Angered Residents Blame University Student HMOs for Destabilizing Community: Locals' Grievances Amplified at a Prominent British University
Rewritten Article:
The sprawl of Durham University, a top-tier UK institution, is causing a stir among local residents, as they claim it's forcing families out of affordable housing, subsequently ruining close-knit communities. The rapid expansion of students into suburban areas is evident, as developers transform once-family homes into four-bedroom Houses of Multiple Occupation (HMOs).
A prime example of this issue is found in Cooper Square, a serene post-war council estate in Durham's Gilesgate. Local authorities have recently approved a conversion on Cooper Square, making it the third HMO on the street, leaving long-time residents like Janice Garbutt, 70, infuriated.
She expresses her frustration, stating, "Cooper Square was built for families, not students. It seems that everywhere you look around Durham, student accommodation is being built so why do they need to come into areas that belong to local people?"
The transformation of number 38, a three-bedroom house, into a four-room HMO is imminent, along with a single-story extension, increased driveway space, bin storage, and a cycle rack to accommodate the influx of undergraduates. Comparatively, the opposite side of the green at Cooper Square's center underwent the same metamorphosis just recently, displacing children of local families who once played there.
The encroachment of students into residential areas, particularly working-class estates like Gilesgate, raises concerns. For many, like Kim Grabham, 63, who lives next door to the newest student house on the street, it's a sign of communities that are "being taken over."
In response to the outcry, Belmont Parish Council stepped up with objections to the application, arguing that the development would negatively impact social cohesion and imbalance the community. The council believes there should be stricter rules on where student housing can be constructed to prevent such encroachment on residential areas.
Meanwhile, Durham County Council approved the conversion, albeit with conditions such as soundproofing and compliance with a Student Management Plan. The issue lies in the fact that this development only just qualifies for conversion with a density of 9.6 percent, slightly above the local plan's threshold for HMOs, which is set at 10 percent within 100 meters of the property.
Durham University, however, maintains that it is not increasing student numbers and aims to have more students (approximately 40-45 percent) living in university accommodation. They emphasize their commitment to being a responsible neighbor, working closely with joint residents' associations to address any concerns that may arise.
As the student population continues to expand and encroach upon residential areas, the need for stricter regulations becomes more pressing. Navigating these complex issues of affordable housing and community preservation will require careful consideration and collaboration among local authorities, educational institutions, and residents alike.
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The recent influx of students into Durham has led to increased demand for HMOs. To manage this, Durham City enforces selective licensing (2022-2027), mandatory registration, and inspections in designated wards to ensure property standards and tenant safety. To prevent oversaturation, HMO density restrictions, such as limiting HMOs to no more than 10% of properties on any Durham City street, are in place. The city also closely oversees student housing, with pre-tenancy inspections mandatory for all student lets, addressing the identified 23% failure rate in initial checks by Durham University.
Planning permission requirements for HMOs include a restriction on occupancy to no more than 4 permanent tenants and stricter scrutiny for use-class changes, particularly when converting commercial spaces. Recent national trends suggest that councils are removing automatic rights for C3 (dwelling house) to C4 (HMO) conversions, suggesting that Durham may face increased scrutiny as well.
Regulations are also in place to address illegal conversions, with landlords facing unlimited fines under the Levelling-Up Act (2023). Mixed-use property conversions to HMOs face additional planning hurdles to maintain neighborhood character.
The average rent in Durham City is £695 per calendar month, with an average property price of £215,000, resulting in a gross yield of 3.88%. This may incentivize HMO conversions, though stricter regulations could counter this trend.
- In response to the rising demand for housing due to the influx of students, Durham City enforces selective licensing and density restrictions, such as limiting HMOs to no more than 10% of properties on any street, to prevent oversaturation.
- As the proliferation of HMOs continues in Gilesgate, residents like Janice Garbutt and Kim Grabham have agreed that such encroachment into residential areas is negatively impacting community cohesion and education, potentially displacing children from local schools.
- Stricter rules on where student housing can be constructed, as advocated by Belmont Parish Council, may help preserve the housing market and the character of working-class estates like Gilesgate, while encouraging housing developers to focus on self-development and property standards, rather than simply converting family homes into four-bedroom student accommodations.
