Tag: student accommodation

Homelessness is a hidden issue in Scotland’s student housing crisis

THE recent Cross-Party Group on Housing report on student homelessness proved that we have a long way to go with student housing (writes RUTH ELLIOTT, Vice-President Community of Edinburgh University Students’ Association).

In Edinburgh alone, there is currently a shortfall of over 13,000 bedspaces.

Students have been known to be both resourceful and resilient, hopping between hostels and crashing on friends’ sofas, but it’s hard to believe this lack of stability won’t have an impact on their studies, as well as their mental health.

In fact, NUS Scotland’s Cost of Survival Report (2023) survey showed that 66% of students feel this has impacted their mental health, with this skyrocketing to 83% of estranged students and 78 per cent and 79 per cent of low income and students with caring responsibilities.

And things aren’t much better if you do manage to find accommodation, with 75% of student respondents falling below the UK poverty line after housing costs (Russell Group Student’s Unions (RGSU) Cost-of-Living survey).

The Advice Place at Edinburgh University Students’ Association has seen an increasing trend of affordability as a barrier to finding housing for students.

As Vice President Community, I am calling on the University of Edinburgh and the Scottish Government to provide more accommodation that is genuinely affordable for students, and to support alternatives such as student housing co-operatives to alleviate the pressures on the housing market.

Nowhere to live

But there’s another, unexpected problem on top of the lack of accommodation and affordability.

One of the biggest issues with student homelessness is hidden homelessness. ‘Hidden homelessness’ refers to people who would meet the legal definition of homelessness but are not represented in the local authority homeless statistics (see here).

Some examples are:

  • Staying with family and friends
  • Sofa surfing
  • Living in unsuitable housing such as squats or in ‘beds in shed’ situations

Source: The Homeless Monitor: England 2018

Many students don’t realise they could be considered homeless (possible as the problem has become increasingly normalised). As a result, the majority of students are not empowered to reach out for help when they really need it, which also means we don’t have a good idea of how widespread this problem is.

This affects how the issue of student housing is recorded by the university, and therefore how it is prioritised and addressed. Equally, the fact that students do not consider the University as a place to reach out for help is troubling.

The University of Edinburgh has a lot of work to do to rebuild the relationship with its students to be viewed as more trustworthy and supportive.

Those who experience hidden homelessness are hidden from statistics and services as they are dealing with their situation informally.” (Crisis)

It is essential to raise awareness about hidden homelessness – as well as awareness about being at risk of homelessness, whether through overcrowding, unaffordable rent or those at risk of abuse in their homes – so we can better support our students and lobby for change that is backed by data.

Because of the limited housing options available, students are more likely to take on riskier situations – whether that be higher rent than they can’t afford, living further away from campus living with strangers, or subletting illegally.

This leaves students very vulnerable. Students are not a homogenous group and can be some of the most vulnerable people in our society as young people, international students, queer people, carers and parents, and people from low-income backgrounds.

It’s positive to see Edinburgh Council putting more focus on reducing homelessness, and I would like the University to take more responsibility here.

This year, I am working on a project with the University to include more comprehensive data collection on students’ housing situations in the matriculation process. It’s really important that this addresses the issues I have outlined regarding hidden homelessness, and encourages students to reach out.

The student housing crisis is a complex issue which needs addressing. But without the right data, we’ve failed before we’ve begun.

Thousands of Scottish students facing homelessness, says new report

Thousands of students across Scotland are at risk of homelessness unable to access the right housing in the country’s biggest cities, according to a new report for a cross party group of MSPs.

It says there is a severe student housing crisis in cities including Edinburgh, Glasgow and Dundee and calls on the Scottish Government to take immediate action to tackle the issue.

The report for the Cross Party Group on Housing highlights significant shortfalls in student accommodation, including a shortfall of 13,852 bedspaces in Edinburgh, 6,093 in Glasgow, and 6,084 in Dundee.

An acute shortage of accommodation compounded by a lack of affordable and/or accessible options for students with additional support needs or mature students with families, has left many students facing precarious living situations.

“The Scottish Government declared a housing emergency earlier this year, but students are often left out of the conversation,” said Graham Simpson MSP, Convenor of the Cross-Party Group on Housing.

“We have come up with a set of recommendations for the government that are clear and challenging. These include the need for a collaborative approach to student housing, more robust data on student accommodation, and the integration of student housing into local housing strategies.”

