properties being required to licence.

10.4.7

But it was also clear throughout the consultation that landlords and residents felt that the majority of the problems occurred in the roads in the grid to the left hand side of Page Hall Road. This is backed up by the higher level of interventions from Private Housing Standards than anywhere else in the consultation area.

10.4.7

Demand for properties and house prices are also slightly in the area outside the proposed Scheme area. It is anticipated that the proposed Voluntary Registration Scheme for this area will see further improvements. It will be reviewed and may be considered for Selective Licensing at some point in the future. The housing market will also be monitored to establish if prices are falling compared with other areas in the City.