Proposal Document – a Review of the Hull and Bridlington Broad Rental Market Areas

Proposal Document – A Review of the Hull and Bridlington Broad Rental Market Areas

This proposal document is the culmination of reviews of both the Bridlington and Hull Broad Rental Market Areas (BRMA’s).arising from the amendment to the Rent Officers Order on the 5th of January 2009.

1.0 Proposal

1.1 To merge the Bridlington BRMA with the Hull BRMA to create a new BRMA to be called the Hull & East Riding BRMA.

2.0 Maps of existing BRMA’S

2.1 See Fig.1 & Fig. 2.

3.0 Maps of existing BRMA’S with proposed changes overlaid

3.1 See Fig.3 for the proposed Hull & East Riding BRMA.

3.2 The changes to the Bridlington BRMA will result in boundary changes to the adjoining Hull BRMA and these changes can be seen in Fig.4.

4.0 Overview of the proposed BRMA

4.1 The proposed Hull & East Riding BRMA comprises an urban area concentrated in the south and bordering the River Humber with a rural area to the north. The urban area comprises the City of Hull and the neighbouring town of Beverley. The rural area extends to the foothills of the Yorkshire Wolds in the north and the Yorkshire coastline to the east and includes a number of small towns: Market Weighton and Driffield inland and Withernsea, Hornsea and Bridlington on the coast.

4.2 The City of Hull provides the focal point for the road network. The A614, A615, A1079, and A1033 all converge on the city linking neighbouring towns and outlying villages with Hull. A railway line links Bridlington and Driffield to Hull, via Beverley while another directly links Brough and North Ferriby to Hull.

4.3 The geographical County of the East Riding of Yorkshire and the City of Hull cover the majority of the area contained within the BRMA. There are currently two local authorities, East Riding of Yorkshire Council and Hull City Council operating within the BRMA boundary.

5.0 Legislation - Rent Officers (Housing Benefit Functions) Amendment (No.2) Order 2008.

5.1 A Broad Rental Market Area is an area ‘within which a person could reasonably be expected to live having regard to facilities and services for the purposes of health, education, recreation, personal banking and shopping, taking account of the distance of travel, by public and private transport, to and from those facilities and services.’

5.2 A BRMA must contain ‘residential premises of a variety of types, including such premises held on a variety of tenures’, plus ‘sufficient privately rented residential premises, to ensure that, in the rent officer’s opinion, the LHA (LRR) for the area is representative of the rents that a landlord might reasonably be expected to obtain in that area’.

6.0 Identification of facilities and services

6.1 I have plotted the facilities and services of Health, Education, Recreation, Banking and Shopping (referred to as HERBS in this report) on a map of the area and this can be seen in Fig. 5.

6.2 The map shows the location of HERBS to be predominantly in and around the City of Hull with smaller concentrations in the neighbouring towns of Beverley, Driffield and Market Weighton and the coastal towns of Withernsea, Hornsea and Bridlington.

6.4 The Primary Care Trusts operating within the BRMA and having responsibility for patient access to doctor, dentist, optician and pharmacy services, are the NHS Hull Primary Care Trust, East Riding of Yorkshire Primary Care Trust and the Hull Teaching Primary Care Trust. The Scarborough & North East Yorkshire Healthcare Primary Care Trust also delivers services to a small area of the BRMA on the north eastern boundary. 1

6.5 The main hospitals are all provided by the Hull & East Yorkshire Hospitals Trust at four sites: Hull Royal Infirmary, The Princess Royal Infirmary, Castle Hill Hospital and the Beverley Westwood Hospital. Accident & Emergency Services are provided at the Hull Royal Infirmary. 1

6.6 Community Hospital and Clinical services are available at sites in Driffield, Hornsea and Withernsea and provided by the East Riding of Yorkshire Primary Care Trust.1

6.7 Kingston upon Hull and East Riding of Yorkshire Local Education Authorities are the principal authorities responsible for education. Each authority has similar admissions criteria in that they operate ‘school catchment’ systems when allocating school places. Each also allows applications to be made for school places by pupils living outside of the authority area. As can be seen from Fig. 5 the BRMA is well served with both Primary and Secondary Schools, situated in both major and minor population centres. These are identified in Fig. 5 as KS 2 for Primary Schools & KS 4 for Secondary Schools.

