Studentification and Studentification and Moral Panic:Moral Panic:

When is a ‘Student Area’ When is a ‘Student Area’ a ‘Student Ghetto’?a ‘Student Ghetto’?

Darren P. Smith Darren P. Smith University of Brighton, UK University of Brighton, UK

The 3The 3rdrd International International Population Geographies ConferencePopulation Geographies Conference

University of LiverpoolUniversity of Liverpool 2020thth June 2006 June 2006

Structure of presentationStructure of presentation

Studentification in the UK: Studentification in the UK: backgroundbackground

Studentification in an Studentification in an international contextinternational context

Studentification and a changing Studentification and a changing contextcontext Dynamics of studentificationDynamics of studentification Perceptions of studentification are Perceptions of studentification are

not linked to distinct not linked to distinct concentrationsconcentrations

Empirical research:Empirical research: Leeds, North of England (Leeds, North of England (2001-2002)2001-2002) Brighton & Eastbourne, SE (coast) Brighton & Eastbourne, SE (coast)

England (2002-2003)England (2002-2003) National UK study > Department for National UK study > Department for

Education and Skills / Office of the Education and Skills / Office of the Deputy Prime Minister (2004-2006)Deputy Prime Minister (2004-2006) 6 case studies6 case studies

AustraliaAustralia Melbourne, Hobart (March/April 06)Melbourne, Hobart (March/April 06)

IrelandIreland Dublin, Galway, Cork (May/Aug 06)Dublin, Galway, Cork (May/Aug 06)

Canada (Ontario / Quebec)Canada (Ontario / Quebec) Kingston, Hamilton, Montreal, Toronto, Kingston, Hamilton, Montreal, Toronto,

Quebec City (June)Quebec City (June)

Part one:Part one:

Studentification in the UK: Studentification in the UK: backgroundbackground

What is studentification?What is studentification?

Termed coined in 1999Termed coined in 1999 Urban change with the hallmarks of Urban change with the hallmarks of

gentrification (Smith, 2002)gentrification (Smith, 2002) BBC Word of 2002BBC Word of 2002 Macmillan English Dictionary (2003)Macmillan English Dictionary (2003)

‘‘[Studentification is] the social [Studentification is] the social and environmental changes and environmental changes caused by very large numbers of caused by very large numbers of students living in particular areas students living in particular areas of a town or city’of a town or city’

Wikipedia (2005)Wikipedia (2005)

Working definition: Working definition: EconomicEconomic

Studentification involves:Studentification involves: the the revalorisationrevalorisation and and inflationinflation of of

property prices, which is tied to the property prices, which is tied to the recommodification of single-family recommodification of single-family housing or a repackaging of private housing or a repackaging of private rented housing to supply HMO for HE rented housing to supply HMO for HE students. students.

This This restructuringrestructuring of the housing of the housing stock gives rise to a stock gives rise to a tenure profiletenure profile which is dominated by private rented, which is dominated by private rented, and decreasing levels of owner-and decreasing levels of owner-occupation.occupation.

* Or purpose-built student * Or purpose-built student accommodation and knock-on accommodation and knock-on effects?effects?

Working definition: Working definition: SocialSocial

Studentification involves:Studentification involves: the the replacement or replacement or

displacementdisplacement of a group of of a group of established permanent residents established permanent residents with a transient, generally young with a transient, generally young and single, [middle class] social and single, [middle class] social grouping; grouping;

entailing new patterns of entailing new patterns of socialsocial concentration and concentration and segregationsegregation

Working definition: Working definition: CulturalCultural

Studentification involves:Studentification involves:the gathering together of the gathering together of

young persons with a young persons with a shared culture and shared culture and lifestylelifestyle, ,

and consumption practices and consumption practices linked to certain types of linked to certain types of retail and service retail and service infrastructureinfrastructure

Working definition: Working definition: PhysicalPhysical

Studentification involves:Studentification involves:an initial an initial upgradingupgrading of the of the

external physical environment external physical environment as properties are converted to as properties are converted to HMO. HMO.

