hnhp st andrews final version

8/13/2019 HNHP St Andrews Final Version

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ST ANDREWSTOWN COMMISSION on HOUSING

HOUSINGNEED

AND

HOUSINGPRESSURESINSTANDREWS

St Andrews, Fife December 2013


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Housing Need

and

Housing Pressures

in St Andrews

St Andrews Town Commission on Housing

Chair: Dr James B Wa!er

St Andrews" #i$e De%em&er '()*

ISBN +,-.(.++',,)/.(.+


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0u&ished &1 St Andrews Town Commission on Housing

www2sat%oh2&ogs3ot2%o2u!

ISBN +,-.(.++',,)/.(.+

4 '()* St Andrews Town Commission on Housing

/ 5ueen6s GardensSt Andrews 78)9 +TA

#i$e S%otand U7

0rinted &1: 0rint Design" Uni;ersit1 o$ St Andrews" St Andrews 78)9 +A


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CONTENTS

Foreword and Acknowledgements 2222222222222222222222222222222222222222222222222222222222222222 i;

Executive Summary 22222222222222222222222222222222222222222222222222222222222222222222222222222222222222 ;

Abbreviations 222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222 ;i

PARTI. INTRODUCTION

)2 O&=e%ti;es and Stru%ture o$ the >e3ort 2222222222222222222222222222222222222222222222222 *

'2 Data Coe%tion and ?;iden%e Gathering 22222222222222222222222222222222222222222222222 @

*2 0ro$ie o$ St Andrews 22222222222222222222222222222222222222222222222222222222222222222222222222222 ))

PART II. REPORT& ANALSIS

/2 Introdu%tion to the Issues 2222222222222222222222222222222222222222222222222222222222222222222222 '+

@2 A$$orda&e Housing 22222222222222222222222222222222222222222222222222222222222222222222222222222222 *,

92 Student A%%ommodation 222222222222222222222222222222222222222222222222222222222222222222222222 /@

,2 Addressing Need and Ae;iating 0ressure 2222222222222222222222222222222222222222222 9)

PART III. CONCLUSIONS& RECO!!ENDATIONS

-2 Con%usions >e%ommendations 222222222222222222222222222222222222222222222222222222222 ,@

References 222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222 -)

Appendices 222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222222 -9


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Foreword and Acknowledgements

It has long been recognised that St Andrews has significant housing problems which arise from a varietyof causes including, importantly, (i) scarcity of affordable housing and (ii) pressure on accommodation

from University students who represent an unusually high proportion of the local population; these twoaspects became the natural focus of this study.

In !", several local organisations met and resolved to promote a serious study of the housingsituation in the town. #his group comprised local $ife %ouncillors, the &oyal 'urgh of St Andrews%ommunity %ouncil, the University of St Andrews, the University of St Andrews Students Association,#he St Andrews reservation #rust and the %onfederation of St Andrews &esidents Associations(%SA&A). #hey agreed to constitute themselves as the St Andrews #own %ommission on *ousing&eference +roup and, in turn, to appoint an autonomous team, the St Andrews #own %ommission on*ousing, whose members would bring a wide range of eperience and s-ill to the study and could berelied upon to be independent in their wor-".

#his &eport would not eist but for the initiative ta-en by the &eference +roup. #hey have been whollysupportive, particularly in securing the modest funding reuired for the %ommissions wor-, but has atno time influenced or sought to influence the studies or conclusions contained in this &eport other thanthrough formal representations, all of which are detailed in the body of the &eport or its Appendices.#han-s for funding are due to #he St Andrews reservation #rust, particularly for providing bridgingfunds during the early stages of the study, to the St Andrews %ommon +ood $und, to the Universityand, especially, two generous donors who wish to remain anonymous. #he University has generouslycovered the cost of all printing.

#he %ommission is grateful to /rs $lora Selwyn, who facilitated circulation of the uestionnaire, to all

those who completed uestionnaires, whether on paper or electronically and to management and staffat the ublic 0ibrary, the %osmos %entre, the Students Association, the $ife %ouncil 1ffice at St /aryslace and the St Andrews %ommunity *ospital for permitting boes for the return of completeduestionnaires to be placed on their premises. /s 2mma Shaw and /s 2mily *earn are than-ed fortheir efforts in analysing the content of the completed uestionnaires and 3r 4hiiang $eng for hisassistance with the mapping of data 5ones.

#han-s are also due to both the *ousing 6 7eighbourhood Services and the rivate Sector &egulation3ivision of $ife %ouncil as well as 7ational &ecords of Scotland, for their provision of information andprompt response to uestions. It is also greatly appreciated that so many individuals and organisationsmade written submissions to the %ommission to present their perspectives on the towns housingsituation.

$inally, meetings were held with the %onfederation of St Andrews &esidents Associations, $ife %ouncil(*ousing and lanning 3ivisions), local $ife %ouncillors, *eadon 3evelopments, 8ingdom *ousingAssociation, 1ld %ourse *otel, &obertson *omes, St Andrews %ommunity %ouncil, #he St Andrewsreservation #rust, the Students Association and the University of St Andrews. #he %ommissionac-nowledges with gratitude the time and effort that all put into ma-ing the meetings so informative.

" 3r 9ames ' :al-er (%hair), /r Simon 8idd (Secretary), rofessor 9oe 3oherty, /r Iain +rant, /r 9ohn $ /atthews.#he assistance of 3r auline /c0oughlin as a member of the %ommission in the early stages of this study is gratefullyac-nowledged. $or brief information on each of the above see Appendi A..

iv


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Executive Summary

In !" a group of local organisations resolved to promote a serious study of the housing situation in thetown. #o carry out this tas-, they established the


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Abbreviations

A*S Affordable *ousing Supply rogramme

'6/ 'alanced and /ied %ommunities

%A%I %A%I 0td ? international information solutions and services provider%1A %ensus 1utput Area

%SA&A %onfederation of St Andrews &esidents Associations

$% $ife %ouncil

+&1 +rants for &ent and 1wnership

+&1S +eneral &egister 1ffice for Scotland

*A *ousing Association (see also &S0)

*2SA *igher 2ducation Statistical Agency

*/A *ousing /ar-et Area

*/1 *ousing in /ultiple 1ccupation

*73A *ousing 7eed and 3emand Assessment

8*A 8ingdom *ousing Association

9&$ 9oseph &owntree $oundation

0A 0ocal Authority

0% 0icence %ondition

0%*1 0ow %ost *ome 1wnership

0*S 0ocal *ousing Strategy

0*SA 0ocal *ousing Strategy Area

0I$# 0ow %ost Initiative for $irst #ime 'uyers

//& /id?/ar-et &ental

/o3 /inistry of 3efence

7*# 7ational *ousing #rust

7&S 7ational &ecords of Scotland

&* rivate &ented *ousing&S rivate &ented Sector

&A$ &oyal Air $orce

&S0 &egistered Social 0andlord (see also *A)

S$# Scottish $utures #rust

S*A Strategic *ousing Area

S*I Strategic *ousing Investment lan

SI/3 Scottish Inde of /ultiple 3eprivation

vi


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PART I

INTRODUCTION


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ST ANDREWSTOWN COMMISSION on HOUSING Objectives and Structure of the Report

1. Objectives and Structure of the Report

In response to the general aim agreed with the Reeren!e Gro"p# $To consider the housing needs of allgroups in St Andrews, how these are currently met and how they might be better met in the future %# theaims o the Commission are as ollows&

1.1. Aims of the Commission

To !olle!t and anal'se data on the !"rrent pop"lation o the town and how its ho"sing needs aremet(

To !olle!t and anal'se data and opinions rom e)er' se!tion o the lo!al !omm"nit' *' means oa widel'+!ir!"lated ,"estionnaire# written s"*missions and meetings with -e' gro"ps(

To !reate a !lear and !redi*le pi!t"re o the !"rrent ho"sing sit"ation and to highlight pro*lemareas.

1.. Objectives of the Commission

To propose wa's in whi!h !"rrent and "t"re ho"sing pro*lems might *est *e addressed(

To identi' !onstraints "pon the resol"tion o !"rrent and "t"re ho"sing pro*lems and how thesemight *e o)er!ome.

1.!. Structure of the report

This report is presented in three parts# s"pplemented *' appendi!es.

PARTI# o whi!h this is Chapter /# eat"res a des!ription o the pro!esses o data !olle!tion andinormation gathering# in!l"ding the design and dissemination o the ,"estionnaire and theanal'sis o the res"lting inormation 0Chapter 12. It also has a detailed proile o St Andrewsdeining the geographi!al area 0data 3ones2 !o)ered *' the st"d'# pop"lation growth anddemographi!s sin!e 144/ and ho"sing ten"re inormation# together with s"pporting statisti!aldata 0Chapter 52.

PARTII pro)ides a *rie introd"!tion to the iss"es whi!h ha)e *een identiied 0Chapter 62# ollowed*' more detailed st"dies e7amining aorda*le ho"sing 0Chapter 82 and st"dent a!!ommodationneeds 0Chapter 92( inall'# in Chapter :# there ollows a dis!"ssion o these iss"es.

PARTIII itemises the Commission%s !on!l"sions and re!ommendations 0Chapter ;2.

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ST ANDREWSTOWN COMMISSION on HOUSING Data Collection and Evidence Gathering

2. Data Collection and Evidence Gathering

The approach adopted by the Commission sought to obtain both quantitative and quaitative in!ormation!rom a sectors o! the oca community" incuding private househods as #e as !rom $ey organisationsand agencies #ithin or impacting directy upon the community%

The eary stages invoved announcements o! the Commission&s estabishment and remit in the ocapress 'The Courierand the St Andrews Citizen(" design and production o! a questionnaire" compiing aist o! $ey contact organisations" dra!ting a etter to these groups and aunch o! a #ebsite" a teephonecontact and an emai address%

)t the same time" #or$ #as started on coecting the most reiabe statistica data avaiabe on the to#n&schanging popuation and on important matters such as purchase and renta costs !or residentiaproperties" the impact o! HMO 'Housing in Mutipe Occupation( reguations and the avaiabiity o!a!!ordabe housing%

2.1. Questionnaire

)n endeavour #as made to circuate a paper version o! the questionnaire 'see )ppendi* )%+%( to everyhousehod in St )ndre#s by incuding a copy in the November , -ecember ./0. issue o! the oca bi1monthy maga2ine St Andrews in Focus3 it is beieved that" as #e as a ma4ority o! private househods"many commercia estabishments received the questionnaire% To !aciitate submission" bo*es !orcompeted questionnaires #ere paced at easiy accessed and !requenty visited ocations" namey5 theCosmos Centre" the 6ubic 7ibrary" the 8i!e Counci 7oca O!!ice in St Mary&s 6ace" the Students&)ssociation and the St )ndre#s Community Hospita% )dditiona ban$ questionnaires #ere avaiabe ateach o! these ocations% ) 6ost O!!ice bo* number #as provided !or those #ho pre!erred to mai theirreturns% )n onine version o! the questionnaire #as compied and coud be accessed and competed viathe Commission&s #ebsite% 9thica approva and data protection cearance #ere obtained !or both paperand eectronic versions o! the questionnaire%

