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Report reveals 3,370 students flats could be ‘in the pipeline’ for Aberdeen as university launches fight against Northern Hotel revamp

The University of Aberdeen insists there is no need for more student housing in the city, and is urging the council to reject plans to breathe new life into the mothballed art deco hotel.

Aberdeen University is urging the council to reject student flat plans at the Northern Hotel.
Aberdeen University is urging the council to reject student flat plans at the Northern Hotel. Image: Ben Hendry/DC Thomson

A study has revealed that 3,370 new student flats could be “in the pipeline” for Aberdeen – as university chiefs battle to waylay a rising tide of private developments.

Across the past few years, Granite City hotels including the Travelodge on Justice Mill Lane and former Hilton Garden Inn on St Andrew Street have been converted into accommodation.

Recently plans were formed to turn the art deco Northern Hotel into another block, 18 months after it closed.

It comes amid evolving tastes among young people, with many eschewing the “cluster” style flats of old – with one bathroom shared between several residents and the odd argument about kitchen cupboard space…

These changing habits come at a time when hard-up universities are fighting to recoup the millions of pounds lost by plummeting international student numbers.

Where could more Aberdeen student flats soon spring up?

Many of the new accommodation blocks could be getting built in the city centre.

Last September, plans for 383 student flats on the derelict site of a John Street pool hall were approved by the council.

The new block approved on John Street. Image: Halliday Fraser Munro

Plans for vacant buildings on Union Street, at offices above Amarone, and on Union Terrace would soon follow.

And in addition to the hotels already transformed, the idea of turning the Northern Hotel into 47 one-bed flats was unveiled in April.

These all coincide with the council’s aspirations to get more people living in the centre, and making it a more vibrant place.

Why is Aberdeen University against the latest student flats schemes?

But all this could come at a cost to Aberdeen University and Robert Gordon University – who offer hundreds of their own student apartments.

Aberdeen University has already expressed some concern about the proposal to turn the old TSB on Union Terrace into 28 flats.

The old TSB. Image: FG Burnett

And bosses have now taken aim at the Northern Hotel overhaul, just a few miles away from the campus and their own blocks.

In a letter to Aberdeen City Council, they accuse the developers of failing to back up claims that further student accommodation is needed.

Director of estates and facilities, Morag Beers, adds: “The applicant has failed to demonstrate what specific need the proposed development is aimed at, and if it is needed to meet a recorded increase in student numbers.

“In the absence of that information … it should be refused.”

The Great Northern Road landmark. Image: Ben Hendry/DC Thomson

The objection also states that these claims are at odds with a council study which determined there is “not currently a shortage of student accommodation in Aberdeen”.

So ARE they really needed?

While there may not be a shortage in numbers, with hundreds of beds available from the universities, it’s claimed there is a shortage of en-suite options.

In response, developers behind the Northern Hotel scheme have submitted a report to the local authority outlining accommodation needs in the city.

Knight Frank’s latest City Market Report, from late 2023, indicates a surging student population will requite very specific types of flats in the years to come.

And it details the extent of purpose-built student accommodation deemed to be “in the pipeline” in Aberdeen.

It explains that student numbers at RGU have risen by 19% since 2017, and by 4% at Aberdeen University, with these set to grow further.

The RGU graduation ceremony for Gray’s School of Art and School of Nursing, Midwifery and Paramedic Practice at P&J Live. Image: Kenny Elrick/DC Thomson

There are more than 10,000 full-time students at RGU and 12,000 at Aberdeen University.

To house these students, there are 19 university-run premises (including halls of residence or private sector stock leased out), which have 3,357 beds between them.

In 2022/23, the average weekly cost of staying in halls of residence was £124 per week at Aberdeen University and £136 per week at RGU.

Alternatively, there are 26 private purpose-built schemes, with 5,115 beds.

But 42% of these are not en-suite – and that is a crucial difference…

The Hillhead halls. Image: Jim Irvine/DC Thomson

And what about in the future?

The report further reveals that an extra 3,370 student beds could be created in the city – though some of these are more likely to come to pass than others.

Of these plans, 1,482 beds have been granted approval by the local authority but are yet to be built (and may never come to fruition in some high profile examples, like 890-unit plans at Broadford Works).

The dilapidated Broadford Works site remains in limbo. Image: Kenny Elrick/DC Thomson

Meanwhile, 1,888 beds remain in the planning system awaiting either approval or rejection from local chiefs.

Why do students prefer purpose-built Aberdeen flats?

Bauhaus Student is behind new developments at the Hilton Garden Inn and another former city centre hotel on Langstane Place.

They are also working to breathe new life into the old TSB at 17-19 Union Terrace.

In a letter explaining the need for the new flats there, they describe the city’s current options as “limited”.

The former bank on Union Terrace has lain empty for some time. Image: Ben Hendry/DC Thomson

The firm adds: “While student accommodation has traditionally been focused on shared cluster flats and catered halls of residence, student expectations and needs have
changed.”

Bauhaus cites experts who advise that “international students, in particular, do not want old-fashioned HMO-style flats”.

They “tend to favour a fully serviced studio and professionally managed experience”.

A virtual tour of the Bauhaus Aberdeen student flats in the former Hilton Garden Inn:

What are students Googling when thinking of an Aberdeen move?

The submission to the council concludes: “The data we have access to from our partners shows a clear demand for more private PBSA spaces and less interest in shared cluster properties.”

Internet research has also shown that most searches on the Aberdeen market have been for studios and one-bed properties.

And there is some further evidence of these shifting tastes…

Developers want to turn disused student flats near RGU in Garthdee into mainstream housing.

The unwanted block in Garthdee. Image: Google Maps

Do you think the city needs more student flats? Let us know in our comments section below


Ellon-based applicants Arnage Estates says the 8-10 Craigievar Crescent block at Kaimhill has been empty since the lease with the university ended.

Architects said students don’t fancy living in the residential area. And due to energy costs, many are “seeking all-inclusive rentals rather than rental of a flat and bills”.

Both the Northern Hotel and Union Terrace student flat plans remain undecided.


Read more:

Northern Hotel reaction: ‘A sad end to an iconic building’ or ‘much-needed’ student flats for Aberdeen?

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