The report, co-authored by the Chartered Institute of Housing (CIH) Scotland, the UK Collaborative Centre for Housing Evidence (CaCHE), the University of Stirling, StudentCrowd, the Edinburgh Student Housing Co-operative (ESHC) and Slurp Edinburgh (Students for Action on Homelessness), also stresses the importance of city-wide one-stop shops that would guide students to suitable and affordable accommodation, an initiative that could help alleviate some of the pressure on housing markets in major student cities.

“The issue of student housing can be contentious as developers compete for prized land and local residents may feel pushed out due to lack of affordable housing supply,” said Ashley Campbell, Policy and Practice Manager, Chartered Institute of Housing Scotland.

“The challenge for government, local authorities and universities is to work together more proactively to ensure that everyone can access a home to meet their needs and that students can find their place within existing communities.”

Lawrence Williams of Slurp Edinburgh added: “From hidden homelessness to unaffordable rents, students in Scotland face a range of housing issues that have long been overlooked by policy-makers and universities.

“This report is a promising first step towards recognising the crisis and identifying structural barriers to student housing security.

“We urgently need bold measures like rent controls, cooperative student housing, and guaranteed emergency accommodation for homeless students.”

160924-student-housing-v3Download

Scrap Student Flats: Living Rents to hold public meeting in Leith

10th MAY at 6.30pm in DUNCAN PLACE COMMUNITY HUB

Got concerns about purpose-built student accommodation and luxury developments in your local community?

Join Living Rent for a public forum on the redevelopment of Dalton Scrapyard, where you can bring your questions and concerns directly to your local representatives.

Hold councillors accountable and bring local planning back to the people!

More student housing plans (what else?) for Canonmills

Canonmills is set for further residential expansion with the submission of plans to redevelop a light industrial unit at 26 Dunedin Street into student housing.

Complementing recent proposals to replace Beaverhall House and erect further student accommodation across the street, the scheme supplants an initial build-to-rent proposal with 73 student rooms.

Again led by O’DonnellBrown and HUB the latest plans call for more urban massing to frame the street with ground floor amenities, with gridded accommodation arranged around a central core.

A landscaped amenity space is proposed on a set-back upper floor with the front door recessed behind a landscaped frontage to sit better within the local context.

Specifying a mix of ‘earthy’ brick and metal cladding to reference the previously industrial character of Canonmills the project includes a landscape plan developed by MRG Studio that includes planting along Dunedin Street and Beaverhall, leading to a hard landscaped ‘makers yard’ to the east.

In a planning statement, the architects wrote: “The changing local context provides an opportunity to create and reinforce meaningful connections and new focal points.

“Alongside the proposed Beaverhall House scheme to the east, 26 Dunedin Street has the opportunity to contribute to the changing character of the Beaverhall / Dunedin Street junction, establishing a new key node in the city.”

Studio apartments range from standard 22.3sq/m to larger accessible rooms of 27.2sq/m.  

Transformation of Leith continues with Ocean Point application

MORE STUDENT ACCOMMODATION PLANNED

Property developer S Harrison Developments has submitted a planning application for a c. £100 million residential-led development at Ocean Point 2 in Leith, adding to the ongoing transformation of the Waterfront and delivering further vibrancy to the area.

Neighbouring Ocean Point 1, the development of the brownfield site will provide two buildings and comprise a mix of build-to-rent homes (BTR), including apartments specifically for families, alongside purpose-built student accommodation (PBSA), delivering a truly mixed community.

In total, 120 BTR homes are proposed, providing a mix of studio, one-bed, two-bed and three-bed apartments to meet a range of housing needs. A quarter of these are three-bed apartments, designed for families.

There are 404 PBSA beds on offer, split between cluster accommodation and studio bedrooms. The former accommodation is intended to be a mix of five and six bedrooms.

Student numbers have risen significantly in the city over recent years, with full-time student number growing by more than a quarter (25.1 per cent) between 2016/17 and 2021/22.

PBSA, of which there is little in the Leith area, has the potential to free-up much needed family homes locally currently occupied by students, says the developer.

Commercial space/co-working and amenity space are also proposed as part of Ocean Point 2, offering fantastic active frontage to Ocean Drive, with greatly enhanced public realm encouraging active lifestyles.

In addition to delivering homes, the new development will deliver significant local spend, amounting to some £5.3 million by residents and visitors annually, supporting an estimated 60 retail and leisure jobs. It has been estimated that 325 jobs will be created directly in the construction of the overall scheme.

