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Private Landlords Forum 04 October 2011 Fire Safety in Residential Premises Consultation on a new policy for Houses in Multiple Occupation in the City.

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Presentation on theme: "Private Landlords Forum 04 October 2011 Fire Safety in Residential Premises Consultation on a new policy for Houses in Multiple Occupation in the City."— Presentation transcript:

1 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 Newcastles neighbourhoods

2 Fire Safety in Residential Premises Andrew Huddleston Senior Environmental Health Officer

3 Aims of the Session Legislative background Guidance documents & examples Questions?

4 Legislation Housing Act HHSRS -29 Hazards -Hazard 24: Fire Housing Act 1985

5 Hazard 24: Fire Risk assessment -Likelihood of a fire starting -Going undetected and spreading -Severity of harm Relevant matters

6 Guidance HHSRS: Operating Guidance LACORS: Housing - Fire Safety

7 Case Study: single household occupancy up to two storeys.

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

9 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

10 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

11 Licensable HMOs 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.

12 Non Licensable HMOs Three Storey and above – same standard as for licensable HMOs. Risk to Occupiers regarded as being the same due to distance of travel.

13 Non Licensable HMOs 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.

14 Key Points Mains wired detection with battery back-up Guidance – general principals Risk assessment by Person in control or Owner

15 Contact Details Phone: (0191) Fax: (0191)

16 Consultation on a new policy for Houses in Multiple Occupation in the City Kath Lawless Head of Development Management

17 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 Newcastles approach

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

19 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

20 New Policy Guidance Reviewed policy guidance on Houses in Multiple Occupation Draft Maintaining Sustainable Communities SPD sets out the Councils 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

21 Views are sought on: Q1The draft SPD and policy guidance Q2Implementation of Article 4: It is the Councils 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? Q3Extending 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.

22 Timescales The SPD and more information can be found at: buildings/planning/planning-latest- news?opendocument#hmos buildings/planning/planning-latest- news?opendocument#hmos Informal Drop-In Session in the Pandon Room Comments by 04 November 2011 Aim to consider comments and adopt policy by 25 th November 2011 Comments should be sent to: Post: Planning & Housing Strategy, Newcastle City Council, Civic Centre, Barras Bridge, Newcastle, NE1 8PH

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24 Controlling letting boards in Newcastles neighbourhoods Kath Lawless Head of Development Management

25 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

26 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.

27 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: ng-and- buildings/planning/planning-latest- news?opendocument#lettingsboar ds

28 Timescales Further information can be downloaded at: buildings/planning/planning-latest- news?opendocument#lettingsboards buildings/planning/planning-latest- news?opendocument#lettingsboards 6 week consultation Informal Drop-In Session in the Pandon Room Comments by 04 November 2011 Comments should be sent to: Post: Planning & Housing Strategy, Newcastle City Council, Civic Centre, Barras Bridge, Newcastle, NE1 8PH


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