:oth !ormats #ere avaiabe !or competion and return !or three months 'to end18ebruary ./0+( during#hich time etters to the oca press #ere used in an e!!ort to maintain pubic interest and participation%

8or anaysis" competed paper questionnaires #ere converted to eectronic !ormat and merged #iththose submitted via the #ebsite% ) tota o! ;+; usabe questionnaires #ere submitted3 the resuts !romthese are not statisticay representative but are" #e #oud caim" iustrative o! the concerns and vie#so! peope in St )ndre#s% )ppendi* )%+%0% ists tabuations o! questionnaires by gender" age"

empoyment status and housing tenure%

2.2. Invitations to e! organisations and agencies

)n identica etter 'see )ppendi* )%0%( #as sent to $ey organisations incuding oca government bodies"representatives o! oca interest groups" ma4or oca empoyers and others" e*paining the origins andremit o! the Commission and inviting submissions as #e as proposing !ace1to1!ace meetings% Severaorganisations and individuas 'see )ppendi* )%0%0%( made #ritten submissions and representatives o!the !oo#ing groups and businesses agreed to be intervie#ed5


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Con!ederation o! St )ndre#s =esidents&)ssociations

8i!e Counci 'Housing(

8i!e Counci '6anning(

8i!e Counciors

Headon -eveopments

>ingdom Housing )ssociation

=obertson Homes ')bbey 6ar$(

=oya :urgh o! St )ndre#s Community Counci

The Od Course Hote" Go! =esort ? Spa

The St )ndre#s 6reservation Trust

University o! St )ndre#s

University o! St )ndre#s Students& )ssociation

Notes on the meetings bet#een the Commission and these organisations can be !ound in )ppendi* )%.%

2.". Statistical data and docu#entar! evidence

Tempora and spatia data on popuation and housing trends in St )ndre#s together #ith boundarymaps #ere derived !rom severa sources5

The >no#8i!e dataset '@http://knowfifefifegovuk/!AS"(

8i!e Counci&s Housing ? Neighbourhood Services

The .//0 Census ? G=OS , N=S mid1year estimates0

8i!e Counci 9nterprise" 6anning" ? 6rotective Services

Scottish Census =esuts Onine 'SC=O7(5 the .//0 Census bro#ser

Scottish Neighbourhood Statistics '@wwwsnsgovuk"(

University o! St )ndre#s Centra Services

Higher 9ducation Statistica )uthority '@wwwhesaacuk"(

)t the time o! #riting" sma area popuation and reated data !rom the ./00 Census #as not avaiabe3#e have reied on G=OS , N=S mid1year estimates accessed via the >no#8i!e dataset and on data$indy suppied on request by Housing ? Neighbourhood Services" 8i!e Counci%

2.$. %ther sources o& in&or#ation

These incude5

6anning documents and other reports !rom 8i!e Counci" the Scottish Government and theUniversity o! St )ndre#s

6ubished iterature on HMOs and a!!ordabiity

6ans 'impemented and proposed( !or student accommodation provision in other university to#ns

-ocuments provided by The St )ndre#s 6reservation Trust%

2.'. (ro)le#s o& data collection

T#o particuary important issues needed to be resoved5

The demarcation o! the geographic boundaries o! the to#n o! St )ndre#s

The derivation o! popuation and housing statistics%

0 In )pri ./00" the Genera =egister O!!ice !or Scotand 'G=OS( merged #ith the Nationa )rchives o! Scotand to becomethe Nationa =ecords o! Scotand 'N=S(%

A


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#$% De&arcation of the geographic 'oundaries of St Andrews

We considered three candidates !or the de!inition o! St )ndre#s to#n boundaries !or possibe adoptionin this report ')ppendi* )%B% sho#s boundary maps(3 #e re4ected t#o5 the 7oca Housing Strategy )rea'7HS)( and the =oya :urgh o! St )ndre#s Community Counci area% With St )ndre#s at its coasta

centre" the 7HS) stretches to Tentsmuir in the north" to >ingsbarns in the south and to Spring!ied in the#est% Whie ceary use!u !or panning purposes such a #ide ranging mar$et area ac$s !ocus !or astudy o! housing need and pressures in the to#n& o! St )ndre#s% The Community Counci" #hie astronger contender than the 7HS)" aso has boundaries that stretch beyond the buit1up area o! theto#n% 8urthermore" pubished comparabe and historic data !or popuation and housing is rather imited!or these boundaries% 8or these reasons #e opted !or the use o! data 2ones 'see :o* .%0%( in de!iningthe to#n boundaries as the !ocus !or our investigation%

*o+ 2.1. Data ,ones

Data zones are groups of Census output areas which have populations (at the ti&e of the #))% Census*of 'etween $)) and %+))) household residents,+ and so&e effort has 'een &ade to respect ph-sical

'oundaries The- all nest into local authorities and are 'uilt up fro& #))% Census output areas !naddition+ the- have co&pact shape and contain households with si&ilar social characteristics The ke-feature of data zones is that the- are significantl- s&aller than previous geographies for which statisticshave 'een availa'le (postcode sector or ward* and are &uch &ore effective in identif-ing s&all areaswith particular social characteristics+ and are also &ore fle.i'le in aggregating to specific areas of userinterest Data zones are large enough to protect confidentialit- and to allow regular updates to 'e &adeavaila'le 'O!!ice o! the Chie! Statistician" .//B(

D T#o data 2ones in St )ndre#s e*ceed this imit%

We seected 0; contiguous data 2ones '8igure .%0%( as providing the best appro*imation o! the to#n& o!St )ndre#s% These 0; 2ones incorporate the bu$ o! St )ndre#s buit1up area 'see :o* .%.%( and

provide a convenient !rame#or$ !or accessing and comparing demographic and housing changes overtime% They aso provide a basis !or the anaysis o! change #ithin the to#n%

*o+ 2.2. -ousing non to )e located outside the )oundaries o& the 1/ data ,ones

St Andrews olida- 0ark+ 1inkell 2raes

The converted far& steadings at 2rownhills+ 2al&ungo+ East Grange+ 3est Grange+ 3ester 2alr-&onth+

0ipeland+ 4u&'o+ 5ount 5elville and 2alone

Cairns&ill Caravan 0ark

The new housing to the west of 5orrison6s (ie 2o''- 7ones 0lace+ 7a&es Foulis Court 8including St

Andrews Care o&e 9 appro. ) care residents; and Findla- Douglas Court* and the ad


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0igure 2.1. St Andres as de&ined )! data ,one )oundaries

Source5 Crown cop-right and data'ase rights #)%B ?rdnance Surve- %)))#BB$

#$# The derivation of population and housing statistics

The accuracy and precision o! popuation data and anaysis !or any geographic area #i re!ect thein!uence o! many !actors" the most important o! #hich are enumerated beo#% St )ndre#s is not uniquein this respect" but #ith one o! the highest proportions o! students among university to#ns in the U>" theprobems and chaenges associated #ith these !actors are arguaby e*acerbated%

Constant change as a consequence o! births" deaths and in and out migration%

The accuracy and competeness o! data coection surveys 'incuding the decennia census( area!!ected by5

1 the date o! survey 'as noted previousy" the ./00 sma area census resuts had not beenpubished at the time o! #riting3 #e #ere reiant on data derived !rom the .//0 Census(3

1 undercounting 'especiay #hen students are invoved and #hen 1 as in St )ndre#s 1 asigni!icant number are !rom overseas(3

1 imprecision associated #ith the agorithms !or ad4usting census returns and cacuating inter1census mid1year estimates 1 the agorithms empoyed !or this process produce best1!it datathat are a#ays sub4ect to possibe ad4ustment #hen subsequent decennia census resuts arepubished 'see :o* .%+%(3

1 incompete institutiona records3 etc%

9rrors in data recording 1 see beo# !or a speci!ic instance in St )ndre#s 'see Section .%


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6opuation and housing data coected by nationa and oca authorities are the best 1 and in mostinstances the ony 1 data #e have !or statistica anaysis o! demographic and housing trends% :e!orepubication" considerabe e!!ort is e*pended in chec$ing and ad4usting such statistics to ensure as muchprecision and accuracy as possibe% Nevertheess" there #i a#ays be sma variations in the o!!iciadata recording and tabuations and some o! these variations are apparent in this report% These do not"

#e #oud argue" invaidate the overa picture%

*o+ 2.". id!ear esti#ates

5id9-ear population esti&ates are 'ased on the #))% Census and updated annuall- '- ageing on thepopulation and appl-ing infor&ation on 'irths+ deaths and &igration 2irths and deaths are esti&atedusing data fro& the civil registration s-ste&+ which is considered to 'e virtuall- co&plete 5igration is&ore difficult to esti&ate 'ecause there is no co&prehensive registration s-ste& in the 1 5igration isderived fro& the ational ealth Service Central =egister (SC=* and Co&&unit- ealth !nde. (C!*for &igration within the 1+ and fro& the !nternational 0assenger Surve- (!0S* for international&igration The sa&ple size for Scotland for the !0S is s&all+ so esti&ates derived fro& this surve- aresu'


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ST ANDREWSTOWN COMMISSION on HOUSING Profile of St Andrews

3. Profile of St Andrews

3.1. Introduction

St Andrews is the largest settlement in north east Fife; it is the areas maor retail! em"lo#ment and

re$reation $entre% As &the home of golf and the lo$ation of S$otlands oldest and &world renownedUni'ersit#! St Andrews is a $entre for $(lt(re! learning and to(rism and is identified as a )e# e$onomi$dri'er lo$all# and for the whole of Fife *Fife Co(n$il! +,,-; Fife Co(n$il! +,.+/; 0iggar 1$onomi$s!+,.+2% On se'eral meas(res St Andrews is $learl# an affl(ent town with a strong e$onomi$ /ase andman# "ros"ero(s neigh/o(rhoods in whi$h a'erage ho(sehold in$omes are signifi$antl# higher thanthose elsewhere in the Fife Co(n$il area%

3et St Andrews is also a town e4"erien$ing $onsidera/le ho(sing "ress(res% It has some of the highestho(se "ri$es in Fife! the lowest "er$entage of so$ial rented "ro'ision and the highest "ro"ortion of"ri'atel# rented a$$ommodation% Using meas(res from the +,,. Cens(s! the +,,- S$ottish Inde4 ofM(lti"le 5e"ri'ation *SIM52 identified 6 areas in St Andrews as among the +, "er$ent most de"ri'ed for

ho(sing in Fife *see Ta/le 7%.%2% While this meas(re ta)es no a$$o(nt of im"ro'ements to the ho(singsto$) sin$e +,,.! it is s#m"tomati$ of the histori$ lega$# of "oor ho(sing $onditions es"e$iall# in the$entral "art of the town *8nowFife 0riefings! +,,-2% Toda# Fife Co(n$il estimates that .,%9 "er$ent ofthe "o"(lation of the St Andrews :o$al Ho(sing Strateg# Area *:HSA2 e4"erien$es maor "ro/lems ofho(sing need and afforda/ilit# *$onsidera/l# higher than the other - :HSAs in Fife2% The designation ofSt Andrews as a town of &ress(red Area Stat(s in +,,9 < in whi$h the sale of $o(n$il ho(ses (nder&=ight to 0(# legislation is s(s"ended for some tenants < and the re$ent de$laration of a moratori(m onHMOs *ho(sing in m(lti"le o$$("ation2 in the town $entre are indi$ati'e of $ontin(ing "ro/lems% The$om/ination of high ho(se "ri$es! low so$ial ho(sing "ro'ision and "ress(res on "ri'ate renting has ledto serio(s iss(es of ho(sing s$ar$it# and a$$essi/ilit# for some se$tions of the towns "o"(lation%

Table 3.1. Scottish Index of ulti!le De!ri"ation for central St Andrews

#ousin$ Do%ainRan& ' ()**+,

- #ouseholds noentral #eatin$ ()**1,

- /"ercrowded()**1,

Town entreAbbe0inness 2urnadras St 4eonardsThe Scores

>.9?6,-?7

.,>?

