Policy HO11
Large purpose-built shared living
- Development proposals for large-scale purpose-built shared living accommodation will be supported where they meet the following criteria:
a) There is an identified local need for the type of housing proposed.
b) The development contributes to a mixed, balanced and inclusive community by not leading to a proliferation of this type of development in the a) area or borough, compromising the delivery of conventional housing.
c) The development is in an area well located to local services by walking, cycling and public transport and the development is car free, promoting principles of active travel.
d) The development provides adequate on-site cycle parking facilities, refuse and servicing facilities
e) Private units within the development are demonstrably not self-contained homes in the C3 Use Class or capable of being used as self-contained homes.
f) The development incorporates a high quality of design and adequate functional living space for the occupiers
g) There is well-integrated provision of communal facilities and services sufficient to meet the requirements of the intended number of occupiers, having regard to the requirements of London Plan.
h) The development will be under single management, suitably managed and maintained over its lifetime, as evidenced by a comprehensive management plan; and
i) A cash-in-lieu contribution is made towards affordable housing in the C3 Use Class, in accordance with the London Plan.
- A development proposal for large-scale purpose-built shared living will not be permitted where:
a) It would result in the loss of existing self-contained residential accommodation (C3).
b) It is proposed on a site allocated or protected for other uses.
c) It is proposed on a site with an extant planning permission for C3 housing; and/or
d) It would result in an over-concentration of this development type, which may be detrimental to the balance and mix of uses in the area or place undue pressure on local infrastructure.
4.82 Large-scale purpose-built shared living developments are a distinct form of housing provision, typically comprising a number of non-self-contained units with shared facilities and services. These schemes are often designed to meet the needs of single-person households, particularly young professionals, and are characterised by their communal living arrangements and single management structure. In line with the definition in the London Plan, the council defines Large-scale purpose-built shared living as non-self-contained market housing developments that include 50 units or more.
Assessing need
4.83 Proposals for large-scale purpose-built shared living must be supported by robust evidence of local need. This includes demonstrating that the development responds to this specific housing demand in the borough, established through the Local Housing Needs Assessment, and does not undermine the delivery of conventional self-contained housing, particularly affordable and family-sized homes. The Council will assess the potential for over-concentration of this type of accommodation, particularly where multiple schemes exist in close proximity or where there is a high presence of other forms of high-density housing, such as student accommodation.
4.84 In line with the London Plan, this form of accommodation is not considered to fall within the C3 Use Class. Units must not be self-contained or capable of being used as such.
4.85 Developments must demonstrate a clear distinction from conventional housing, including through the design of private units and the provision of shared amenities.
Location, management and affordable housing requirements
4.86 Developments must be located in areas with good access to public transport, local services, and amenities, and must be car-free to support sustainable travel. Development will be expected to provide adequate cycle parking provision in line with London Plan requirements. In addition to provision of cycle parking, consideration must also be made by applicants for the use of micromobility schemes, in line with Local Plan Policy T4. High-quality design is essential, with private rooms providing adequate space, natural light, and ventilation. Communal areas must be sufficient in size and function to support the number of residents, including shared kitchens, lounges, and outdoor amenity space. Applications will be expected to have regard to the principles contained in the London Plan Guidance for Large-Scale Purpose-Built Shared Living.
4.87 A comprehensive management plan will be required to ensure the development is appropriately managed and maintained over its lifetime. This should address matters such as site security, maintenance of communal areas, waste management, and mitigation of potential impacts on neighbouring properties, including noise and anti-social behaviour. The management plan will be secured through a planning obligation and monitored accordingly.
4.88 In accordance with the London Plan, proposals must make a cash-in-lieu contribution towards affordable housing within the C3 Use Class. The nature of the payment, whether up-front cash-in-lieu or annual payments in perpetuity to the Council, will be established on a case-by-case basis.
Protecting conventional housing
4.89 Large-scale purpose-built shared living developments will not be supported where they would result in the loss of existing self-contained housing, are located on sites allocated or protected for other uses, or where they would displace planned or permitted C3 housing. The Council will also resist proposals that would lead to an over-concentration of shared living accommodation, which could adversely affect the character of an area or place undue pressure on local infrastructure and services.