This can subsequently lead to This can subsequently lead to a downgrading of the physical a downgrading of the physical environment, depending on the environment, depending on the local context’local context’

Student NumbersStudent Numbers

All All students students (UK)(UK)

LeedsLeeds NottinghamNottingham

1995-961995-96 1,720,0941,720,094 40,11140,111 44,68544,685

2004-052004-05 2,423,5902,423,590 60,42560,425

(+31,960)(+31,960)

59,61059,610

2001 GB Census wards2001 GB Census wards % student % student householdshouseholds

Dunkirk and Lenton (Nottingham)Dunkirk and Lenton (Nottingham) 24.024.0

Headingley (Leeds) Headingley (Leeds) 20.820.8

Crossgate and Framwelgate Crossgate and Framwelgate (Durham)(Durham)

17.417.4

Blean Forest (Canterbury)Blean Forest (Canterbury) 16.616.6

Loughborough Storer (Charnwood)Loughborough Storer (Charnwood) 16.516.5

Selly Oak (Birmingham)Selly Oak (Birmingham) 15.515.5

Elvet (Durham)Elvet (Durham) 15.215.2

Hanley West and Shelton (Stoke-Hanley West and Shelton (Stoke-on-Trent)on-Trent)

15.215.2

Netherthorpe (Sheffield)Netherthorpe (Sheffield) 14.514.5

St Clement`s (Oxford)St Clement`s (Oxford) 14.414.4

2001 GB Census 2001 GB Census wardswards

% total students% total students

Holywell (Oxford)Holywell (Oxford) 90.390.3

Keele Keele (Newcastle-u-L)(Newcastle-u-L)

82.282.2

Heslington (York)Heslington (York) 79.779.7

Elvet (Durham)Elvet (Durham) 76.376.3

St Nicholas St Nicholas (Durham)(Durham)

70.370.3

Carfax (Oxford)Carfax (Oxford) 68.268.2

Market Market (Cambridge)(Cambridge)

65.765.7

Newnham Newnham (Cambridge)(Cambridge)

64.064.0

Exaggeration?Exaggeration?

Student concentrations: Student concentrations: Ireland Ireland (source: 1996 and 2002 Irish census, using NIRSA interface)(source: 1996 and 2002 Irish census, using NIRSA interface)

DEDDED % students 2002 % students 2002

(% change 1996-2002) (% change 1996-2002)

% shared housing 2002 % shared housing 2002 (% change 1996-2002) (% change 1996-2002)

Dun Laoghaire - DublinDun Laoghaire - Dublin 61.6 (+5.4)61.6 (+5.4) 36.9 (-12.7)36.9 (-12.7)

Gillabbey C - CorkGillabbey C - Cork 49.5 (+0.3)49.5 (+0.3) 43.1 (+3.7)43.1 (+3.7)

Ballysimon - LimerickBallysimon - Limerick 45.2 (-1.9)45.2 (-1.9) 24.8 (-1.9)24.8 (-1.9)

Danagan - GalwayDanagan - Galway 43.1 (-1.4)43.1 (-1.4) 18.9 (-12.3)18.9 (-12.3)

Taylors Hill - GalwayTaylors Hill - Galway 40.7 (+13.8)40.7 (+13.8) 22.7 (+10.5)22.7 (+10.5)

Gillabbey A - CorkGillabbey A - Cork 37.6 (-0.7)37.6 (-0.7) 35.6 (+4.4)35.6 (+4.4)

Glahseen - CorkGlahseen - Cork 36.0 (+8.7)36.0 (+8.7) 22.2 (+5.2)22.2 (+5.2)

Bishopstown - CorkBishopstown - Cork 35.0 (-3.0)35.0 (-3.0) 26.6 (+3.4)26.6 (+3.4)

Gillabbey A - CorkGillabbey A - Cork 34.3 (0.0)34.3 (0.0) 22.7 (+3.0)22.7 (+3.0)

Effects of studentification (What about Effects of studentification (What about emotions / experential dimensions?)emotions / experential dimensions?)EnvironmentalEnvironmental EconomicEconomic SocialSocial

Increased on-street Increased on-street parking.parking.  