.+6?

.,%-@@%7.6%@96%+@>%>,

76%-7+?%9>+9%+.+6%9.+7%9-

The lower the inde4 the more de"ri'edB the inde4 r(ns from . to 96,6

So(r$eB Fife Research Co-ordination Group, 2009

This $ha"ter "ro'ides /a$)gro(nd information as a "reliminar# to a more detailed in'estigation in later$ha"ters of the towns ho(sing "ro/lems% We fo$(s here! firstl#! on $hanging trends in "o"(lationgrowth! age str($t(re and ho(sing ten(re o'er the "ast ten #ears and! se$ondl#! on ho(se "ri$es! rental$harges and ho(sehold in$ome% We end with some /rief $onsideration of the "lanning framewor) thatsets the "arameters for "resent and f(t(re de'elo"ment in the town%

As noted in the "re'io(s $ha"ter *see Se$tions +%7% and +%6%2 m($h of the statisti$al data for o(r re"ortwith regard to "o"(lation and ho(sing $hara$teristi$s of St Andrews are deri'ed from the 8nowFife5ataset and from information s(""lied /# Ho(sing Neigh/o(rhood Ser'i$es! Fife Co(n$il% These dataha'e /een s(""lemented /# other information whose so(r$es are identified in the following anal#sis%

This anal#sis is /ased on a data Done /o(ndar# definition of the &town of St Andrews *see Se$tion+%6%.% and Fig(re +%.%2%

..


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3.). Po!ulation5 a$e and housin$ tenure

O'er the "ast de$ade St Andrews has e4"erien$ed signifi$ant "o"(lation growth and! a$$om"an#ingthis! nota/le $hanges in /oth age str($t(re *es"e$iall# in$reases among #o(nger ad(lts2 and in ho(singten(re *a red($tion in so$ial "ro'ision and in$reases in the "ri'atel# rented se$tor2% S($h $hanges are

also a""arent in the rest of Fife *and man# other "arts of S$otland2% Arg(a/l#! howe'er! theirsignifi$an$e < as demonstrated /# the designation of the town as a &"ress(red area and /# the highle'el of ho(sing need < is more "rono(n$ed in St Andrews than elsewhere in Fife% 0o4 7%.% s(mmarisessome of the main findings of o(r anal#sis of demogra"hi$ and ho(sing ten(re $hange /etween +,,.and +,..%

2ox 3.1. Su%%ar0 of %ain findin$s

Po!ulation and a$e

The +,.. mid!>>@2 in the +,,. Cens(s

The maor "o"(lation in$reases /etween +,,. and +,.. were in eastern *1ast Sands2 and western*North Ha(gh and :awhead2 "eri"heries of the town

3o(ng ad(lts /etween .9 and +> #ears are /# far the most n(mero(s age gro("! $om"rising >>E

*9!->@2 of the towns "o"(lation in +,..; this $om"ares with 79E *6!.9.2 in +,,.

0etween +,,. and +,.. the n(meri$al in$rease in .9,E2

The +,.+ estimates indi$ate a red($tion in so$ial renting of +>E sin$e +,,. and! in $ontrast! an

in$rease of -E in owner o$$("ation and 6E in "ri'atel# renting ho(seholds

Com"ared with Fife as a whole and most other :o$al Ho(sing Strateg# Areas in Fife! St Andrews town

in +,.+ had a lower "er$entage of /oth so$iall# rented and owner o$$("ied "ro"ert#! /(t a

s(/stantiall# larger "ri'atel# rented se$tor

.+ of .? data Dones ha'e no so$ial rented a$$ommodation

The highest "er$entage of "ri'atel# rented a$$ommodation is in the Town Centre *66E2! with 7

neigh/o(ring data Dones *A//e#! The S$ores and Madras St :eonards2 and North Ha(gh re$ordingo'er 7,E

The 7 data Dones with the highest "er$entage of .9


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3.2.. Population !rowth and chan!in! a!e structure

Population !rowthB 5(ring the de$ade +,,. and +,..! the "o"(lation of St Andrews < as defined /# the.? $ontig(o(s data Dones (sed in this re"ort < in$reased /# -%6E from .>!>>@ to .6!@+,% As Ta/le 7%+%shows! this growth was "art of larger in$reases e4"erien$ed in the immediate 'i$init# of St Andrews

*.?E in the Comm(nit# Co(n$il area2 and in north east Fife *.>E in the :HSA2%

Table 3.). Po!ulation esti%ates for data 6ones5 o%%unit0 ouncil 4#SA

)**1 ensus )*11 id70ear Esti%ates - han$e

4ocal #ousin$ Strate$0 AreaRo0al 2ur$h8o%%unit0 ouncilonti$uous data 6ones

+6!7+6.>!6??.>!>>@

+@!@@-.?!,->.6!@+,

.>%,?

.?%+?-%6,

So(r$eB "nowFife #ataset $ %ational Records of Scotland &200' for 200 ad(ust)ents

Population chan!e within St Andrews B Within the town the o(tstanding feat(re was the in$rease in the"o"(lation of 7 data Dones on the eastern and western "eri"heriesB 1ast Sands *>@E2! :awhead North/an) *79E2 and North Ha(gh *+,E2% The growth in these areas a$$o(nted for o'er ?9E of thetotal "o"(lation in$reases in St Andrews /etween +,,. and +,..% More modest "o"(lation growth wasre$orded in ? f(rther data Dones! ranging from .@E in Madras St :eonards to +E in 8inness 0(rn1ast% 0# $ontrast! small de$reases < /etween +E and 9E < were re$orded in two $entral data Dones*The S$ores and Town Centre2 and in se'eral so(thern "eri"heral data Dones *Hallow Hill So(th! HallowHill! 8ilr#mont 1ast! 8ilr#mont West and 8ilr#mont :anglands2 *see Fig(re 7%.%2%

9i$ure 3.1. Percenta$e !o!ulation chan$e b0 data 6one5 )**17)*11

So(r$eB "nowFife #ataset $ %ational Records of Scotland &200' for 200 ad(ust)ents

Chan!e in a!e structureB Growth in the towns "o"(lation d(ring the de$ade +,,.,


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9i$ure 3.). Percenta$e and nu%erical !o!ulation chan$e b0 a$e $rou!5 )**17)*11

So(r$eB GR*S + %RS Census and id-20 Population esti)ates "nowFife #ataset, April 203

The age $om"osition of St Andrews de"arts mar)edl# from that of Fife as a wholeB the $om"arati'e la$)of $hildren and the high "ro"ortion of .9+>7%-+

.?%,-

.7%.7+@%++.>%6>

.+%.-@%>-

.+%7@

.+%+>

So(r$eB "nowFife #ataset

A!e co)position of data onesB The dominan$e of .9%2%

Table 3.=. A$e $rou!s as a !ercenta$e of data 6one !o!ulations5 )*11)?ran&ed b0 1--%67

.7%+9

.7%69

.+%-+

.,%>+

.7%.7

.7%>,

.,%+7

??%?6?,%?@96%.99>%,>6-%?969%?,67%6,

7@%9?7@%9++-%7-.-%,6.?%.+.9%@+.+%@+.,%,6@%979%9?

>%.-?%>.

+.%?+-%7-

.>%@9

.,%6-@%.9

?%??.6%9++6%>@+?%.9.?%@..@%-@.@%@?.+%>@.6%,@.+%69

6%7>@%+?6%?>

.,%.>?%79

..%7-

.7%+>

.?%.6

.6%?>

.9%66+.%+>.@%79+7%+@+,%--.@%.67,%@,+@%,9

7%+,7%-?+%>97%779%,.9%>7?%.,

.,%?9@%>-?%.+?%?+

.7%-?

.+%6+

.6%-+

.-%.+

.9%>-

.-%++

?%+??%977%,.?%@??%6.

.,%7+@%.9

.9%7>

.7%,>

..%->

..%6@

.-%.@

.6%>@+,%--+?%,?.6%6-+7%+9

.,,

.,,

.,,

.,,

.,,

.,,

.,,

.,,

.,,

.,,

.,,

.,,

.,,

.,,

.,,

.,,

.,,

Total St Andrews ?%9@ >7%-+ .7%.7 .>%6> @%>- .+%+> .,,

9ife .?%9- .+%>+ .?%,- +@%++ .+%.- .+%7@ .,,


+ The $on$entration of .9


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The geogra"hi$al $on$entration of .97 st(dents li'ing in halls of residen$e to data Dones o(tsideof St Andrews% We ha'e ad(sted the +,,. Cens(s data to a$$o(nt for these re$ording errors% From+,,9! and for all s(/se(ent #ears! G=OS N=S midE *+9,2 red($tion in so$ial ho(sing *$o(n$il "l(s ho(sing asso$iation2refle$ting the $(m(lati'e effe$t of the $onse(en$e of =ight to


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9i$ure 3.3. Nu%erical chan$e in %aCor housin$ tenures5 )**1 and )*1)


In +,.+! the largest ho(sing ten(re gro(" in St Andrews was owner o$$("ation *6-E2; "erha"s!s(r"risingl#! .,E /elow the a'erage for Fife *9-E2 and indeed /elow that for all ., of Fifes :HSAs *seeTa/le 7%9%2% This stands in $ontrast with the high "ro"ortion of "ri'atel# rented a$$ommodation! whi$hat nearl# +,E was o'er three times the Fife a'erage *9E2% So$ial ho(sing *$o(n$il "l(s ho(singasso$iation2 made (" onl# .>E of tenan$ies in St Andrews; the Fife a'erage was +7E% The relati'el#high "er$entage of "ri'atel# rented a$$ommodation is e4"lained largel# /# a $om/ination of *es"e$iall#2the demand for st(dent term data 6ones, 6@%6 .7%9 .-%@ >%7 7%@

9ife 9-%, ++%@ 9%, .%> ,%@

owdenbeath 4#SAu!ar #owe of 9ife 4#SA

Dunfer%line oast 4#SAlenrothes 4#SAir&cald0 4#SA4ar$o East Neu& 4#SA4e"en%outh 4#SASt Andrews 4#SATa0coast 4#SAWest illa$es 4#SA

9.%,?7%9

??%.?.%796%?99%,6-%-9+%,?>%??7%?

