Firm behind Luton student halls changes tack after years of unauthorised hotel use

Opto Living has obtained greater flexibility over the potential occupants of its three sites, Spring Place, Chapel House and London Park House.

The firm withdrew three retrospective planning applications for hotel use at these locations in July.

Revised proposals from the company were submitted for the change of use of the premises to student residential and co-living, with business and conferencing space and other facilities.

The full plans were considered by the borough council’s development control committee for Opto Village, 1-2 Spring Place and 4-16 Dumfries Street, Chapel House, 21-25 Chapel Street, and London Park House, 146-158 Park Street.

The scheme could be described as a change in occupant status from student to resident, according to a report to the committee.

In recent years, the student market has contracted and the take-up of rooms has declined, said the report.

“This resulted in the unauthorised use of parts of the site as short-let guest premises.

“Co-living is a relatively new and rapidly growing approach to residential accommodation, where the emphasis is taken away from education and study.

“It offers an affordable and dynamic form of living environment, mainly providing young people with independence and opportunity.

“From having none at all, there has been a considerable interest for co-living accommodation in Luton during the past two years.”

Student accommodation is exempt from paying business rates, and Luton Hotel Forum claimed Opto Living’s activities have undercut legitimate hotels.

Principal planning officer Graham Dore said: “These are three near identical applications on varying sites, all owned and operated by the same applicant.

“This for a change of use of the respective sites from solely student accommodation to a flexible blend of student and co-living accommodation.

“One representation has been received from the same respondent to each of the three premises.

“This assists significantly in alleviating the ongoing issues relating to unauthorised guest accommodation within the borough.”

Labour Limbury councillor Rob Roche referred to a concern of Bedfordshire Police over the victimisation of students mentioned in the report.

He asked if the company would have a strong commitment and look after the welfare of students.

Matt Day, from Opto Property Group, replied: “Very much so. We’ve got a strong presence from the building management company Opto Living.

“There’s a 24-hour presence within the building through the concierge.

“Each of the developments has a 24-hour security guard to deal with any matters.

“There are out-of-hours lines for any students or occupants who’ve got concerns.

“But we find them well managed and safe buildings, nice places to use during the day and common spaces within the evenings.”

Labour Round Green councillor Mark Rivers said: “This doesn’t sit terribly easy with me.

“I was on the committee when we approved the building of all these sites.

“We were swayed by the argument that building these places would free up family homes, which we were desperately in need of.”

Councillors unanimously approved each of the three applications.