Conversion of Conversion of family housing family housing into student into student residences residences (HMOs)(HMOs)  

Purpose-built Purpose-built accommodation, accommodation, that is out of that is out of keeping with the keeping with the urban characterurban character  

Poorer quality Poorer quality housing stockhousing stock  

Increased Increased population density.population density.

Increase of squalorIncrease of squalor

House price House price inflation.inflation.  

Changes in retail Changes in retail and entertainment and entertainment services.services.  

Seasonal Seasonal employment (in employment (in shops, pubs).shops, pubs).  

Demand for private Demand for private rented housing.rented housing.

Increase of anti-social Increase of anti-social behaviour behaviour   

Increased levels of Increased levels of crime.crime.  

Increased pressures Increased pressures on services.on services.  

Decreased demand for Decreased demand for health and educational health and educational services.services.  

Displacement / Displacement / replacement of replacement of established residents.established residents.  

Increased competition Increased competition for private rented for private rented houseshouses

A Negative process!A Negative process! ‘‘Pubs have been converted to theme bars, Pubs have been converted to theme bars,

which often shut during the summer months which often shut during the summer months when students have returned to their homes. when students have returned to their homes. Fast-food takeaways and off-licences Fast-food takeaways and off-licences selling cheap alcohol dominate the shopping selling cheap alcohol dominate the shopping streets. Schools have seen their class sizes streets. Schools have seen their class sizes plummet as families move out of the area. plummet as families move out of the area. Inner-city factories have been converted into Inner-city factories have been converted into flats, as locals lose their jobs. House prices flats, as locals lose their jobs. House prices have also rocketed as landlords have have also rocketed as landlords have created a property boom and now people created a property boom and now people wishing to move house but stay in the area wishing to move house but stay in the area have found themselves priced out of the have found themselves priced out of the market’ (The Observer, 21/07/2002).market’ (The Observer, 21/07/2002).

A Negative process!A Negative process!

‘‘In the past three years, more than 8,500 In the past three years, more than 8,500 families have left. Last year 1,600 houses families have left. Last year 1,600 houses were converted to house students. Home were converted to house students. Home prices have risen by 50%, knocking first-prices have risen by 50%, knocking first-time buyers out of the market. Schools time buyers out of the market. Schools fear closure because of a shortage of fear closure because of a shortage of children in the area. Because students children in the area. Because students move on, there is an electoral roll-over of move on, there is an electoral roll-over of 52% a year in Headingley, compared with 52% a year in Headingley, compared with an average 8% in other Leeds wards’ (The an average 8% in other Leeds wards’ (The Guardian (11/10/2000).Guardian (11/10/2000).

Perceptions of studentificationPerceptions of studentification Moral panic (National HMO Lobby - 35 Moral panic (National HMO Lobby - 35

university towns)university towns) ‘‘Us and them’ languageUs and them’ language

‘‘Host’ community & ‘Guest’ communityHost’ community & ‘Guest’ community Class-based claims of ownership to space / Class-based claims of ownership to space /

place / services / resources - gentrifiersplace / services / resources - gentrifiers ‘‘Territorial wars’ & performances of power Territorial wars’ & performances of power

relationsrelations Intergenerational conflictIntergenerational conflict New forms of [mature] gentrification?New forms of [mature] gentrification?

Begs questions about:Begs questions about: Sustainable communties?Sustainable communties? Balanced communities Balanced communities Social mixing / diversity?Social mixing / diversity? The role of studentification / student The role of studentification / student

accommodation for urban regeneration?accommodation for urban regeneration?

Perceptions of studentificationPerceptions of studentification

When is the ‘demographic When is the ‘demographic imbalance’?imbalance’?

What is the tipping point / What is the tipping point / threshold?threshold?

When are concentrations of When are concentrations of students perceived as a problem students perceived as a problem by an established residential by an established residential community? community?