76%7.6%?

.?%++>%++@%7.+%677%>..%>.>%?+,%.

7%+@%7

>%->%.>%?

.,%>6%?

.6%>-%+6%>

,%6.%.

,%?,%>,%@

..%,,%@7%..%6,%?

,%,.%+

,%7,%,,%9,%+,%+@%.,%+,%+


The &other ten(re $ategor# in$l(des $omm(nal esta/lishments s($h as Uni'ersit# st(dent halls ofresiden$e and e4"lains its high "er$entage *7%@E2 in St Andrews relati'e to elsewhere in Fife%7

7 The other ten(re $ategor# $om"rises MO5


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Within St Andrews! the "eri"heral data Dones of Hallow Hill So(th! Hallow Hill! Canongate! 8ilr#mont :anglands and :awhead North/an) ha'e the highest "ro"ortion of owner o$$("ation *in e4$ess of?6E of all dwellings2% The $entral Dones of A//e# and Town Centre! with (nder >,E owner o$$("ied!ha'e the lowest "ro"ortion *see Ta/le 7%?%2%

The highest "er$entage of "ri'atel# rented a$$ommodation is fo(nd in the $entral Dones *Town Centre!A//e#! S$ores! 8inness 0(rn and Madras St :eonards2 as well as North Ha(gh! refle$ting the$on$entration of .9


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0# +,..! ho(se "ri$es had re$o'ered from their +,,- low! /(t were still signifi$antl# /elow those of+,,@ *6E as meas(red /# the mean; +.E on the median2% Nonetheless! the grad(al! al/eit (ne'en!re$o'er# in "ri$es sin$e +,,- s(ggests that des"ite e$onomi$ re$ession and a s(stained "eriod ofgo'ernment


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St Andrews, with an oerall aera!e price of 4256,37 was )ore e8pensie than near :aport&4;0,297', Anstruther &460,979' and %ewport-on-:a &492,95'. *erall, sold down on the preious ear and ?> down on the 200?leel of 4333,0;.@ *http/++www.ri!ht)oe.co.u1+house-prices+St-Andrews.ht)lB accessed 29 une 203'

A re$ent interrogation of Loo"las "ro"ert# sear$h site "rod($ed the following fig(res *see Ta/le 7% @%2>

Table 3.F. #ouse !rices5 St Andrews and 9ife towns

Gune )*1) 7 Gune )*13 Gune )**F 7 Gune )*13 H7Index'

A"era$ePrice

Nu%berof Sales

A"era$ePrice

Nu%berof Sales

Gune )*13- han$e inIndex sinceGune )**F

St Andrews 42?0,752 2;5 42?,?0? ,237 42?6,?3 -6.29

u!arDunfer%linelenrothesir&cald0

J.9>[email protected]!@--J.,>!,++J..6!?7>

+@-.!+>,

>@-9,@

J.9@[email protected]?!,@@J.,-!+7,J..9!>>?

.!9,.6!-6@+!?.67!76.

J.?,!,+?J.>7!7++J..9!,,7J.++!,,6

!.7? J.7@!76@ +.!6.6 J.>+!+>- Similar data are also a'aila/le on other "ro"ert# sear$h sites *e%g% www.ho)e.co.u126 Th(s $om"arisons a$ross time and /etween different settlements need to /e treated with $a(tion% 1stimates of a'erage

ho(se "ri$es are notorio(sl# diffi$(lt to $om"ile and there are often $onsidera/le dis$re"an$ies /etween organisations*Sasines! "ro"ert# $om"anies! /(ilding so$ieties! et$%2; these are e4"lained /# differen$es in the wa# data is meas(red*e%g% in$l(ding e4$l(ding /(# to let2 and gathered *e%g% /ased on a$t(al transa$tions "ri$es! ad'ertised "ri$es! and orestate agent estimates2%

.-


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3.3.2. Rental char!es

ocal Authorit &A' and ousin! Associations &RSs' B =ent le'els for $o(n$il and =S: ho(sing in StAndrews are not "(/lished% Howe'er! we $an get some idea of le'els of rents from the Fife a'erages%While these ma# (nderestimate rent $harges in St Andrews the# will ser'e as a $om"arison with rents in

the "ri'ate se$tor and Uni'ersit# a$$ommodation *see Ta/le 7%-%2%

It is im"ortant to note that so$ial renting $om"rises onl# .>E of dwellings in St Andrews *.+E $o(n$iland +E =S:2; this $om"ares with a Fife a'erage of +7E *.?%?E $o(n$il and 6%.E =S:2%

The a'erage wee)l# rent for $o(n$il "ro"ert# in Fife! at J67%?7! is the ?th lowest of the +9 S$ottish :o$alA(thorities that retain $o(n$il ho(sing; the S$ottish mean is J69%->%9

Table 3.+. A"era$e local authorit0 (4A, and housin$ association (RS4, rents in 9ife (!er wee&,

)**+71* )*1*711 )*1171)

4A RS4 4A RS4 4A RS4

J>-%9. J6-%+, J6.%69 J9,%@, J67%?7 J9>%>?

Increase on !re"ious 0ear- Increase on !re"ious 0ear

J.%-67%-7

J.%9,+%?,

J+%.?>%+,

J7%9?9%,>

Difference RS478 4A- Difference

J-%6-.-%77

J-%+>.?%-+

J.,%?>.-%--

So(r$eB http/++www.scotland.!o.u1+:opics+StatisticsB

=S: rents ha'e /een $onsistentl# higher than those for the lo$al a(thorit# $o(n$il ho(sing o'er the "ast7 #ears for whi$h re$ords are a'aila/le; in +,.. for +,.+.7! a 6%+E in$rease o'er +,...+! while J6-%?? is "ro"osed for+,.7.>! a 6%?E in$rease o'er +,.+.7 *Fife Co(n$il! Ho(sing =e'en(e A$$o(nt2% We were (na/le to o/tain $om"ara/ledata for =S:s%

+,


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$om"arati'e $harges areB 1din/(rgh J.., < J.+. and A/erdeen J.+? < J.>+; at J.6. "er wee)! StAndrews "ri$es are "resentl# higher than those at /oth these (ni'ersities%?

Priate rented sector &PRS'B As with ho(se "ri$es! and for similar reasons *see Se$tion 7%7%.%2! rental$harges in the "ri'ate se$tor are diffi$(lt to esta/lish% Additionall#! "ro"ert# we/sites do not $olle$t

rental data s#stemati$all#% What $an /e esta/lished! howe'er! is that for s($h a small town St Andrewshas a /(o#ant lettings mar)et% In +,.+ nearl# +,E of all dwellings in St Andrews were "ri'atel# rented%Controlling this mar)et are -- registered lettings agents *76E with St Andrews registered addresses2and +!6.+ registered landlords *+?E with St Andrews $onta$t addresses2% A $onsidera/le "ro"ortion*$%6,E; see Se$tion 9%6%7%2 of "ri'ate lettings are HMOs refle$ting the dominan$e of st(dent demandes"e$iall# in the $entre of town% In a re$ent st(d# of the =S in Fife! Craigforth Cons(ltan$# $on$l(dedthat the St Andrews &mar)et is dominated /# and designed to $ater for st(dents! and other ho(seholdsfind it 'er# diffi$(lt to a$$ess *"%-2% In a similar 'ein the Fife Ho(sing artnershi" has o/ser'ed that!

H the priate rented sector in the St. Andrews $ %orth Iast A and St. Andrews SA, whilstcontainin! the hi!hest percenta!e of the priate rented proision within


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3.=. #ousehold inco%es

The mar)et resear$h $om"an# CACI (ses go'ernment re$ords "l(s lifest#le s(r'e# data to "rod($eestimates of ho(sehold in$ome at a "ost$ode le'el for the U8% Fife Co(n$ils Ho(sing Neigh/o(rhoodSer'i$es has (sed this data to identif# median ho(sehold in$omes for Fife% 5rawing on this data we $an

o/ser'e that o'er the fo(r #ears from +,,@,.%,6 J+?!>7>%,, J+@!>7.%6,

S,+,,,6?@ S,+,,,6?+ in$l(de 9.? and 6?+ ho(seholds lo$ated o(tside o(r definition of St Andrews; see Fig(re 7%9%

So(r$eB ousin! $ %ei!hourhood Serices, Fife Council

@ The +,,@ in$omes re$orded in the finalised &Ho(sing Needs and 5emand Assessment *Fife Ho(sing artnershi"! +,.,Ta/le >%.! "% 6.2 differ slightl# from those re$orded here%

- =e$entl# < /(t too late for f(ll in$l(sion in this re"ort < Fife Co(n$il in $olla/oration with Heriot


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The lower (artiles for ea$h interDone *see Fig(re 7%9%2 maintain the ran) order of the median! /(t alsoindi$ate the range of in$omes that $hara$terise ea$h interDone%

9i$ure 3.@9

8inness 0(rn WestHallow Hill

Hallow Hill So(thCanongate

In$l% Feddin$h :andward*6?+ ho(seholds2

whi$h lies /e#ondthe .? data Dones

TOTA:HOUS1HO:5SB .?-,

So(r$eB ousin! $ %ei!hourhood Serices, Fife Council

3.;. #ousin$ need and !ressures in St Andrews

The "re$eding e4amination of "o"(lation and ho(sing ten(re identifies and $onfirms the ho(sing$on$erns arti$(lated in the s(/missions from 'ario(s interest gro("s inter'iewed for this re"ort and inthe res"onses to o(r (estionnaire *see A""endi4 A%7%.%2% These are "rin$i"all# to do with &ho(singafforda/ilit#& and the &demand for st(dent a$$ommodation *see Cha"ters 6 and 92% S($h $on$erns arenot e4$l(si'e to St Andrews! nor are the# new! tho(gh in the not so distant "ast the# were sometimesregarded with a s(r"rising degree of $om"la$en$# and resignationB

For the )ost part, St Andrews is a !ood e8a)ple of a stead )ar1et where no sustantialchan!es hae ta1en place, perhaps for decades. :he issue of co)petition is to so)e de!reeirreleant, since to a lar!e e8tent the attle has een fou!ht so)e ti)e a!o. Jn St Andrews it haslon! een accepted that the cit-centre rented properties are the do)ain of student households,

+7


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and that other tenant !roups rent elsewhere/ oun! professionals rent properties further out oftownK and people in receipt of housin! enefit tend to rent outside St Andrews alto!ether, in thesurroundin! illa!es. andlords and lettin! a!ents reported that few non-students otheredapplin! for properties with a )ore central location, ecause the prices were not affordale sin!le households. :he concentration of oun! professionals, who )i!ht hae een ale to for)

shared households, was not sufficientl hi!h to constitute a sustantial de)and !roup and soco)pete with student householdsK and in an case, landlords and lettin! a!ents faour studentsecause the ter) ti)es doetail well with the !olf season and holida lets % &Ru!!, et al, 2000, p. 27'

1'en in +,,, =(gg and her $olleag(es..were (ndo(/tedl# (nderestimating the an4ieties of man# in thetown regarding afforda/ilit# and st(dent ho(sing demand% Certainl# o'er the inter'ening .7 #ears! andrefle$ting the near ., "er$ent in$rease in the towns "o"(lation! m($h of whi$h was in the st(dent agegro("! the degree of $on$ern has in$reased signifi$antl#% The designation of St Andrews as a&"ress(red area and the im"osition of a moratori(m on new HMOs in the $entre of the town! /oth notedat the /eginning of this $ha"ter! "ro'ide a $lear $onfirmation and $hara$terisation of the nat(re of theho(sing need and ho(sing "ress(res in St Andrews%

We $on$l(de this $ha"ter with a /rief o'er'iew of the "lanning framewor) that dire$ts and g(ides theim"lementation of ho(sing "oli$ies%

3.


