Co-living is managed residential accommodation where people have their own private rooms and share facilities used for everyday living. These may include kitchens, dining areas, lounges, workspaces and laundry facilities.

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In planning, the important questions are how the accommodation functions, how it is managed and whether it is suitable for its location. Calling a development “co-living” does not, by itself, establish which policies apply or whether planning permission should be granted.

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How is co-living defined?

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Co-living is a broad industry term rather than a single standard design.

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The August 2026 National Planning Policy Framework uses the term “large-scale shared living accommodation”. Its definition distinguishes this accommodation from self-contained homes, houses in multiple occupation, student accommodation, hotels and residential institutions.

London’s planning framework uses the term “large-scale purpose-built shared living”, often shortened to LSPBSL.

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Although these terms describe similar arrangements, developers should check the definition used by the relevant planning authority. National policy, local policy and an operator’s marketing description may not use identical terminology.

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How does co-living differ from build to rent?

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Conventional build-to-rent homes are generally self-contained flats or houses. Residents have the facilities needed for everyday living within their own home, even where the development also provides communal amenities.

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In co-living, shared facilities form an essential part of the accommodation. A resident’s private room is not intended to function as a complete, independent home.

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Both models may involve professional management, common ownership and shared services. However, their planning treatment, space requirements and affordable housing arrangements can differ.

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Adding a communal lounge or gym to a block of flats does not automatically make it co-living.

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Is co-living the same as student accommodation or an HMO?

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No. Purpose-built student accommodation is intended for students, and its occupation is commonly restricted through the planning permission or legal agreement.

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Co-living is not necessarily restricted to a particular occupation or group. It may appeal to graduates, younger professionals or people moving to a new city, but its intended residents and occupation arrangements should be explained.

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A house in multiple occupation, or HMO, is a separate concept. Shared facilities alone do not establish that a development is an HMO or that it qualifies as large-scale shared living.

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The actual layout, scale and operation matter more than the name.

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Is co-living a separate planning use class?

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There is no dedicated use class called co-living.

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Large-scale shared-living schemes are generally treated as sui generis. This means a use that falls outside the specified use classes.

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However, classification depends on the proposal. Accommodation described as co-living may function as self-contained housing or another use if its design and operation have different characteristics.

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The application should explain what residents can do within their private rooms, which facilities they rely on elsewhere and how the building will operate.

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What does national planning policy say?

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The 2026 National Planning Policy Framework addresses large-scale shared living directly.

Its requirements include:

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• safe and convenient access to everyday services;

• adequate living and storage space;

• sufficient shared cooking, laundry and amenity facilities; and

• a management plan explaining how accommodation, facilities and services will be maintained.

 

National recognition does not make every site suitable. Local policies and the effects of the particular proposal still need to be considered.

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Does the planning approach vary by location?

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Yes. There is no single local planning approach that can be applied to every co-living scheme in England.

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London has an established framework through London Plan Policy H16 and supporting guidance. It addresses matters including location, accommodation quality, management and affordable housing contributions.

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In Leeds, the council’s Technical Guidance Note explains how existing local policies apply to co-living. It predates the 2026 NPPF and should be read alongside the newer national policy.

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Elsewhere, the relevant requirements may be contained in general housing policies, specialist accommodation policies or local guidance.

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A scheme accepted in one authority does not establish that the same accommodation will be acceptable elsewhere.

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Are there minimum room sizes?

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There is no single room-size figure that can safely be applied to every co-living proposal.

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The relevant standards depend on the policy framework and the nature of the accommodation. London’s shared-living guidance provides specific benchmarks, but these should not be treated as national standards.

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Assessment should consider both private and communal space. Residents need suitable privacy, storage, daylight and usable living space, as well as convenient access to shared facilities.

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A large communal area does not automatically compensate for inadequate private accommodation. Equally, room size alone does not explain how well a shared-living scheme will function.

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Must co-living provide affordable housing?

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Co-living should not be assumed to avoid affordable housing obligations because it is not conventional housing.

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The applicable policy may require affordable accommodation within the development, a financial contribution towards housing elsewhere, or another agreed arrangement.

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Under London’s established H16 approach, shared-living schemes contribute towards conventional affordable housing. Other authorities may apply different arrangements, including policies associated with build to rent.

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The amount, form and timing of the contribution should be established early. These can materially affect land value, viability and the development mix.

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Why does the management model matter?

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Shared facilities are part of residents’ everyday accommodation. Their quality depends on how they are operated and maintained.

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A management plan may need to address:

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• staffing, security and access;

• cleaning, maintenance and repairs;

• the availability and capacity of shared facilities;

• waste, deliveries and cycle storage;

• noise, visitors and complaints; and

• responsibilities if the operator changes.

 

Management commitments should be realistic, funded and consistent with the planning application.

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Can concentrations of co-living affect a planning decision?

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Yes. Authorities may consider the effect of a proposal on local housing choice and neighbourhood mix.

 

This can include the amount of existing or proposed shared living and student accommodation, the availability of conventional homes and whether the development would displace another important use.

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London’s existing guidance already considers these issues. The Draft London Plan 2026 proposes further measures addressing concentrations of specialist accommodation and its relationship with conventional housing. These remain emerging proposals rather than adopted policy.

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What should developers establish before choosing co-living?

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An initial planning appraisal should consider:

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• how the authority would classify the proposed use;

• the relevant national and local policies;

• the intended residents and evidence supporting the accommodation offer;

• accessibility and the surrounding mix of uses;

• private and shared space requirements;

• affordable housing and other contributions;

• management and occupation arrangements; and

• credible alternative uses or development mixes.

 

Testing these matters before fixing the room count, design and land assumptions gives the team more opportunity to respond to the planning position.

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Key points

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• Co-living combines private accommodation with shared facilities used for everyday living.

• The label does not determine the planning use or applicable policies.

• Local approaches to space, affordable housing and management can differ.

• Quality depends on the relationship between private space, communal facilities and management.

• Planning advice should inform the choice of accommodation before key development decisions are fixed.

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When should professional advice be sought?

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Advice is most useful before acquiring a site, committing to an operator or fixing the accommodation model.

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A site-specific review can establish the relevant policies, identify likely obligations and test whether co-living, conventional housing or a mixed development offers the strongest planning proposition.

 

Updated 6 October 2026