The development neighbours Ocean Terminal, which is set to undergo a £100 million transformation, delivering a mixed-use development comprising residential, commercial, retail and hospitality.

The extension of the tram line between Edinburgh and Ocean Terminal also provides connectivity between the development and Edinburgh city centre within 20 minutes.

Harrison has a long pedigree of working in the city, ranging from delivering the Malmaison at St Andrew Square to student developments at Westfield and Gorgie and hotel development at Osborne House, Haymarket.

A spokesperson for Harrison Developments commented: “Our proposed development, if approved, will bring much-needed homes and student accommodation to an area which is undergoing a rapid transformation, delivering a truly mixed community.

“Regenerating a current brownfield site, this development boasts excellent transport links, especially with the new tram line, and will deliver a significant investment into the local community.”

Planning and development consultancy Turley provided planning services for the project with CDA acting as architects.

Eyre Place planning application: MSP hails ‘power of community’

A Scottish Government Reporter appointed to consider the Eyre Place planning application has dismissed the developer’s appeal and refused planning permission.  

Nearly 400 objections to the planning application 22/0384/FUL (Student Accommodation) 72-74 Eyre Place were received from residents. The residents were largely concerned with the overall scale of the development, its overbearing presence blocking natural light for neighbours, and dense accommodation which would overburden local infrastructure and amenities. 

Many local residents, therefore, felt the proposal was not compatible with the character of the area in terms of use or design and could also increase noise and disturbance due to plans that the top storey of the flats would be dedicated to ‘entertainment’ and karaoke booths. 

On 11 January 2023, it was unanimously agreed by The City of Edinburgh Council’s Planning and Development Management Sub-Committee that a hearing would be held, so that local residents and developers could make their case in the Council chambers, before a final vote was held.

However, the developers, CA Europe Operating Company, appealed, and a Reporter, (a lawyer appointed by Scottish Government Ministers), instead was tasked to decide on the merits of the planning application. 

Foysol Choudhury, list MSP for Lothian, raised deep concerns at the time about the fact that the public hearing would not take place and that the voices of local residents would not be heard, with local democracy being sidelined by the developer’s appeal. 

Responding to the news that the Reporter has now dismissed the developer’s appeal and that planning permission has been denied, Foysol Choudhury MSP said: “My constituents are overjoyed at this result and they should be congratulated for all their hard work in organising as a community, to ensure their concerns about this planning application were heard by elected officials. 

“Many of my constituents told me that the community was in despair, not just because of the proposed development but because they felt the decision to sideline the public hearing led to their voices being silenced. 

“The developers attempted to bypass local democracy and failed in their appeal, which is of course a relief for my constituents, but we must learn lessons so that local democracy is not circumvented like this again in the future.  

“Nevertheless, I am glad that this deeply unpopular planning application has been denied. It’s great to see what can be achieved through the power of community!” 

Local resident, Hannah Edwards, said: “Our community is delighted with the Reporter’s decision. It reflects what was obvious to so many when we first saw this aggressive proposal 18 months ago.

“A development of this size on a constrained site would have had a really negative impact on the lives of so many. We’re eternally grateful to each and every person who fought so hard to get the result we were so dearly hoping for.” 

Business owners speak out on proposals for student accommodation on Jock’s Lodge site

A joint statement by business owners on the Jock’s Lodge site in relation to proposals to develop purpose-built student accommodation by Alumno:

“We write as owners of our relevant establishments on the Jock’s Lodge site and have noted recent media attention focusing on the loss of these premises to the community.

“It should be noted that we have all come to an agreement with Alumno to sell our properties as part of the site redevelopment, should planning permission be granted for its proposals. Clearly it is disappointing to note that we appear to be being used as a means to try and prevent the site from being developed, when we want to sell. 

“For those of us who own commercial property on the site, it has been a challenging experience to operate and manage in this location, exacerbated by the impact of Covid-19 and the cost-of-living crisis. Many of the tenants have changed hands a number of times over the years, and this demonstrates that it is not a sustainable location.  

“Following a chequered and difficult trading history, and a detailed review of the sustainability of the Jocks Lodge pub, Star Pubs & Bars identified The Barrelhouse for disposal, in lieu of this agreement to sell and recognising the timeframes required to go through the planning process. It was agreed to let the pub for a limited tenure/timeframe and on a below market, minimum rent/utility free basis. This was all agreed with the current tenant (The Willow), and they understood fully this arrangement. This is not a viable long-term arrangement.

“The Willow have agreed to relocate to Musselburgh and on a more sustainable longer-term arrangement. 