Perceptions of studentificationPerceptions of studentification

Postal (email) questionnaire survey Postal (email) questionnaire survey of all HEIs in UKof all HEIs in UK Response rate 62% (85% completed Response rate 62% (85% completed

by Acc. Officer)by Acc. Officer) Postal (email) questionnaire survey Postal (email) questionnaire survey

of local community groups within of local community groups within National HMO LobbyNational HMO Lobby 17 university towns and cities17 university towns and cities

6 case studies – follow-up 6 case studies – follow-up qualitative researchqualitative research Brighton, Canterbury, Leeds, Brighton, Canterbury, Leeds,

Loughborough, Manchester/Salford, Loughborough, Manchester/Salford, Nottingham Nottingham

Studentification in an Studentification in an international contextinternational context The ‘Student Ghetto’ in KingstonThe ‘Student Ghetto’ in Kingston

Perceptions of studentification Perceptions of studentification

in an international contextin an international context

Carlton in Melbourne Carlton in Melbourne Harmony between students and Harmony between students and

established residential communityestablished residential community

Studentification and a changing contextStudentification and a changing context Changing student populations & geographiesChanging student populations & geographies The ‘Growing Esteem’ vision (University of The ‘Growing Esteem’ vision (University of

Melbourne, 2006) Melbourne, 2006) 4 new student geographies:4 new student geographies:

College SquaresCollege Squares Private sector purpose-builtPrivate sector purpose-built Docklands & SouthbankDocklands & Southbank Residential hallsResidential halls

Community resistance to the manufacture of Community resistance to the manufacture of ‘student ghettos’‘student ghettos’

Perception of changes which are akin to Perception of changes which are akin to studentification within UK contextstudentification within UK context

STUDENTIFICATION – STUDENTIFICATION – CHANGING CONTEXTS (2)CHANGING CONTEXTS (2)

THE PROLIFERATION OF THE PROLIFERATION OF PURPOSE BUILT STUDENT PURPOSE BUILT STUDENT ACCOMMODATIONACCOMMODATION RELEASING HOUSING FOR RELEASING HOUSING FOR

AFFLUENT FAMILIES WITHIN AFFLUENT FAMILIES WITHIN THE CITY AND COUNTERING THE CITY AND COUNTERING THE ‘DRIFT’ TO THE THE ‘DRIFT’ TO THE COUNTRYSIDE (C-URB.)COUNTRYSIDE (C-URB.)

‘‘Marvellous Melbourne’? Marvellous Melbourne’? Any lessons and / or good practiceAny lessons and / or good practice

Funding of developments?Funding of developments? Planning / legal obligationsPlanning / legal obligations Aesthetics / building codes Aesthetics / building codes Design of internal space & services / external Design of internal space & services / external

spacespace Mixing of students / different student intakesMixing of students / different student intakes Marrying up with student experiences / Marrying up with student experiences /

lifecourses lifecourses Consultation with local communitiesConsultation with local communities Knock-on effects upon wider housing / retail Knock-on effects upon wider housing / retail

marketsmarkets Satisfaction levels of studentsSatisfaction levels of students Management of students – e.g. anti-social Management of students – e.g. anti-social

behaviour / pastoral carebehaviour / pastoral care Cost to students & the wider ‘student package’ Cost to students & the wider ‘student package’

(top-up fees / appeals of university / location?)(top-up fees / appeals of university / location?) Student retention & recruitmentStudent retention & recruitment

STUDENTIFICATION – STUDENTIFICATION – CHANGING CONTEXTSCHANGING CONTEXTS

THE GENTRIFICATION OF THE GENTRIFICATION OF STUDENT AREASSTUDENT AREAS

THE DISPLACEMENT OF THE DISPLACEMENT OF STUDENTSSTUDENTS

STUDENTIFICATION – STUDENTIFICATION – CHANGING CONTEXTSCHANGING CONTEXTS

DESTUDENTIFICATIONDESTUDENTIFICATION LeedsLeeds CoventryCoventry NottinghamNottingham