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The &Main Iss(es do$(ment and its 'ario(s a""endi$es and te$hni$al s(""lements! reiterates and$onfirms "re'io(s $ommitments to the "ro'ision of afforda/le ho(sing al/eit with $a'eats regarding theim"a$t of the e$onomi$ downt(rn on "ri'ate ho(sing in'estment and the related s(eeDe on $o(n$il andho(sing asso$iation reso(r$es% Similarl#! there is a $ommitment to maintaining and monitoring "resent"oli$ies with regard to HMOs! e4"li$itl# noting "otential deleterio(s effe$ts on $omm(nit# $ohesion and

the need for effe$ti'e monitoring% In this $onte4t there is an endorsement of Fife Co(n$ils $(rrentin'estigation of the so$ial and e$onomi$ im"a$t of the moratori(m on HMOs in $entral St Andrews%

The &Main Iss(es do$(ments f(rther $onfirm that the strategi$ land allo$ations alread# identified forho(sing de'elo"ment will /e adhered to and that an# f(t(re de'elo"ment will "ro$eed /# means of"lanned in$remental (r/an e4"ansion! (r/an $onsolidation and dis"ersion; the designation of newsettlements is e4"li$itl# r(led o(t% These latter "oli$ies refle$t an &in "rin$i"le $ommitment andadheren$e to $ontainment *e%g% green /elts! /rownfield de'elo"ment2 and $onser'ation *"reser'ation ofhistori$ $hara$ter2 "oli$ies with res"e$t to (r/an de'elo"ment% In St Andrews! while the green /elt will/e maintained! so will the $ommitment to the strategi$ land allo$ation of ..9 he$tares to the west of thetown designated for the de'elo"ment of .,-, ho(ses! of whi$h 7, "er$ent sho(ld /e &afforda/le%.+

.+ The Main Iss(es re"ort also endorses the $on$e"t of /alan$ed and mi4ed $omm(nities and neigh/o(rhoods% See Cha"ter? for $ommentar# on this and related to"i$s%

+6


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PART II

REPORT & ANALYSIS


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ST ANDREWSTOWN COMMISSION on HOUSING Introduction to the Issues

4. Introduction to the Issues

4.1. Background

The housing situation in St Andres shos !hara!teristi!s that are !o""on throughout the United

#ingdo" a$though so"ehat "ore %isi$e $o!a$$' e!ause o( the ton)s s"a$$ si*e and o( theUni%ersit')s sustantia$ i"+a!t on housing de"and, Thus- hi$e (inan!ia$ !onstraints and +$anning!on!erns- !ou+$ed ith a need (or greater a%ai$ai$it' o( a((orda$e housing are not uni.ue to StAndres- the e((e!t o( the +ressure on $o!a$ housing (ro" students at the Uni%ersit' is (e$t "ore /een$'e!ause the' re+resent su!h a high +ro+ortion o( the ton)s +o+u$ation,

The ton and the Uni%ersit' are "utua$$' interde+endent ut- as the $argest e"+$o'er and so do"inanta +resen!e in the ton- the Uni%ersit' has !onsidera$e $o!a$ in($uen!e hi!h it "ust e0er!ise in a's

hi!h are !onsistent ith its a!ade"i! and usiness needs, As an institution hi!h attra!ts students(ro" "an' !ountries and hi!h has ui$t a !onsidera$e internationa$ re+utation (or a!ade"i!e0!e$$en!e- its +riorit' "ust e that o( +rote!ting and i"+ro%ing its re+utation- hi$st re!ognising and

res+onding to the reasona$e needs and !on!erns o( the ider St Andres !o""unit', It is the "aine!ono"i! dri%er o( the ton and surrounding area,

The $o!a$ authorit'- 1i(e Coun!i$- o+erates ithin $ega$ and (inan!ia$ +ara"eters set ' the S!ottishGo%ern"ent and is res+onsi$e (or a ide range o( !o""unities a!ross the ho$e o( 1i(e, It has to"anage a series o( +riorities hi!h !o"+ete (or (unding in a (inan!ia$$'2!onstrained en%iron"ent,

St Andres is a s"a$$ and attra!ti%e seaside ton o( histori!a$ signi(i!an!e3 it is there(ore not sur+risingthat $o!a$ residents and +ressure grou+s see/ to +reser%e the ton and- in +arti!u$ar- its !entra$!onser%ation area, St Andres is a$so a "a4or ho$ida' destination- do"inated ' internationa$ go$(touris"- and a (a%oured retire"ent $o!ation,

In see/ing to "anage the $o!a$ housing !ha$$enges- St Andres is not uni.ue in (a!ing (inan!ia$!onstraints- +$anning +ro$e"s- !o"+eting interests and +ressure grou+s ut the issues that it (a!esneed to e addressed- as indi!ated e$o,

4.2. Local housing deand

The St Andres housing "ar/et is in($uen!ed ' a %ariet' o( (a!tors5

4.2.1. Long-term residents

Lo!a$s- "an' o( ho" ha%e $i%ed in the ton a$$ their $i%es and so"e (or se%era$ generations- are (oundthroughout the range o( rented and oner2o!!u+ied +ro+erties, Man' ha%e een a$e to !o"+etesu!!ess(u$$' in the housing "ar/et- ut others ha%e (ound it to e %er' +ro$e"ati! and so"ei"+ossi$e, So"e ere a$e to ta/e ad%antage o( Right to 6u' $egis$ation and no on and o!!u+'(or"er !oun!i$ houses hi!h thus no $onger (or" +art o( the +oo$ o( a((orda$e a!!o""odation, So"e"e"ers o( the 'ounger generation "a' $i%e ith their +arents or e (or!ed to see/ $ess e0+ensi%ea!!o""odation outside the ton and- o( !ourse- so"e !hoose to "o%e aa' entire$',

4.2.2. Buy to let opportunities

Strong de"and (or rented a!!o""odation 7$ed ' student needs8- has gi%en rise to a sustantia$in!rease in the renta$ se!tor o( the $o!a$ housing "ar/et, Pro+ert' has thus een $ost (ro" the oner2o!!u+ier se!tor and there is $i/e$' to ha%e een u+ard +ressure on +ri!es,

9:


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4.2.3. Students

Student de"and- a$"ost entire$' (or rented +ro+ert'- is a"ong the "ost i"+ortant (a!tors in($uen!ing the$o!a$ housing "ar/et, Whi$st the Uni%ersit' +ro%ides a!!o""odation (or so"e ;


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As e$$ as !onsidering the !urrent su++$' B de"and situation- it is i"+ortant to !onsider (uture groth inde"and arising (ro"- e,g, the Uni%ersit')s +$ans to e0+and its resear!h !a+ai$it' 7see Se!tion 4.4.1.8,

4.!. A""orda#le housing

)fforda/le housing is housing made availa/le at a cost /elo* full mar0et value+ to meet anidentified need. It includes social rented housing+ su/sidised lo*-cost housing for salediscounted+ shared o*nership or shared euity and lo*-cost housing *ithout su/sidy entry-level housing for sale. #rivate rented accommodation availa/le at lo*er cost than mar0et ratesmid-mar0et rent should also /e considered *ithin the afforda/le housing category.

7he Scottish 5overnment+ 2,,6+ p. 74

4.3.1. )fforda/le rental accommodation

The !urrent sto!/ o( +ro+ert' (or rent at a((orda$e $e%e$s is re+resented ' Coun!i$ houses and ($ats and' housing asso!iation +ro+erties, There is a si*ea$e aiting $ist (or Coun!i$ houses throughout 1i(e-

"anaged !entra$$' ' 1i(e Coun!i$ and no a((orda$e housing has een ui$t in St Andres (or 'ears ins+ite o( the $oss o( "an' +ro+erties (ro" the renta$ "ar/et due to Right to 6u' +ur!hases, Tenants)rights to u' are no "ore !onstrained than +re%ious$' and this "a' a%oid the $oss o( so"e +ro+erties(ro" the a((orda$e renta$ "ar/et3 no right to u' atta!hes to an' ne ui$d,

To so"e (ro" St Andres- ho are +ros+e!ti%e tenants- the !entra$ised "anage"ent o( the aiting $istis seen as $ess than he$+(u$ to their interests3 an' a((orda$e rented +ro+ert' hi!h e!o"es a%ai$a$e isa$$o!ated on the asis o( +ara"eters !o%ering the aiting $ist (or the ho$e o( 1i(e and- a$though there isan e$e"ent o( !hoi!e as to $o!ation- there is no +riorit' (or those ith $o!a$ or/2re$ated needs or (a"i$'!onne!tions,

4.3.2. he impact of land costs

6ui$ding $and is s!ar!e and e0+ensi%e3 e%en +u$i!$'2oned $and su!h as the Me"oria$ Hos+ita$ site orthe #i$r'"ont !a"+us o( Madras Co$$ege 7i( and hen it !o"es to the "ar/et8 nor"a$$' has to e so$d at(u$$ "ar/et %a$ue under !urrent $o!a$ authorit' guide$ines, This "eans that- as things stand- an' stand2a$one de%e$o+"ent starts (ro" su!h a high !ost ase that it "a/es the +ro%ision o( ne so!ia$ housingin St Andres +rohiiti%e$' e0+ensi%e and the dire!t in%o$%e"ent o( 1i(e Coun!i$ in su++$'ing thede"and +ro$e"ati!a$,

4.3.3. #lanning o/ligations9

Se!tion ; +$anning o$igations shou$d ensure the +ro%ision o( a((orda$e housing on $argerde%e$o+"ents- $arge$' through de%e$o+er B housing asso!iation !o$$aoration, On the ron(ie$d site atAe' Par/- a((orda$e housing shou$d e!o"e a%ai$a$e in the reasona$' near (uture as the site isde%e$o+ed, Assu"ing that it goes ahead- the St Andres West de%e$o+"ent i$$ +ro%ide a $argea"ount o( a((orda$e housing- a$eit o%er a $onger +eriod- +erha+s 9< 'ears or "ore, Other than thesesites- ui$ding $and on the (ringes o( the ton is !onstrained ' the re!ent$' ado+ted Green 6e$t- i( it isstringent$' +rote!ted, P$anners i$$ need to e a$ert (or +ie!e"ea$ +$anning a++$i!ations ai"ed at!ir!u"%enting the re.uire"ent to +ro%ide a((orda$e housing,

9 Se!tion ; o( the Ton and Countr' P$anning 7S!ot$and8 A!t @:: 7as a"ended ' the P$anning 7S!ot$and8 A!t 9


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4.3.4. 8ther needs for accommodation at afforda/le prices

