Police move to curb ‘spiral decline’ in key Derby city centre areas

Low-quality bedsits have saturated parts of Derby and created a “spiral of decline” linked to rising crime and anti-social behaviour approaching a “tipping point”, the police claim.

Derby City Council is looking to bring in building restrictions.

These are aimed at limiting the impact of widespread HMOs (houses in multiple occupation), also known as bedsits, in several key wards where there are deemed to be too many, or too close together.

Planning permission is already required for bedsits housing six or more people.

The new measures set for approval by the council’s cabinet this week would mean an application is required for all HMOs with key requirements which need to be proven.

What new Derby HMO restrictions would mean for city

The applicants would need to prove that the proposed new bedsits would not lead to the creation of three or more adjacent HMOs.

The applicants would need to prove the planned HMO would not lead to the “sandwiching” of a home between two HMOs or an HMO and a non-residential property.

The applicants would need to prove the planned HMO would not lead to more than 10 per cent of properties within 50 metres of the site being used as HMOs.

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Meanwhile, the council would seek financial contributions to mitigate the impact of new residents for planned HMOs housing 15 people or more, including money towards school places, road improvements and health facilities, as is the case with housing developments.

These changes would be limited to planned HMOs in the whole of the Arboretum ward and parts of Abbey, Alvaston North, Darley, Mackworth & New Zealand, Normanton and Sinfin and Osmaston.

This would be adopted from May 3, 2025, if approved.

The council details that support for the new plans has been given by Derbyshire police’s superintendent head of operations, who wrote: “There are specific areas of the city where the saturation of HMOs has had a detrimental effect upon community cohesion in a number of ways, including raised levels of crime and anti-social behaviour.

“Higher crime rates and calls for service attributable to areas, where higher levels of registered HMOs are shown within the New Zealand and Abbey wards of the city.

“Anecdotally, the picture painted for these saturated areas is one of HMOs attracting tenant groups who would be associated with higher levels of victimisation, for example students or single men with chaotic lifestyles, who are also often less well invested in communities than, for example, owner-occupiers.

“The quality of housing offered is often low, which exacerbates the above point and seems to be creating a spiral of decline in certain areas, where the balance between rental and owned property is reaching a tipping point. 

“As a consequence, from an operational policing perspective, we would very much support the principle of greater controls over the allocation of HMOs, and also any other means which can be used to bring about a safer and more secure HMO provision for the city.”

Cllr Shiraz Khan, cabinet member for housing, property and regulatory services, said: “We know that it’s never been more important for the council to ensure that HMO properties provide safety and security to all residents.

“Shared properties are a useful and affordable option, especially for people whose housing options are limited, such as young professionals, students and those on low incomes.

“We need housing but not HMOs in every street. The increasing number of HMOs in certain parts of our city can lead to issues such as anti-social behaviour and crime and increased pressures on parking.

“The Article 4 Direction won’t prevent HMOs being created but it will give us more control over how many there are and where.”