1 www.nhs.uk

6.8 Post 16 Education is available at a number of secondary schools, further education centres and colleges throughout the BRMA. Hull College is a main provider of Post 16 education and training within the BRMA. The college operates from several sites in around the city of Hull. East Riding of Yorkshire College is also a main provider of Post 16 Education within the BRMA and operates from its campuses in Beverley, Bridlington and Hull. Bishop Burton College also provides vocational and further education from its extensive campus on the outskirts of Beverley in the village of Bishop Burton. There are also two universities; Hull University, which has its base in the city and the University of Lincoln that operates a satellite facility to its Lincoln base in Hull city centre.

6.9 The Hull & East Riding BRMA is well served by recreation facilities, as can be seen in Fig. 5. Parks and open spaces are present throughout the area, while sports and leisure facilities are both available in population centres and accessible from the outer lying areas. The Yorkshire Wolds curve around the western and northern border of the BRMA and provide access to the Wolds Way. The rural area offers traditional tourist type activities such as stately homes, children’s play areas and heritage sites. The urban area provides a number of museums, cinemas and other recreational activities including The Deep aquarium. The coastal towns of Bridlington, Hornsea and Withernsea are traditional seaside towns and provide traditional seaside amusements and access to the beaches of the East Yorkshire coastline. A number of caravan holiday parks also occupy this eastern edge of the BRMA.

6.10 While some banking services are spread throughout the Hull & East Riding BRMA, as can be seen in Fig. 5, they are mostly concentrated in the population centres, particularly Hull.

6.11 Shopping facilities predominantly cluster in the City of Hull and its surroundings. Shopping centres to note include the St Stephens Centre, Princes Quay and Kingswood Retail Park. Other shopping facilities are evident in the smaller towns

7.0 Access to facilities and services

7.1 The maps at Fig. 2 & Fig. 3 indentify Hull as the main population centre within the BRMA. The extensive A-road network links Hull with a number of outer lying towns and villages. To the south of the BRMA the A1174 provides links from Hull to Beverley as does the A1079 via the A164. The town of Beverley acts as a secondary hub for the road network and from there A roads provide links to the north of the BRMA. Driffield can be accessed via the A164, Bridlington via the A1035 as well as Hornsea via the A1035 and B1244. The A615 also provides access from Hull, in the south of the BRMA, to Bridlington and Hornsea in the north and west; bypassing Beverley and linking with the A1035 to access the towns beyond. The A1033 links Hull with Withernsea to the east and to the west of Hull the A63 links it with a number of commuter villages and the motorway network.

7.2 The Yorkshire Coast and Selby rail lines serve the BRMA and converge at Hull Station. Local train services link Hull with Beverley, Driffield and Bridlington to the north and Hessle, North Ferriby and Brough to the west as well as a number of smaller settlements in between. These lines provide frequent services.

7.3 The table at Fig.6 shows distances and times of travel for public and private transport between the main population centres of the proposed BRMA.3

7.4 Travelling times by car range from a minimum time of 15 minutes and distance of 10 miles, travelling from Beverley to Hull; to a maximum time of 42 minutes and distance of 28 miles. travelling from Bridlington to Hull.

7.5 Bus journeys are mostly achievable in under an hour. For those that take in excess of an hour the need to travel by bus is negated by the presence of the Yorkshire Coast rail line that provides much shorter journey times. An example of this is the journey from Hull to Bridlington; by bus the time it takes to travel between the two is approximately one hour forty two minutes, travel by train and the journey time is reduced to between 38 and 47 minutes depending on the service used. Journey times between Hull and Driffield and Hull and Beverley are similarly reduced. Therefore, when travelling by the most time efficient method of public transport, journey times throughout the BRMA range from 17 minutes to just over one hour. . 7.6 In summary, the maps and tables lead me to conclude that the distances and times of travel are reasonable to access the HERBS in the proposed BRMA.

8 Variety of property types and tenures

8.1 The table at Fig. 7 shows a breakdown of property types and tenures in the proposed BRMA.

8.2 The table indicates that there is a good mix of property types, such as houses, bungalows, flats (both purpose built and converted), semi detached & detached houses and a good variety of tenures such as owner occupation, local authority renting, social renting and private renting.