Whi$st the di((i!u$t' o( +ro%iding ade.uate su++$ies o( a((orda$e housing (or those ho ha%e $i"ited(inan!ia$ "eans or disai$it' +ro$e"s is !$ear$' re!ognised- there are (urther se!tions o( the $o!a$+o+u$ation hose needs shou$d e orne in "ind, These in!$ude 'oung (a"i$ies ho "a' ha%e (a"i$'

$in/s in the ton and B or ho or/ $o!a$$' 7(or ho" !urrent "ar/et +ri!es are out o( rea!h8- nere!ruits to the Uni%ersit')s resear!h sta(( 7(or ho" the $a!/ o( reasona$' +ri!ed a!!o""odation !ou$de a serious disin!enti%e to "o%e to the ton8 and the "an' or/ers in the tourist industr'- retai$ trade-and the +u$i! and ser%i!es se!tors 7"an' o( ho" are "odest$' +aid8,

4.4. Student accoodation

4.4.1. Student num/ers

The Uni%ersit' at +resent has no +$ans to in!rease the nu"er o( (u$$2ti"e undergraduates stud'ing in StAndres (ro" their +resent $e%e$ o( around -D


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On the other hand- the student +ers+e!ti%e is that the HMO "oratoriu" i"+inges on their rights to areasona$e !hoi!e o( a!!o""odation and the !entra$ !onser%ation area o( ton is understanda$'+o+u$ar a"ongst students e!ause o( its +ro0i"it' to $o!a$ a"enities,

It shou$d e noted that +ro+erties ith to or (eer ed s+a!es do not re.uire an HMO $i!en!e and are

thus una((e!ted ' an' "oratoriu"- hen!e gi%ing rise to a +otentia$ (or in!reased studenti(i!ation,

4.4.. Student impact on rent levels

Student de"and (or a!!o""odation is no su!h that $and$ords ha%e a!.uired +ro+ert' not on$' in the!onser%ation area ut a$so in "an' areas outside the !entre and are seen ' so"e as !harging rentsthat are e'ond the rea!h o( +otentia$ $o!a$ tenants ut hi!h students !an +a' sin!e rent and other!osts 7e,g, uti$ities8 are a$"ost in%aria$' shared eteen to or "ore students, Student renta$+ro+erties are a$so e0e"+t (ro" the Co""unit' Charge- a (urther (a!tor hi!h it is i"+ortant to ta/e intoa!!ount hen !o"+aring the e!ono"i!s o( student and other renta$s,

4.4.". 9uality of rented accommodation

In Uni%ersit'2oned a!!o""odation- hi!h is genera$$' o( good .ua$it'- it is re$ati%e$' eas' to ensurethat the ne!essar' hea$th and sa(et' standards are "et and the institution)s dut' o( !are (or students isoser%ed, There is no !ertaint' that su!h "atters are +ro+er$' dea$t ith in the +ri%ate rented se!torand indeed it is !$ear that so"e student +ro+erties are +oor$' insu$ated- inade.uate$' heated and "a'e%en ha%e serious da"+ +ro$e"s,

The +o$i!ing o( HMO +ro+erties ' 1i(e Coun!i$ a(ter initia$ $i!ensing- and .ua$it' assuran!e o( otherrented +ro+erties- "ight reard attention- ut the nu"er o( +arties in%o$%ed "a/es this a !ha$$engingtas/3 $and$ords- their agents- tenants 7students8- neighours and Uni%ersit' authorities a$$ ha%e interests

that do not a$a's !oin!ide,

4.4.$. #rovision of additional student accommodation /y the University

So"e in the ton (ee$ that the Uni%ersit' shou$d +ro%ide or +ro!ure the +ro%ision o( (urther +ur+ose2ui$tstudent a!!o""odation to re$ie%e the +ressure on housing and !ontriute to a redu!tion o(studenti(i!ation)- es+e!ia$$' in the ton !entre, Pro%ided that undergraduate nu"ers re"ain "ore or$ess stati!- the +ro%ision o( e0tra a!!o""odation ' the Uni%ersit' ou$d- o( !ourse- redu!e the+ressure on the +ri%ate renta$ se!tor, It is (ar (ro" !$ear- hoe%er- hether there ou$d e an'!onse.uent redu!tion in student !on!entration in the ton)s !onser%ation area- sin!e so"e students+re(er a!!o""odation in the ton !entre and their +resen!e there is e$$ esta$ished,

4.$. E%&ansion

4..1. St )ndre*s :est?

The de%e$o+"ent +$ans at oth strategi! and $o!a$ $e%e$ +ro%ide (or the !onstru!tion o( @-


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4..2. 5reen Belt

The Green 6e$t- hi!h (or"ed +art o( the St Andres and East 1i(e Lo!a$ P$an ado+ted in O!toer9


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4."..


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ST ANDREWSTOWN COMMISSION on HOUSING Affordable Housing

5. Affordable Housing

5.1. Introduction

Affordable housing is defined as housing of a reasonable quality that is affordable to eole on !odest

in"o!es#$%

This broad definition "an aly to a &ide range of tenures 'tyes of housing( and the !eansof ro)iding affordable housing !ay )ary fro! one lo"al authority '*A( to another and indeed fro! onearea &ithin a se"ifi" *A to another$ It is generally ne"essary to !a+e housing a)ailable at a "ost belo&!ar+et )alues$

The "on"et of affordability# as defined abo)e !ay see! "lear, but is in fa"t far fro! si!le$ What isaffordable to one household !ay be "o!letely unaffordable to another, be"ause of the si-e of deositrequired if buying, be"ause of fa!ily si-e, be"ause of additional finan"e required by so!e eole &ithse"ial needs, be"ause &hat is assessed as !odest in"o!es# "an )ary "onsiderably$ So!eti!es the"on"et is )ery sliery# but &hile this &ill be borne in !ind in &hat follo&s, the abo)e definition is onethat .ife Coun"il uses and that the Co!!ission has adoted$

/uring the &or+ of the Co!!ission, it &as "lear that there &as "onsiderable "on"ern o)er the oora)ailability of affordable housing in St Andre&s$ 0roble!s of a)ailability arose largely as a "onsequen"eof the %123 4ight to 5uy legislation &hi"h sa& a signifi"ant redu"tion in the nu!ber of so"ial rentedroerties in !any lo"al authority areas in"luding St Andre&s and, subsequently, fro! the )ery li!itedro)ision of ne& affordable housing in St Andre&s$ It &as also "lear that the suort fro! national andlo"al go)ern!ent for the notion of balan"ed and !i6ed "o!!unities '57M( 8 a di)ersity of householdtyes in ter!s of in"o!e and tenure 8 &as o)ershado&ed by an e!hasis on the issues arising fro!e6tre!ely high "on"entrations of student rented a""o!!odation, arti"ularly in the "entral Conser)ationArea$ The s"ar"e a)ailability of affordable housing is a serious roble! for !any in the lo"al "o!!unityand the issue is "o!le6 sin"e the lo"al situation is affe"ted by !any fa"tors in"luding de!ograhi"trends, land suly, roerty ri"es and, arti"ularly, the i!a"t of the large nu!bers of students on therental !ar+et$ .inan"ial "onstraints on ubli" funding, &hi"h ha)e !ade it diffi"ult to !anage "o!etingriorities, ha)e e6a"erbated the situation and see! li+ely to "ontinue for the foreseeable future$

In this "hater &e loo+ at affordable housing in ter!s of9

A re)ie& of affordable housing in St Andre&s ':$;$(

Addressing the issues of affordability in St Andre&s ':$


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affordable, compared to other areas in $ife. St Andrews needs to provide the scale ofdevelopment that will help to contribute investment in new housing within the St AndrewsHousing %arket Area and to provide, within the town, housing that is affordable to more people inthe local communit, communit facilities and services, places of worship, emplomentopportunities and infrastructure, thereb helping to sustain the communit. &he Local "lan

acknowledges the need to support public sector funding for new facilities serving St Andrews andthe wider area. However, significant private sector capital secured through developercontributions will be re#uired to provide the scale of investment necessar. #

'$ife (ouncil, )*+)b, Section +-

This is a )ery signifi"ant state!ent, but it is notable that little has been a"hie)ed in re"ent years by &ayof ro)iding additional affordable housing in St Andre&s and "urrent lans rely hea)ily, if not totally, onlanning obligations arising fro! ri)ate de)elo!ents$

.).+. Affordabilit problems in St Andrews

/uring the &or+ of the Co!!ission, infor!ation &as obtained fro! analysis of ubli"ly a)ailable data,fro! a questionnaire that &as "ir"ulated both as hard "oy to )irtually e)ery household in the to&n andele"troni"ally, fro! !eetings &ith +ey sta+eholders and fro! indi)idual sub!issions$

/ata analysis 'see Se"tion


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Within the to&n, the e)entual ro)ision of a single8site Madras College &as noted during the !eeting&ith lo"al Coun"illors as otentially ro)iding an oortunity for signifi"ant ro)ision of affordablehousing$ The >ilry!ont site is large and there are no +no&n lans for its future use in the edu"ationalse"tor$ /e8listing of the s"hool buildings


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5.!. Addressing the issues of affordabilit"

.>.+. "olic background

arious !e"hanis!s ha)e been de)eloed by "entral go)ern!ent to address the national need for

affordable housingB in the St Andre&s "onte6t these in"lude the Affordable Housing Suly 0rogra!!e'AHS0(, the Housing Need and /e!and Assess!ent, the National Housing Trust 'NHT( and theStrategi" Housing In)est!ent 0lan 'SHI0($=

Constraints on ubli" e6enditure ha)e led national and lo"al go)ern!ent to see+ &ays of relie)ing theburden on the ubli" urse# of ro)iding affordable housing$ The !e"hanis! "urrently referred is thatof lanning obligation# 'also +no&n as Se"tion : agree!ents#( &hereby ri)ate se"tor de)eloerssee+ing er!ission to build housing are required 'e6"et in the )ery s!allest de)elo!ents( to ro)idea er"entage of affordable housing on the site as a "ondition of obtaining lanning "onsent$ The lo"alauthority has dis"retion to "harge )arying er"entages and to negotiate a "ash settle!ent in lieu of thero)ision of affordable housing$ In the St Andre&s *HSA the er"entage le)ied is .). ?&he Local "lan and affordabilit

The *o"al 0lan strategy for the *HSA in"ludes !aEor housing de)elo!ents on the Western edge of StAndre&s o)er the ne6t t&enty years$ This is seen as +ey to !a6i!ising the to&n#s otential, throughtouris! and the Uni)ersity, as the !ain e"ono!i" dri)er for .ife &hile re"ognising that there is a need torote"t its i!ortant heritage$ The +ey roosals in the *o"al 0lan also in"lude higher le)els ofaffordable housing in St Andre&s, largely ro)ided through the require!ent that


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In)est!ent eriod ;3%:@%8 %; so"ial rent houses in *eu"hars '>ingdo! Housing Asso"iation >HAJ(8 1 so"ial rent houses at Greenside 0la"e, St Andre&s '>HA(8 , &herehalf the oulation "onsists of uni)ersity students of &ho! half li)e in ri)ate rented a""o!!odation$This, quite aart fro! any other "onsiderations, uts enor!ous ressure on the lo"al housing !ar+et$

