Policy H16 — Large-scale purpose-built shared living

Policy H16 Large-scale purpose-built shared living A Large-scale purpose-built shared living development [81] must meet the following criteria: 1) it is of good quality and design 2) it contributes towards mixed and inclusive neighbourhoods 3) it is located in an area well-connected to local services and employment by walking, cycling and public transport, and its design does not contribute to car dependency 4) it is under single management 5) its units are all for rent with minimum tenancy lengths of no less than three months 6) communal facilities and services are provided that are sufficient to meet the requirements of the intended number of residents and offer at least: a) convenient access to a communal kitchen b) outside communal amenity space (roof terrace and/or garden) c) internal communal amenity space (dining rooms, lounges) d) laundry and drying facilities e) a concierge f) bedding and linen changing and/or room cleaning services. 7) the private units provide adequate functional living space and layout, and are not self-contained homes or capable of being used as self-contained homes 8) a management plan is provided with the application 9) it delivers a cash in lieu contribution towards conventional C3 affordable housing. Boroughs should seek this contribution for the provision of new C3 off-site affordable housing as either an: a) upfront cash in lieu payment to the local authority, or b) in perpetuity annual payment to the local authority 10) In both cases developments are expected to provide a contribution that is equivalent to 35 per cent of the units, or 50 per cent where the development is on public sector land or industrial land appropriate for residential uses in accordance with Policy E7 Industrial intensification, co-location and substitution , to be provided at a discount of 50 per cent of the market rent. All large-scale purpose-built shared living schemes will be subject to the Viability Tested Route set out in Policy H5 Threshold approach to applications , however, developments which provide a contribution equal to 35 per cent of the units at a discount of 50 per cent of the market rent will not be subject to a Late Stage Viability Review. 4.16.1 Large-scale shared living developments may provide a housing option for single person households who cannot or choose not to live in self-contained homes or HMOs. This policy is required to ensure that new purpose-built shared living developments are of acceptable quality, well-managed and integrated into their surroundings. 4.16.2 This policy applies to large-scale purpose-built shared living developments which in planning terms are sui generis non-self-contained market housing . These are not restricted to particular groups by occupation or specific need such as students, nurses or people requiring temporary or emergency accommodation proposed by speciality providers. 4.16.3 Large-scale purpose-built shared living developments are generally of at least 50 units. This type of accommodation is seen as providing an alternative to traditional flat shares and includes additional services and facilities, such as room cleaning, bed linen, on-site gym and concierge service. Tenancies should be for a minimum of three months to ensure large-scale purpose-built shared living developments do not effectively operate as a hostel. 4.16.4 A management plan must be produced and submitted with the planning application showing how the whole development will be managed and maintained to ensure the continued quality of the accommodation, communal facilities and services, and that it will positively integrate into the surrounding communities. The agreed management plan should be secured through a Section 106 agreement and should include, but not be limited to, detailed information on: a. security and fire safety procedures b. move in and move out arrangements c. how all internal and external areas of the development will be maintained d. how communal spaces and private units will be cleaned and how linen changing services will operate e. how deliveries for servicing the development and residents’ deliveries will be managed. 4.16.5 It is important within a large-scale purpose-built shared living development to create a sense of community . Buildings should be designed and managed in a way that lowers barriers to social interaction and encourages engagement between people: incidental meeting spaces should be provided in public and semi-public spaces within the building communal kitchen spaces should be designed for social interaction, such as shared kitchens with cooking stations facing each other amenity spaces should be of a size and quality that actively encourages their use and community engagement where appropriate, entrance lobbies and public amenities such as restaurants and bars should encourage use by the surrounding local community as well as the internal community. 4.16.6 The private units should be appropriately sized to be comfortable and functional for a tenant’s needs and may include facilities such as en-suite bathrooms and limited cooking facilities. There are currently no minimum space standards for communal and private areas of this type of accommodation. Given the generally small size of the private space in these developments, the communal amenity spaces are important elements in ensuring that the quality of the overall residential amenity is acceptable. If deemed necessary, the Mayor will produce planning guidance, including space standards, for this form of accommodation. 4.16.7 This form of accommodation is required to contribute to affordable housing . However, because it does not meet minimum housing space standards it is not considered suitable as a form of affordable housing itself. Therefore, a financial contribution is required for affordable housing provided through the borough’s affordable housing programme. 4.16.8 A borough can decide whether it would prefer the financial contribution as a single upfront paymLondon Plan Policy H16 · official source →