Save our Community - Stop the Council implementing an Article 4 Direction on Houses of Multiple Occupancy

An article 4 direction in Wyke and Northern Area could: -x- Reduce house prices by up to 30% -x- Damage Hull's Economy -x- Stop students living in the Newland area/University Vicinity -x- Damage the reputation of the University of Hull -x- Risk the economic growth along Newland Avenue; -x- Hull City Council Cabinet has voted to impose an Article 4 Direction despite the success of non-legislative pro-active schemes which tackle issues of anti-social noise and waste management in the area. An article 4 direction would limit the amount of student homes in the University vicinity, forcing students and the problems associated with them, into other areas of the city away from the university. An article 4 direction would also; -x- Reduce house prices by up to 30%; Student landlords make up a large proportion of the demand for properties in the University and Newland vicinity. Removing this demand could reduce house prices by up to 30% forcing people who are looking to move out of the area to either stay, or to sell their houses at negative equity. -x- Damage Hull's Economy; According to a study commissioned in 2011 Hull is the seventh highest city in the UK in terms of how much students contribute to the city’s economy, bringing in £233,000,000 and accounting for approximately 5% of the city’s GDP. Moreover, studies show that accommodation is the third highest deciding factor for prospective students. As the University currently cannot provide accommodation for all its first year students, many choose to live in the private sector, situated in close proximity to the university with good transport links and amenities. With the change in fees the University has seen a larger than sector drop in applicants and will more heavily reline on clearing process this August than in recent years in order to fill its places. We fear that implementing Article 4 Directions in the University vicinity would harm the universities ability to attract students at a time where it needs every competitive advantage. By making developers move to other parts of the city to build high concentrations of student homes you would not stop the social problems associated with HMOs, but just move them to other areas while damaging the competitiveness of the university who currently relies on the private sector to house its first year intake, usually in housing not taken up by continuing students at the beginning of the calendar year. This would see the new student accommodation in other parts of the city disproportionately filled by first years, new to the city. We have no doubt that prospective students would be put off coming to the University of Hull, as student accommodation would be situated in areas further away from the University with poorer transport links. Also the amenities’ which support their integration and encourage them to spend and contribute to the economy would still be situated in the University area and not in these new areas. The lack of these structures and mechanisms would only act as a multiplier effect to the fact that an Article 4 direction simply spreads the issue around the city or moves issues on without tackling the underlying causes. It is important we tackle the real issues around this subject and an Article 4 direction fails to that. -x- Risk the economic growth along Newland Avenue; There is no guarantee on a demand for owned or family-rented houses in the area proposed. If we were to impair the housing market by dictating to them how many HMO’s are allowed in this area, you take the risk of increasing the number of derelict properties. Newland Avenue, as one of Hull’s most successful commercial streets, relies on the local economic trade of both students and more-permanent residents; if more houses were to become derelict, the population of the area is likely to decrease which could result in shops along Newland Avenue shutting down as the population is unable to support them economically. Voting to implement an Article 4 Direction would effectively be a rejection of the work that Hull University Union has undertook this year and the impacts it has had. Street Reps alone have tagged 500 wheelie bins, helped clean 16 streets, marshalled and helped out at the Newland Avenue Christmas Lights Switch On, advised Waste Management on a student friendly waste strategy, targeted 80 student households with crime-prevention material on burglary with PCSOs (for the first time no student-houses were broken into over the Christmas period this year, despite the release of high-profile burglars from prison), attended nuisance properties with PCSOs, volunteered approximately 500 hours (£3,040 at minimum wage) in the community, as well as attending ward forums, residents associations and other community meetings. Away from Street Reps we have also tried to build bridges by hosting a debate on the Article 4s for residents and students, held councillor surgeries in the Student Union, and expanded our community volunteering through HUSSO. Our work in the community has just been recognised nationally, as we have been made one of three finalists for the National Union of Students Community Relations Award. Support for Hull University Union's alternative pro-active schemes; -x- "Hull Citysafe and the Neighbourhood Network are delighted with the last year's partnership work with Hull University Union. Tom Peel has been invaluable as the Chair of the Neighbourhood Network providing fresh ideas and great links to the student population. We have found the Street Rep scheme to be especially beneficial to the local community. The development of the scheme and training programme was well planned and delivered. The Street Reps had a welcome and lively input into the launch of the Neighbourhood Network. They are making a real difference where they have worked with residents groups - including Neighbourhood Network members - who have been particularly grateful for the work done on Bin Tagging days, and generally building relationships between students and local residents. We are impressed by the publicity that the Street Reps have gained, spreading good news stories about their activities and partnership work, and look forward to the scheme continuing in the future." - Lou Duffy-Howard, Neighbourhood Network/CitySafe -x- "The Streetrep scheme represents a significant step by the Hull University Students Union to improve the relationship between student residents and permanent residents in the areas around the university. This is a really good thing and long overdue. I have enjoyed working with the Streetreps in the area for which I am a councillor. The scheme is an excellent way of getting problems addressed, and I am pleased that it offers the opportunity for the Council hears about issues from the students' perspective as well as from the long-term residents'. I hope that the Students Union will continue to run this scheme in the future as I do believe it has the potential to make a really big difference." - Dave McCobb, Councillor, Beverley Ward -x- “I am very impressed with the hard work and enthusiasm of the St Reps initiative in Beverley ward. Earlier this year we conducted a patch walk in conjunction with the reps with regards to waste management. It was really enjoyable talking "rubbish"! It was helpful having the reps there as some of the casework was dealt with quickly as it was uni based not council.” - Karen Mathieson, Councillor, Beverley Ward -x- "Building and maintaining a close working relationship with an ever-changing Union is never an easy task, especially when it depends so much on personalities but over the last year there has been a step-change in contacts between the Union and the Council which, hopefully, can be further developed and strengthened. Students are an important, if sometimes transient population in Hull and the Union has worked hard to ensure policy-makers and service-providers understand both their particular needs and the huge contribution they can make to the vibrancy of the City. Extending the work of the last year can only enhance the quality of the student experience at the University and bring benefits to the wider community." - Colin Inglis, Councillor and former Lord Mayor -x- “As a councillor representing a community with a mix of long-term residents and students, I have been impressed by the efforts of the University Union over the last year. In particular, I have welcomed the setting up of the 'street rep' scheme as a way to build relationships between the different sections of the local population. This has not been a token effort, but has seen the 'street reps' take part in local events and attend 'Newland Ward Forum on the Move's'. I look forward to seeing the work of the Union expand in the area over the years to come." - Mike Ross, Councillor, Newland Ward -x- It is for these reasons, that we the undersigned, support the collaborative work of Hull University Union, local landlords and the council, and ask Hull City Council to stop the implementation of an Article 4 Direction on Houses of Multiple Occupancy in the area proposed.