: .ife Housing 0artnershi, ;3%.pdfL

Minute of the ?6e"uti)e Co!!ittee, .ife Coun"il 8 see Agenda Ite! No$ %3 'Affordable Housing .unding and Strategy(,Aendi6 ;, th May ;3%.pdfL

=%


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This reort de!onstrates that the to&n of St Andre&s fa"es se"ial housing "hallenges insofar asaffordable a""o!!odation is "on"erned$ It also indi"ates that the "hallenge of housing so !anystudents has a !aEor i!a"t on the o)erall housing !ar+et and that efforts to sol)e lo"al housingroble!s ha)e been less than su""essful$

St Andre&s has been designated as a 0ressured Area for so!e ti!e but the ro)ision of affordablehousing in the to&n has been negligible 'and in the *HSA not !u"h better($ The un&illingness toro)ide subsidy for affordable housing, "ouled &ith an al!ost total relian"e on de)eloers# lanningobligations, "ontribute to this oor erfor!an"e as, of "ourse, do the s"ar"ity and "ost of land suitablefor de)elo!ent and the general finan"ial "onstraints &hi"h ad)ersely affe"t lo"al authorities,de)eloers and indi)iduals$ .ife Coun"il#s se"ifi"ation of a


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The Uni)ersity has stated its intent to ro)ide :33 !ore urose8built student beds, but has yet toannoun"e a referred lo"ation or set a ti!etable$ More i!!ediately, u to =3 students# beds !ay arisefro! ri)ate de)elo!ents and these, together &ith the roosed Uni)ersity8ro)ided a""o!!odationshould redu"e de!and on the ri)ate rented !ar+et and "ould gi)e rise to an in"rease in the a)ailabilityof affordable units 'see Se"tions $1$;$ and $


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It is reco%%endedthat .ife Coun"il "ondu"t an e6a!ination of needs in St Andre&s and "reate ahousing strategy for the to&n$ This e6a!ination should '%( address urgently the shortage of affordablehousing 'in"luding houses for so"ial renting( and ';( "onsider student a""o!!odation needs, &ith "learstate!ents on both the a!ount of rented roerty in the to&n 'in"luding ossible o)erro)ision( and adefinition of &hat is !eant in the St Andre&s "onte6t by the ter! balan"ed and !i6ed "o!!unity#$ In

the !eanti!e the . Land availabilit

The *o"al 0lan identifies land for ri)ate housing de)elo!ent, arti"ularly -ones of St Andre&s Westand this should "ontribute to the affordable housing suly$ This e6ansion is long8ter! and, gi)en itsrelian"e on agree!ent and in"enti)e a!ong )arious lando&ners and de)eloers, and "urrent finan"ial"onstraints, !ay not be started any ti!e in the near future$ There are )ery fe& bro&nfield sites in StAndre&s and these ha)e already been identified by .ife Coun"il$

It is reco%%endedthat ubli"ly8o&ned land &hi"h is surlus, or li+ely to be"o!e surlus, to the needsof ubli" authorities should, if suitable, be ear!ar+ed for the ro)ision of affordable housing, arti"ularlyso"ial renting 8 for e6a!le, the >ilry!ont s"hool "a!us, assu!ing that a ne& Madras College &ill bero)ided at a different lo"ation, in due "ourse$

..@. Student accommodation needs

A large roortion of ri)ately rented d&ellings, !any of the! HMO8li"ensed, arti"ularly in the to&n"entre of St Andre&s, are let to students$ Many of the )ie&s e6ressed to the Co!!ission highlightedthe effe"t this has had in "reating an i!balan"ed "o!!unity$ 0lanning er!ission has been granted to

one ali"ation for urose8built student a""o!!odation and a further t&o roosals are being"onsidered$ These &ould in"rease the nu!ber of beds a)ailable solely for students and i!a"t on theneed for HMOs and other ri)ate rental housing$ *essened de!and fro! students should !oderate ore)en redu"e rental "harges, &hi"h in re"ent years ha)e been seen by students and others as ainfullyhigh, and en"ourage roerty sales so!e of &hi"h &ill return to o&ner o""uation$

It is reco%%ended that the de)elo!ent of urose8built student a""o!!odation both fro! theUni)ersity and the ri)ate se"tor be en"ouraged and &el"o!ed$

... Local opposition to development

There is a great deal of interest in St Andre&s fro! &ithin the lo"al "o!!unity &hi"h is to be &el"o!ed$Ho&e)er, a degree of "onfli"t "an arise bet&een "o!!unity reresentati)es, .ife Coun"il and theUni)ersity and result in oosition to roosals &hi"h !ight benefit the to&n as a &hole and addressthe need for affordable housing$ There is a require!ent for "onstru"ti)e dialogue to rea"h a "onsensusand re"on"ile differen"es thus enabling rogress in addressing issues to be ta+en for&ard &ith theba"+ing of all$

It is reco%%ended that .ife Coun"il &or+s "losely &ith lo"al sta+eholders to de)ise a !utuallya""etable fra!e&or+ for identifying and !anaging roble!s before they be"o!e !aEor issuesB it is"riti"al that any su"h fra!e&or+ fa"ilitates the deli)ery of solutions &hi"h "an, for e6a!le, ro)ide ne&

affordable housing on a !u"h shorter ti!e s"ale than "urrently aears li+ely$

==


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ST ANDREWSTOWN COMMISSION on HOUSING Student Accommodation

6. Student Accommodation

6.1. Introduction

The need for student accommodation in St Andrews places demands on housing that appear to e

uni!ue in Scotland" Certainl#$ the situation displa#ed in Tale %"&" elow shows the percentage ofstudents in the town's population ()*+, as almost twice that of Stirling (-%+, and four or more timesthat of the other Scottish uni.ersit# cities"

Table 6.1. Student population in Scottish towns

Town / it!Total "opulation#$%%& estimates'

Student "opulation #$%11'#Total (ull)time

under*raduate andpost*raduate students'

Students as a"roportion o( the

"opulation

St Andrews &%$%/0 *$*%0 )%"1

Stirling 22$*&0 /$%)1 -1"%

Aerdeen &/2$020 -&$*2% &&"34dinurgh )1)$-/0 )*$&00 &0")

5undee &)-$0*0 &)$)/0 &0"-

Glasgow 1/&$2-0 10$&11 /"%

In.erness ))$--0 2$)00 *"*

Source6 Jeremy Leach Research Ltd, 2012

5uring teaching semesters$ the student population represents nearl# half of the total population of thetown and$ while the Uni.ersit# pro.ides accommodation for large numers of undergraduates$ thedemand for student accommodation in the pri.ate housing mar7et is considerale" This has led to highconcentrations of student occupanc#$ particularl# in the centre of the town$ where studentification &is ofconcern"

The ma8orit# of student accommodation is in 9housing in multiple occupation' (HMOs,$ that is$ propertieswith three or more tenants who share 7itchen and athroom facilities (see also Section %")"," TheUni.ersit# is # far the iggest HMO:licensed pro.ider$ since its halls of residence are su8ect to HMOregulation$ ut there is also sustantial pro.ision in the pri.atel# rented sector" A moratorium on newHMOs in the central Conser.ation Area- is currentl# in operation following lo#ing # local interestgroups and residents"

6.$. Student numbers

In see7ing to count student numers it must e recognised that$ in addition to full:time and part:timeundergraduates and postgraduates$ the Uni.ersit# accepts students for distance learning and e.eningclasses as well as 9.isiting students' (some of whom are present for one semester$ others for the wholeacademic #ear,; also$ that some students discontinue their studies at .ar#ing points during theacademic #ear" Statistics on student numers can thus .ar# depending upon which student groups areincluded and on the time during the academic #ear when data are collected"

Statistical data on the student population in St Andrews should e a.ailale from census records"Howe.er$ during the -00& Census there was some misallocation etween data


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The Higher 4ducation Statistics Agenc# (H4SA, pulishes regular reports on student numers ased oninformation pro.ided # each uni.ersit#" Tale %"-" shows a wide apparent discrepanc# etween H4SAand Uni.ersit# numers$ the discrepanc# due to the latter including onl# those on degree courses" Thenumers are all thought to e accurate$ ut the wa# in which H4SA collects and pulishes data ensuresthat its count is alwa#s higher than the Uni.ersit#'s" The data pulished # H4SA show the total

numer of students participating in an# credit:earing programme regardless of residence$ and someindi.iduals ma# e recorded more than once$ thus gi.ing rise to some doule counting"

The Uni.ersit# maintains a comprehensi.e dataase of student numers and its records of studentsstud#ing in St Andrews are regarded as more appropriate to the needs of this stud# than the H4SA dataand a good first appro=imation of the numers needing accommodation in St Andrews" It should enoted$ howe.er$ that in -0&->-0&2 .isiting students totalled 213 ()) for the whole #ear; 2&1 for asemester,$ a few of whom ma# e e=cluded from the total shown in Tale %"-"

Table 6.$. Student numbers ) +ariation dependin* on source o( in(ormation

,ESA

$%%1/%$

St Andrews

$%%1/%$

,ESA

$%%6/%-

St Andrews

$%%6/%-

,ESA

$%11/1$

St Andrews

$%1$/1

Numer ofUndergraduates

?>time

5ata not

A.ailale

1$2*1 1$/*1 1$*0& %$%00 %$&0-

@>time &00 &$0%1 &2- &$-00 &&/

Totals 1$)*1 %$3)0 1$/22 *$*31 %$--0

Numer of@ostgraduates

?>time *21 &$121 &$0)- &$%)0 &$12)

@>time -31 )30 &*% )&1 &&1

Totals &$020 -$0-1 &$-&/ -$011 &$%)3

Totals --0 60%0 &60 -%01 &0% -&6

Sources6 Higher Education Statistics Agency (HESA); Uniersity o! St Andre"s

In terms of rele.ance to the present stud#$ distance learning and part:time students ha.e little if an#

impact on the local housing mar7et; full:time undergraduates and postgraduates who needaccommodation in$ or at least eas# access to$ the town are 7e#" It is possile that some part:timestudents ma# need accommodation though the# are more li7el# to ha.e accommodation alread# and$ ofcourse$ some full:time students ma# ha.e li.ed in St Andrews for #ears"

The Uni.ersit#'s Academic egistr# has confirmed that total full:time student numers in -0&->&2 were*$1/-$ of whom %$0*& were undergraduates and &$1&& postgraduates; these numers are included inTale %"2" elow"2

Uni.ersit# data on student numers include 9onl# those part:time students on degree:see7ingprogrammes and those who are ph#sicall# registered for degree:awarding stud# here in St Andrews"

The# are intended to gi.e as accurate a picture as possile of the actual numer of human eingsregistered$ stud#ing and li.ing here full:time$ or pursuing a part:time degree course'" )

Bust as it is important to understand student numers at an# point in time$ so it is .ital to considerhistorical growth in numers o.er recent #ears and the impact of such growth on the town"