3 Sources: www.theaa.com & www.transportdirect.info 8.3 In summary, the tables lead me to conclude that there is a variety of property types and tenures in the proposed BRMA.

9.0 Sufficient privately rented premises

9.1 The table at Fig. 7 shows a total of 21235 privately rented premises in the proposed BRMA.

9.2 In accordance with our published guidance, we expect to collect 10 to 15% of lettings in the private rented sector market. In this case we would have between 2123 and 3185 pieces of lettings information to include in our list of rents. I consider this amount to be sufficient to enable me to ensure that the LHA (LRR) for the area is representative of the rents that a landlord might reasonably be expected to obtain in the proposed BRMA.

Nick Green Review Manager Date 26/11/2009 Proposal Document Appendices

Fig.1 Map of existing Bridlington BRMA

Fig. 3 Map of existing Bridlington BRMA with proposed changes overlaid

Fig.4 Map of existing Hull BRMA with proposed changes overlaid

Fig. 5 Identification of facilities and services

Fig. 6 – Table Showing Journey Times By Car & Public Transport To and From The Main Population Centres Within The Hull & East Riding BRMA.

TimeTime byby DistanceDistance BYBy Car (based(based onon thethe quickest quickest Time Byby TimeTime Byby RemarksRemarks / Routes / Routes (where FromFrom To Car ratherrather thanthan the shortestshortest route)route) Bus Train (whereapplicable) applicable)

Summer service 69 mins - 1 bus per day. Hull Bridlington 42 28.5 102 38 - 47 Routes: 121 & X21 ERMS

Hull Beverley 15 10 32 - 40* 17 * depending on route Hull Driffield 41 22 66 - 68 24 - 29 Market Hull Weighton 28 18.5 52 X46 Hull Hornsea 35 17 54 Hull Brough 21 11 30 - 38 11 X62 - 155 Hull Withernsea 40 20 65 - 68 Beverley Bridlington 50 23 65 27 121 Market Beverley Weighton 22 10 26 x46 Beverley Hornsea 36 13 42 246 Driffield Bridlington 32 13 35 34 744 Driffield Hornsea 45 17 78 Bus & Rail Hornsea Withernsea 41 17 55 129 Hornsea Bridlington 37 15 58 130 Source: Transport Direct & AA. Approximate times based on Weekday / daytime services.

Fig. 7 Variety of property types and tenures

Variety of of Property Property Types Types All Household Spaces (Total) 220101 In an Unshared Dwelling 219717 House or Bungalow (Subtotal) 192542 Detached 41249 SD 70612 Terr or ET 80680 Flat, Maisonette or Apartment (Subtotal) 26636 Variety of of Tenure Tenure Types Types All Households (Total) 208168 Owned (Subtotal) 136310 Social rented (Subtotal) 45382 Private rented (Subtotal) 21235

Source: 2001 Census

Impact of Proposal on LHA levels in existing Hull BRMA

New Hull & East Riding LHAs Existing Change Shared Room 55 54 +£1.00 1 Bed 73.85 75 -£1.15 2 bed 92.31 91.15 +£1.16 3 bed 110.08 110 +£0.08 4 bed 150 160.38 -£10.38 5 bed 158.66 178.85 -£20.19

Impact of Proposal on LHA levels in existing Hull BRMA +£5.00

+£0.00 Shared 1 Bed 2 bed 3 bed 4 bed 5 bed -£5.00 Room -£10.00

-£15.00

-£20.00

-£25.00 Impact of Proposal on LHA levels in existing Bridlington BRMA New Hull & East Riding LHAs Existing Change Shared Room 55 51 +£4.00 1 Bed 73.85 70 +£3.85 2 bed 92.31 96.92 -£4.61 3 bed 110.08 110 +£0.08 4 bed 150 122.89 +£27.11 5 bed 158.66 137.31 +£21.35

Impact of Proposal on LHA levels in existing Bridlington BRMA +£40.00 +£30.00 +£20.00 +£10.00 +£0.00 Shared 1 Bed 2 bed 3 bed 4 bed 5 bed -£10.00 Room -£20.00