As urban lifestyles evolve, the way we live is changing rapidly. Co-living is becoming a popular solution to housing shortages, affordability issues, and the desire for community-centric living. But as with any new residential concept, planning permission is crucial, and often complex. In this guide, we’ll explore everything you need to know about co-living planning permission, with a special focus on Policy H16 of the London Plan, regional council interpretations, and how you can navigate the process smoothly. Even if you're a developer, architect, or investor, this article will help you understand how to create viable, policy-compliant co-living spaces. At dRAW Architecture, we bring clarity to these challenges, offering expert planning support from concept to consent.
Co-living refers to a modern housing model where residents live in private studios or rooms, but share communal facilities such as kitchens, lounges, and workspaces. Unlike HMOs or traditional rental setups, co-living is purpose-designed to foster community, flexibility, and affordability, especially for young professionals, creatives, and remote workers. The rise of co-living in cities like London is a response to multiple factors: rising rents, limited space, and changing lifestyle preferences that favour collaboration over isolation.
This model isn’t just a trend; it’s an evolving asset class in the real estate sector. According to JLL, demand for co-living could reach over 100,000 units in the UK by 2030. What sets it apart from student housing or HMOs is the professional management and high-quality design standards. Many co-living providers offer cleaning, events, and flexible leases, creating a hybrid between hospitality and long-term accommodation. At dRAW Architecture, we’ve worked on several co-living schemes and understand the balance between good design and policy compliance.
Policy H16 was introduced in the London Plan 2021 to regulate the design, scale, and delivery of large-scale purpose-built shared living (PBSA). This policy is key for any developer or architect proposing a co-living scheme in London. It ensures co-living spaces meet acceptable living standards, particularly in terms of space, affordability, and shared facilities.
H16 defines co-living as Sui Generis, meaning it doesn’t fall into standard use classes like C3 (residential) or C1 (hotels). This classification impacts planning approval and requires a robust justification for the development. For developers, the implications are significant: proposals must be located in areas with strong transport links, show clear demand, and avoid negatively impacting local housing stock.
At dRAW Architecture, we help clients align their design proposals with H16 criteria, integrating policy requirements from the earliest RIBA stages.
The February 2024 update to Policy H16 introduced stricter controls on minimum space standards, tenant affordability, and long-term building management. The changes aimed to improve the quality of co-living developments and prevent substandard housing under the guise of innovation. Notably, local authorities now require developers to provide stronger evidence for demand, viability, and affordability.
One of the key changes was the emphasis on affordable co-living units, particularly in zones with rising rents. Another shift was requiring developers to demonstrate operational management plans upfront, something that was previously handled post-approval. These updates mean architects and planning consultants must work more collaboratively and provide more detailed planning submissions.
With its experience in urban housing models, dRAW Architecture has helped clients respond to these policy updates effectively, ensuring both policy compliance and design integrity.
A critical part of securing planning permission for co-living projects is ensuring compliance with minimum space standards. According to H16, the minimum private space for individual units should be at least 18 sq m, including sleeping, cooking, and bathroom functions. However, units below 27 sq m must offer enhanced communal facilities to compensate.
Under the current H16 standards, the minimum requirement for a private co-living room is 18–27 square metres, including an ensuite bathroom. Kitchen facilities can be either private or shared, with communal kitchens typically serving 6–10 units. Developments must also include shared amenities such as a lounge, dining area, workspace, and laundry facilities to foster a sense of community. A management plan is mandatory and must be submitted with any planning application to demonstrate ongoing support for residents. Additionally, all projects must meet Greater London Authority (GLA) affordability criteria to ensure an appropriate provision of affordable co-living units.
Shared kitchens should not serve more than 10 units, and communal lounges or co-working spaces are highly recommended. The aim is to ensure residents can live comfortably without the space compromising health, wellbeing, or privacy. dRAW Architecture always factors these metrics into our feasibility and design assessments, ensuring we avoid policy pitfalls.
Policy H16 also underscores inclusivity and accessibility. Co-living should not become an exclusive club for the elite. Instead, it should accommodate a diverse tenant base, including key workers, students, freelancers, and lower-income renters. Design must also be accessible to people with disabilities, requiring lifts, step-free access, and adaptable units.
Some local authorities now require a certain number of wheelchair-accessible units, as well as compliance with Part M of the Building Regulations. Inclusivity also refers to the cultural and social aspects of co-living; developers are encouraged to create spaces that support community interaction and social cohesion.
At dRAW Architecture, we pride ourselves on inclusive design principles and have experience delivering housing that meets accessibility and equality goals in urban settings like Southwark, Hackney, and Westminster.
While Policy H16 provides a strong citywide framework, each London borough applies it differently depending on housing needs, density, and socio-economic factors. Understanding these local interpretations is crucial when applying for planning permission.
The City of Westminster was one of the first boroughs to develop local guidance on co-living. Here, policy strongly favours high-quality shared living in central, accessible zones such as Paddington and Victoria. Westminster’s guidance highlights the need for operational management plans, community benefit assessments, and avoidance of student-only schemes. Their planners are particularly sensitive to affordability and the potential erosion of long-term housing.
Hackney’s policy leans toward preserving family housing and traditional housing stock. Co-living proposals must prove exceptional design, not compromise neighbouring properties, and align with the borough’s Housing Strategy 2022–2032. Developments near tech hubs like Shoreditch are more likely to be accepted if they show demand from young professionals.
Southwark welcomes co-living projects, especially in Old Kent Road and Elephant & Castle opportunity areas. However, they demand robust community integration plans and seek a balance between communal and private space. Their SPD (Supplementary Planning Document) also supports the inclusion of creative industries and SME workspaces within mixed-use co-living blocks.