The growth in undergraduate numers has een relati.el# stead#$ from around 1$000 in &33/>33 toaround %$&00 in -0&->&2 (with a lip in -00)>01 when the Uni.ersit# recruited more students thanplanned, : a growth of --+ o.er the period" @ostgraduate student numers ha.e increased o.er thesame period from aout 300 to &100 (%%+," See Tale %"2"

2 The .ariation in Uni.ersit# data pro.ided in Tales %"-" and %"2" is most proal# related to the timing of data collection") @ersonal communication$ Niall Scott$ 5irector of Corporate Communications$ Uni.ersit# of St Andrews"

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Table 6.. 2rowth in student numbers 1&/ ) $%1$/1#3ull)time students re*istered (or de*ree pro*rammes'

Academic 4ear 5nder*raduates "ost*raduates Total 3ull)time Students

&33/>33 )$3*/ 300 1$/*/

&333>00 1$0*/ 3&& 1$3/3

-000>0& 1$&%2 3&1 %$0*/-00&>0- 1$1/& &$002 %$1/)

-00->02 1$10/ &$00) %$1&-

-002>0) 1$)0/ &$0%1 %$)*2

-00)>01 %$0)- &$02& *$0*2

-001>0% 1$*/0 &$0-/ %$/0/

-00%>0* 1$*)% &$012 %$*33

-00*>0/ 1$*1* &$03& %$/)/

-00/>03 %$0&2 &$-23 *$-1-

-003>&0 %$0-2 &$)%) *$)/*

-0&0>&& %$0-) &$*0% *$*20

-0&&>&- %$&%3 &$%0% *$**1

-0&->&2 %$0*& &$1&& *$1/-

Source6 Academic Registry, Uniersity o! St Andre"s

The Uni.ersit# has indicated that at present it has no plans to increase Scottish or 4U undergraduatenumers; howe.er$ a recent go.ernment initiati.e on wider access ma# affect numers slightl# and.ariations ma# also occur as a conse!uence of factors such as changes in Scottish Go.ernmentfunding or admissions policies" Increases in postgraduate numers # appro=imatel# 210 are$ howe.er$anticipated o.er the ne=t few #ears" The legitimate aspirations of the Uni.ersit# to maintain andenhance its academic reputation and world status suggest that in the coming decade further e=pansionof oth student numers and academic staff might occur"

6.. urrent student accommodation

#$%$1$ Uniersity&'roided or administered accommodation

The Uni.ersit# currentl# pro.ides accommodation in its halls of residence for aout 2$/00 students"Occupanc# rates are generall# maintained at aout 3/+ to allow for some operational fle=iilit#although in -0&->&2 there were onl# 2$130 students in halls of residence due to a student recruitmentanomal# (two large halls had occupancies of *%+ and /1+ respecti.el#," ?or -0&2>&)$ occupanc# hasreturned to normal$ with a - : 2+ le.el of .acancies" The Uni.ersit# guarantees accommodation in hallsof residence for all first #ear students who wish it and it is worth noting that student demand for thisaccommodation is such that$ out of all returning students re!uesting Uni.ersit# accommodation$ onl# tenout of e.er# fifteen can secure places (this input from the Students' Association has een confirmed #

the Uni.ersit# to e an ade!uate estimate$ though su8ect to #ear:on:#ear .ariation,"

The Uni.ersit# thus pro.ides student accommodation in halls of residence for close to 10+ of totalstudent numers" In addition$ the Uni.ersit# directl# leases 1* properties in the pri.ate sector; thesehouses > flats in St Andrews ha.e a capacit# for a further &)2 students" Tale %")" displa#s a growth inUni.ersit#:owned > administered accommodation of around -0+ o.er the past decade$ largel# reflectinge=pansion of 5a.id ussell Apartments"

Table 6.. Student accommodation mana*ed b! the 5ni+ersit! o( St Andrews

$%%$/% $%%6/%- $%11/1$ $%1$/1$%1/1

#estimate'

Students in Halls of esidence 2$&%& 2$1-0 2$/&) 2$130 2$*//+ of Students in Halls of esidence )/"1 1&"/ )3"& )*"2 n>a

Students in Uni.ersit# Administered Houses > ?lats c" &)0 c" &10 c" &10 &)2 &)2

Source6 Uniersity o! St Andre"s

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#$%$2$ riate rented accommodation

4.en with so sustantial a percentage of students pro.ided for in Uni.ersit#:owned or administeredaccommodation$ the local housing mar7et has to cope with large numers of students (perhaps asman# as 2$/00, and it is undouted$ therefore$ that student needs are a significant factor influencing the

pri.ate rental sector of the mar7et$ particularl# in the centre of town$ although there are also significantnumers of rental properties (HMO:licensed and otherwise, outside the central area (see Section %"1"2","

Statistics relating to the o.erall rental housing sector in St Andrews must e treated with caution$ecause data can change from da# to da# and some pulicl# a.ailale data call for careful anal#sis"?ife Council's online andlord egistration data$ accessed on &3th Bune -0&2$ indicated that there were-$)2- rented properties in the town$ of which 312 were HMO:licensed; 1it also indicated that there were-$1&- landlords renting properties in St Andrews" 5emand is elie.ed to ha.e e=ceeded suppl# inrecent #ears$ although in the past twel.e months or so it is understood that a small numer of properties

were not let or had to reduce rent to secure a tenant"

Whilst the operation of an# housing mar7et is comple= and su8ect to man# influences$ local$ nationaland gloal$ the high student:led demand for rented accommodation in St Andrews has had a ma8oreffect on the local propert# mar7et and$ in particular6

It has in all proailit#$ along with other issues$ tended to push up propert# purchase pricesecause rental opportunities ha.e een seen as commerciall# attracti.e (although propert# pricesare also affected # those purchasing homes for holida# or retirement accommodation or #incoming Uni.ersit# staff,;

It has encouraged the u# to let mar7et$ thus reducing the numer of properties$ especiall# in thecentre of the town$ a.ailale to those intending to e longer term residents;

It has stimulated the growth of HMO properties such that the# ha.e ecome a particular focus of

concern from oth long term and newer residents"

@ricing in the whole of the pri.ate rental sector is principall# dri.en # suppl# and demand and is notpresentl# su8ect to regulation" The part of the pri.ate rental sector that is go.erned # HMOregulations is also dri.en # the mar7et as far as prices are concerned$ with some students elie.ingthat the situation is e=acerated # 9rapacious' landlords$ ut is at least su8ect to some !ualit# control iflicensing and suse!uent policing and enforcement is rigorous"

A.ailailit# and price considerations ha.e dri.en some students to see7 accommodation outside StAndrews : in the coastal .illages of south east ?ife and 5undee" Of concern from the Uni.ersit#'sperspecti.e is the suggestion from the Students' Association that some prospecti.e students re8ect St

Andrews as a place of stud# ecause of its high accommodation costs" Anecdotal e.idence suggeststhat some HMO accommodation was left unoccupied in the academic #ear -0&->&2"

#$%$%$ ther student accommodation

Whilst Uni.ersit# and pri.ate rental properties pro.ide the .ast ma8orit# of student accommodation$ anumer of students li.e in famil#:owned houses > flats" In some cases$ wealth# parents ha.e oughtpropert# for the use of their student children; sometimes$ it seems$ at a significant premium o.er themar7et price" Such arrangements are elie.ed to represent so small a part of the studentaccommodation that the# will not e considered further although the# ma# ha.e pla#ed a modest role insustaining high propert# prices in the town"

1 Anal#sis of the HMO @ulic egister # the Commission$ using the methodolog# set out in Section -"1")"$ identifies 13*pri.ate and 211 Uni.ersit# licensed HMOs (see also Tale %"1","

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6.. Studenti(ication7 an o+er+iew

Studenti!ication*+he 'rocess -y "hich s'eci!ic neigh-ourhoods -ecome dominated -y student residentia. occu'ation/$

#$$1$ ntroduction

Studentification is a phenomenon which has een widel# recognised # uni.ersities and go.ernment$oth local and national" Three pulications (see elow, ha.e een the principal sources of informationfor this rief report"6 Almost all the uni.ersities studied in these documents are significantl# larger thanthe Uni.ersit# of St Andrews and are located in towns man# times larger that St Andrews; nonetheless$the situations arising from large student numers in specific residential areas of such large towns are.er# similar to those e=perienced locall#"

#$$2$ he cha..enges o! -eing a uniersity to"n

It is important to recognise that the presence of a uni.ersit# rings great enefit to an# town"

Sociall!$ student .olunteering can ma7e a positi.e contriution to man# aspects of a town's life$ whilstfundraising can ring enefits to local$ national and international charities"

ulturall!$ students can ring an international > cosmopolitan feel to the town and create a critical massand demand for cultural e.ents" Student music$ theatre and art can ha.e ma8or positi.e impacts on the

wider communit#"

"h!sicall!$ higher propert# prices ma# pro.ide an incenti.e for upgrading properties which mightotherwise languish in a neglected state or remain empt#" Some older properties ma# recei.econsiderale in.estment # pri.ate landlords$ thus prolonging their life" arge numers of #oung peoplecan ma7e town centres more .irant"

Economicall!$ goods purchased locall# # students ma7e a significant contriution to the localeconom# and ma# ensure the .iailit# of some local usinesses" Students also constitute a useful poolof fle=ile$ part:time laour and$ in due course$ a suppl# of graduate wor7force"

Con.ersel#$ student communities present numerous challenges that need to e recognised and managed"

Sociall!$ there can e an increase in low:le.el anti:social eha.iour" esidents ma# feel pressure tomo.e to a.oid ecoming marginalised and isolated as permanent residents" @ri.ate rentalaccommodation will e su8ect to increased competition" More night time acti.it# ma# ha.e adetrimental effect on local amenit#"

ulturall!$ increases in HMO properties in what were formerl# owner:occupied$ famil# areas changethe nature of communities and the a.ailailit# of famil# homes can e pre8udiced" Transient (student,occupation is li7el# to decrease communit# integration and cohesion$ with a parallel disincenti.e to self:policing" 5iffering perceptions of what is acceptale eha.iour and communal oligations can lead tofriction" There ma# e lifest#le difficulties : late night student culture can distur children and wor7ingpeople"

"h!sicall!$ there ma# e a reduction in the !ualit# of housing stoc7 and neglect of the e=ternalappearance of properties and gardens due to lac7 of in.estment # (asentee, landlords" There is li7el#to e increased population densit# and increased pressure on ser.ices (policing$ cleansing$ highwa#s$planning$ pulic transport," There ma# e an increase in on:street par7ing and in s!ualor (litter$ refuse,$

the latter due perhaps to shortcomings in infrastructure$ lac7 of awareness of collection arrangementsand different perceptions of what is tolerale" Noise pollution can e a ma8or nuisance"

% See Smith (-001,$ Uni.ersities UD (-00%, and Huard (-00/,

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Economicall!$ high demand for student housing and the nature of the pri.ate rental sector tend toincrease house prices and defer access to the housing ladder for other sections of the communit#" Highconcentrations of students in particular streets can persuade owner:occupiers to sell to pri.a

hnhp st andrews final version

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