Planning Objections and Co-Living Developments

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Planning Objections and Co-Living Developments

In recent years, co-living has rapidly emerged as a significant trend in the UK’s urban housing sector, offering new approaches to shared accommodation in response to housing shortages, changing lifestyle preferences, and the needs of young professionals. However, as co-living developments become more commonplace, they also face considerable scrutiny—particularly during the planning phase. There are increasing numbers of co-living planning objections in the UK, being raised by neighbours, local planning authorities, and community stakeholders. This article will explore the main issues fueling these objections, the legal frameworks involved, and ways developers can respond to concerns while still advancing innovative co-living schemes.

Understanding Co-Living: Definition and Growth in the UK

Co-living refers to purpose-built shared accommodation where residents have private bedrooms or studio spaces but share communal facilities such as kitchens, lounges, and sometimes even workspaces. This evolving model aims to combine affordability with a strong sense of community, appealing especially to young professionals and students who are priced out of traditional rental markets.

The UK has seen a notable boom in co-living, especially in metropolitan areas like London, Manchester, and Bristol. Several high-profile schemes have been launched or proposed by specialist operators. This trend has been partially driven by a persistent shortage of affordable rental accommodation, intensifying demand for innovative mediums of urban dwelling. But alongside its growth, the sector faces regulatory, social, and political hurdles that can stall or even halt development.

Why Are There Co-Living Planning Objections in the UK?

The rapid rise of co-living has triggered varied reactions from stakeholders within local communities and planning departments. Much of the opposition to co-living developments arises during the public consultation phases that accompany planning applications. Common co living planning objections in the UK include:

1. Overdevelopment and Density: One of the main concerns is that co-living schemes often represent an apparent intensification of land use, resulting in higher residential densities. Objectors argue that this can put undue strain on local infrastructure, such as drains, public transport, schools, and healthcare facilities.
2. Impact on Local Character: Community groups sometimes allege that co-living developments are out of character with established residential neighbourhoods, especially when the design, height, or scale of a proposed building is markedly different from its surroundings. Concerns about changes to the ‘feel’ of a community regularly underpin objection letters sent to planning authorities.
3. Parking and Transport: Many co-living projects propose little or no off-street parking, aiming to appeal to car-free urban lifestyles. However, neighbouring property owners often object on the basis that new residents will nonetheless bring cars, overburdening local parking and road networks.
4. Noise and Anti-Social Behaviour: Objectors occasionally raise fears about co-living residents causing noise or disturbances, with perceptions that shared accommodation may attract younger, transient, or less community-focussed tenants.
5. Affordability and Social Inclusion: While co-living is marketed on affordability, there have been objections stating that the rents charged in successful schemes are still out of reach for locals on average incomes. Others claim that co-living does not contribute meaningfully to meeting local housing needs for families or older people.
6. Loss of Amenities or Heritage: Where co-living developments are proposed on sites currently serving other uses, such as local businesses, heritage buildings, or green spaces, this can prompt further objection.

The Planning Policy Context: Local and National Frameworks

The consideration of co-living planning objections in the UK is shaped by the country’s intricate system of planning policy, spanning local authority level documents to regional and national frameworks.

The National Planning Policy Framework (NPPF) encourages efficient land use and high-density development but calls for local needs and context to be considered. The NPPF also sets out requirements for proper consultation, community input, and the protection of amenity.

Local Plans and Supplementary Planning Guidance documents are more specific, often containing policies about the mix and density of housing, affordable housing requirements, building heights, and design principles. In many cities, such as London (through the London Plan), bespoke guidance is emerging to address co-living developments as a distinct category.

An important feature is that many planning authorities treat co-living either as a variant of traditional HMOs (houses in multiple occupation) or as ‘sui generis’ uses—unique categories needing case-by-case evaluation. This interpretive gap can fuel further uncertainty for developers and objectors alike.

Case Studies: High-Profile Co-Living Planning Objections in the UK

To illustrate these dynamics, consider some recent cases:

• Old Oak Common, London: The Collective’s flagship co-living scheme was initially opposed by residents and local councillors over concerns about loss of employment space and excessive building heights. Although permission was ultimately granted, numerous concessions were made after public consultation.
• The Scene, Birmingham: A proposed 180-bed co-living scheme faced strong local resistance centred on traffic, parking, and worries about transient residents. The proposal was subject to revisions and extensive scrutiny before approval, partially due to a lack of dedicated local policy for co-living.
• Manchester City Centre: Several applications for large-scale co-living towers have met opposition related to affordable housing ‘trade-offs’ and urban character. In a notable instance, the council delayed a decision on a major scheme after hundreds of planning objections.

Legal Mechanisms: Making and Responding to Planning Objections

Anyone can submit a planning objection to a co-living development in the UK. The process typically unfolds as follows:

1. Public Consultation: When a planning application is submitted, it is publicised online and on-site, with neighbours notified directly or via local press. There is usually a 21-day window for comments.
2. Submitting Objections: Objections can be made via the council’s planning portal, in writing, or occasionally by email. It is crucial for objections to reference material planning considerations rather than subjective dislike.
3. Material Considerations: These include impact on neighbours, density, loss of daylight, traffic and parking, noise, effect on listed buildings, local plan policies, and environmental concerns. Issues like property value or ‘not liking the tenants’ are not generally valid grounds.
4. Planning Officers’ Report: All comments are summarised by planning officers for a report that weighs objections against relevant policy before a decision is made.
5. Appeals and Judicial Review: If permission is granted despite strong objections, legal challenges (appeals or judicial reviews) can sometimes be initiated, especially if proper procedures were not followed.

For developers, responding to co-living planning objections in the UK often requires extensive community engagement, pre-application consultations, and design revisions to address concerns. Demonstrating how a scheme has evolved in response to feedback can be critical in securing approval.

Common Concerns Raised in Co-Living Planning Objection Letters

Typical co-living planning objections in the UK can be grouped as follows:

• Overcrowding: Fears that co-living attracts too many residents for the site.
• Infrastructure Pressure: Claims that local services can’t cope with new demand.
• Safety and Security: Concerns about increased crime or anti-social behaviour.
• Noise and Disturbance: Especially in schemes near residential family housing.
• Loss of Privacy/Light: Worries about overlooking windows or tall buildings blocking light.
• Suitability: Arguments that developments are not appropriate given the area’s character or demographics.

Supporting a planning objection with evidence—such as photos, surveys, or references to local planning policies—will make it more influential, as will focusing on ‘material’ rather than emotional arguments.

Overcoming Objections: Strategies for Developers

Given the likelihood of facing one or more co-living planning objections in the UK, many developers adopt a range of best practices:

• Early Engagement: Hosting pre-application public meetings, workshops, or exhibitions to explain proposals and address questions before a formal application is made.
• Transparent Communication: Providing clear, factual, and accessible information about the co-living model, tenancy arrangements, and management plans