“Alumno has a strong track record of developing on similar sites across the UK and particularly on challenging sites, such as Jock’s Lodge. The overall plans for the site will see the delivery of high-quality purpose-built student accommodation, including ground floor commercial space.

“The intention is that a new community ‘local’ food/drink use will be created in place of the neighbouring Limelite, which will have the same ownership, providing continuity and a venue for the community to come together and socialise in.

“The Limelite owners have high aspirations for refreshed and improved facilities, which will include gourmet food and an outside space. 

“We hope that this clarifies our position and our support and desire to sell can be respected.”

MSP: Students face housing crisis

“I’m not giving my house to an African”: – Scottish Parliament Roundtable exposes the harsh reality of the student housing crisis in Edinburgh and the Lothians.

Responding after hosting a Student Housing and Cost-of-living roundtable in the Scottish Parliament yesterday (25th January 2023), Foysol Choudhury MSP said: “Our students are at breaking point.

“Today in the roundtable I hosted at the Scottish Parliament, we heard again and again, from students all across the packed room, about issues such as a lack of housing, unsafe conditions, unscrupulous landlords, sofa surfing and extortionate prices.

“In Edinburgh and the Lothians, we heard about how this student housing crisis has been impacted even more by Edinburgh’s crisis-hit housing market.

“For students facing these problems, it can cause significant mental health difficulties during what is already a very stressful time.

“For international students, this stress can be compounded as landlords are taking advantage of newcomers to the city, charging extortionate rents and asking for unreasonable deposits.

“A student talked about the anxiety felt by Ukrainian students trying to find a safe home in Scotland. 

“Another student told of how a landlord told them “I’m not giving my house to an African”.

“Another told of how “my friend was living in a five bedroom flat sharing with 10 other students” 

“These few examples are totally unacceptable and they are sadly a reflection of wider issues being felt by students across Edinburgh and Scotland.

“What was clear from the roundtable is that students feel the urgent need for a Student Housing Strategy, more regulation of purpose-built student accommodation and more rights afforded to those who are tenants in these accommodations. 

“Students are also calling out for more funding for support with transport, mental health, damp and the cost-of-living.

“We need an urgent solution, now.

“I was glad to see many MSPs in attendance to listen to students’ concerns, as well as representatives from local universities and organisations such as the Edinburgh Student Housing Co-operative, Living Rent and NUS. 

“It is important that moving forward, students, universities, local authorities, the private sector, the Scottish Parliament and the Scottish Government all work in partnership.

“I will be raising a motion in the Scottish Parliament and asking for a Member’s debate. Now is the time for action, not just words”

Yet more student accommodation: this time it’s Jock’s Lodge

THE WILLOW NO MORE – another local boozer bites the dust

A planning application by Alumno Group for high-quality purpose-built student accommodation, including ground floor commercial space at Jock’s Lodge, has been submitted to City of Edinburgh Council.

The proposals by the specialist student accommodation provider are located on the corner of Restalrig Road South and London Road. 

The development will include 191 student rooms and the constrained nature of the site on a busy main arterial route means that it is well suited to student accommodation. This will serve to address rapidly increased demand and provide a much-needed boost for local businesses through delivering increased footfall.

Existing local businesses on the site all agreed to its sale and are committed to the redevelopment of the site, as current facilities are no longer commercially viable.

Development will comprise a mix of single bedrooms with shared kitchens and larger studio style bedrooms. Facilities provided will include a ground floor lounge, study, gym and social spaces, with generous cycle storage provision, laundry and storage.

External amenity provision includes a rear landscaped courtyard and external terraces at roof level. Largely car-free, the development will have two parking spaces included, one of which will be an accessible/disabled parking space.

Following an extensive pre-application and public engagement process, a series of design changes and developments have been realised:

  • The overall massing was reduced from 8 to 7 storeys, while revised floor-to-floor heights and a shortening of the parapet has significantly reduced the building height further.
  • The commercial area offering has been increased, with additional provision for an outdoor terraced area. The proposed commercial space will include a new community local food and drink use, replacing the neighbouring Limelite pub, but under the same local ownership.
  • Let by Heineken UK, the Willow pub, which currently operates on the site, has been relocated to Musselburgh and is now trading as Willow on High Street following an agreement with Heineken. It will operate both at this new location and it is hoped at Jock’s Lodge until the latter is redeveloped.

Prior to taking on a temporary management agreement for The Willow at Jock’s Lodge, the operators were advised of the planned sale of the site by Heineken, who identified it for disposal due to a chequered trading history.