In Lambeth, co-living schemes are cautiously welcomed in Clapham, Vauxhall, and Brixton, provided they offer demonstrable public benefits. Proposals must contribute to social value, such as public realm improvements or community use of shared spaces. Lambeth prefers applications backed by detailed occupancy and affordability frameworks.
Tower Hamlets explicitly discourages co-living in family housing zones but allows it in Canary Wharf, Aldgate, and Bethnal Green, primarily where there's evidence of need. The borough focuses on design quality, long-term tenancies, and reducing transient populations that may disrupt neighbourhood cohesion.
At dRAW Architecture, our team customises planning strategies borough-by-borough, ensuring full alignment with local expectations to increase your project’s approval chances.
Yes, but it comes with unique challenges. Outside London, co-living remains less understood by local planning authorities. Some councils treat it as a form of HMO, others as Sui Generis, and some classify it as C1 (Serviced Apartments). This ambiguity can complicate the planning process. However, cities like Manchester, Birmingham, Leeds, and Bristol are slowly introducing co-living into their housing plans, driven by growing renter populations.
Councils will expect you to provide justification reports, market demand assessments, and demonstrate how your scheme differs from standard HMOs. dRAW Architecture has supported developers in navigating these less-developed regulatory landscapes, helping shape pre-application discussions and planning statements to get early buy-in from councils.
Although co-living and HMOs (Houses in Multiple Occupation) may seem similar, their planning implications are very different. HMOs typically involve shared kitchens and bathrooms, are often conversions of family homes, and fall under Use Class C4 or Sui Generis (if more than six occupants).
Co-living, on the other hand, involves purpose-built shared accommodation, with ensuite units and communal lifestyle amenities. It sits under Sui Generis by default and is subject to design-led and policy-driven approval processes. Planning departments view co-living as a solution to housing demand, not a loophole for overcrowded rentals.
HMOs (Houses in Multiple Occupation) typically fall under Use Class C4 or Sui Generis, featuring shared kitchens and bathrooms in conversion-based properties, usually rented to students or low-income tenants. Co-living developments, by contrast, are purpose-built under the Sui Generis use class, offering enhanced communal facilities such as lounges, co-working spaces, and gyms, and are professionally managed for young professionals.
While apart-hotels (also known as extended stay hotels) offer flexibility and private units, they are typically considered Use Class C1 and serve short-term lets or tourists. Co-living, however, targets long-term residents, encourages community interaction, and supports city living with reduced spatial demand.
Local councils are now scrutinising “quasi co-living” schemes that resemble apart-hotels but avoid providing permanent accommodation. To avoid classification as a hotel (which can face restrictions in some boroughs), applicants must clarify:
dRAW Architecture ensures your scheme positions itself as genuine co-living, with the right documentation, floorplans, and management proposals to satisfy planning authorities.
One of the most frequently asked questions in planning applications is: What use class does co-living fall under? The answer, while simple on paper, is complex in practice.
Co-living developments typically fall under the Sui Generis use class, which is reserved for uses that don’t fall into any standard planning category (like C1, C3, or C4). This designation allows for more flexibility, but also means local authorities evaluate each application on a case-by-case basis. This makes your design, management strategy, and policy alignment crucial.
It’s important not to confuse co-living with C4 HMOs, which are typically less regulated and often retrofitted. The London Plan 2021 makes it clear that large-scale co-living developments require bespoke planning scrutiny, particularly in terms of amenity space, quality standards, and tenancy arrangements.
At dRAW Architecture, we ensure your co-living scheme is documented and aligned with the correct use class, significantly improving its chances of approval. By working closely with planning consultants and legal advisors, we reduce uncertainty and pre-empt common objections that arise during validation and committee stages.
Policy H16 of the London Plan is your blueprint for gaining planning permission for co-living. It sets out detailed criteria that all co-living developments must meet to be considered for approval. These include:
To effectively use H16, your application should clearly map each point in your Design and Access Statement and planning documents. For example, a detailed breakdown of how each design element contributes to communal living can demonstrate compliance and thoughtfulness.
At dRAW Architecture, we specialise in aligning planning strategy with Policy H16 requirements. We tailor our approach for each borough and work alongside planning officers early in the process to streamline applications and address concerns before they escalate into refusals.
Co-living is more than just shared housing; it’s about community, design, and lifestyle. Planners expect schemes to reflect this by offering vibrant, safe, and inclusive environments that improve quality of life.
Mason & Fifth’s spaces in Bermondsey and Queens Park are designed around wellness and community. Each room is fully furnished and en-suite, but the heart of the building lies in its shared kitchen, workspaces, and event programming. Their membership model also provides flexibility while maintaining long-term stays, something that aligns closely with Policy H16 expectations.
The Collective (now acquired) was a pioneer of co-living in London, with its Old Oak site being a flagship example. It included over 500 rooms, communal kitchens, a gym, a library, a cinema, and a rooftop restaurant. The key takeaway was the management model, which included 24/7 concierge, curated events, and integrated support services.
These examples highlight the need for lifestyle-focused design backed by long-term operational commitments. At dRAW Architecture, we incorporate these expectations directly into our floorplans, CGIs, and design narratives, ensuring your scheme feels like a community, not just a building.
Securing planning permission for a co-living development in London, or anywhere in the UK, is a specialist process. It demands a deep understanding of local policies, national housing needs, and the nuances of urban design and management.
At dRAW Architecture, we’ve helped numerous developers successfully deliver co-living schemes that go beyond compliance. We don’t just design buildings, we design communities that integrate seamlessly with their surroundings, deliver value to investors, and most importantly, enhance the lives of residents.
If you're looking to submit a co-living planning application, upgrade your current HMO, or design a truly innovative shared housing solution, contact dRAW Architecture today. We’ll make sure your vision is built on a strong planning foundation and ready for tomorrow’s renters.