They were offered it on a limited tenure and opted to take it on that basis while the negotiations to redevelop the site were finalised. The operators currently operate on a very minimum rent/utility-free basis.

Alumno has a strong reputation for commissioning new artworks for its developments and is working with arts consultant, Matthew Jarratt, to deliver a series of sculpture and other artwork commissions which will be integrated into the new building and public realm by Edinburgh-based artist, Kenny Hunter.

Local artists and students/recent graduates from Edinburgh College of Art will also be engaged in design projects and given the opportunity to showcase their works at the site.

Having assessed the number of existing and proposed purpose-built student accommodation developments in the area, along with analysing the existing concentration of students, it is clear there is not a significant number of new purpose-built student accommodation overall in this area when set against an Edinburgh context.

Even if the development is delivered, the concentration of students will remain within an acceptable threshold.  If approved, the eight developments that are within a mile radius of the site (including Jock’s Lodge), will amount to 1,666 bedrooms, giving a student population of 4.3 per cent in terms of purpose-built accommodation in that location. Combined with other students i.e. those not living in purpose-built accommodation, this results in a total of 3,523 students or 8.9 per cent of the population.

In addition, if approved, the number of full-time students living in the Craigentinny/ Duddingston ward (in which the Jocks Lodge site sits) will only rise to 10.1 per cent of the resident population if all the accommodation that is currently in use, has been approved, or is at application stage, is delivered.

This level would still be significantly lower than the proportions of full-time students living in the Southside/Newington, City Centre, Meadows/Morningside and Fountainbridge/Craiglockhart wards.

It is anticipated that spending in the local area by the students living at the Jock’s Lodge development is estimated to be more than £900,000 per year, and at its peak during the construction phase it is estimated  that the site will employ a workforce of up to 40.

David Campbell, founder of Alumno said: “This exciting mixed-use scheme will serve to ease the acute housing pressures by providing greater options whilst addressing the increasing and well documented student housing demand by providing modern, high quality and well managed accommodation.

“We have listened to the responses of the local community through our thorough consultation process and have reduced the height of the building to accommodate this feedback.

“Employment and investment will be generated both during construction and once complete, increasing footfall to local shops and also serving to provide a new sustainable food/drink outlet for the community, including outdoor space. We are committed to being a good neighbour and believe our plans will make the best and most positive impact on what is a highly constrained and challenging urban site.”

Established in 2006, Alumno is part of Places for People, a property management, development and regeneration company based in the UK.

Alumno specialises in the design and development of high-quality, modern accommodation for students.

Eyre Place student housing on hold

Request For Hearing: Planning Application 22/03834/FUL (Student Accommodation) 72-74 Eyre Place   

Foysol Choudhury Labour MSP for Lothian said: “I am delighted the Councillors on the Planning Development Sub Committee have all agreed a Hearing for this application which had almost 400 objections. 

“I was so disappointed the Planning officers were recommending approval of the Eyre Place application.  

“I contacted the Development Management Sub-Committee asking for a Hearing and I am delighted they have agreed to my request.  

“The Hearing will give an opportunity for the concerns of the local residents and groups to be heard. I hope that following the Hearing, Councillors will reject the application.  

“Having visited Eyre Place myself on 23 September 2022 and discussing with the residents of Rodney Place, I concur with their objections.  

“Local residents and community groups object to the overall scale of the development, its overbearing presence blocking natural light for neighbours, and dense accommodation which would overburden local infrastructure and amenities.  

“The massing and height would lead to an overdevelopment of the site, with the potential to result in adverse impacts on residential amenities.  

“The proposal, overall, is not compatible with the character of the area neither in terms of the proposed use nor its design, the approach for which is incongruous and alien to the established urban form in terms of roofscape and appearance. 

“I am also concerned that a storey of the student flats will be dedicated to ‘entertainment’ and karaoke booths and can understand why local residents are worried about noise levels.” 

Local Green councillor Jule Bandel also objected to the application and argued the case for a hearing. She said on Twitter: “Delighted that committee has approved the hearing requests! This will give the community a chance to properly explain why the proposed student accommodation is unsuitable for the site & area. Well done everyone!”

The Invereleith councillor said earlier: “Disappointed that officials have recommended the proposed student accommodation at Eyre Place for approval.

‘The points I made in my objection in September still stand & I have submitted hearing requests to allow the community to properly make their case: https://bit.ly/3vPb5t6“