Co-Living
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Formed in 2005, Iceni is now the market leader and preferred consultancy for a fast-growing number of clients. We have always sought to provide the skills of an advisor with the instincts of a developer.
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Co-Living
Gone are the days of owning ‘things’, increasingly we own a Kindle – not books, we watch Netflix – not DVDs, and we listen to Spotify – not CDs. We want everything available now, and of a high quality. Life needs to be flexible. In turn, our requirement for space has decreased (whether we acknowledge it or not), as we spend more of our time and disposable income on experiences, entertainment and eating out. So why not build housing that responds to our changing needs?
Co-living provides an opportunity for accommodation that typically includes all service charges, has low deposits, provides flexible contracts alongside a wide range of amenity provision, and is generally located in urban areas in close proximity to a range of services and facilities.
There are more co-living schemes than maybe people realise, especially as there is not a one-size-fits-all approach to delivery, meaning each scheme has its own individual characteristics and is not always identified by corporate branding. In an age of promoting the best use of brownfield land, co-living can provide residential space within mixed-use developments alongside coworking floorspace, as well as commercial and retail floorspace that can change depending on time of day, season or the needs of the community. The country, and especially urban areas within it, is under huge pressure to deliver more housing. Co-living provides a true alternative to conventional housing; it can provide an opportunity to quickly makes friends and connections, and provide accommodation at different affordable price points.
From our offices in Edinburgh, Glasgow, London, and Manchester, we deliver on a variety of schemes across the UK. Our services are offered from project inception through to occupation on site.
We provide specialist advice in the fields of archaeology; delivery; design; EIA management; engagement; heritage; planning; sustainable development, townscape and transport. Our team are talented, relentless, intelligent, bold and experienced. Individually or collectively, you’ll know when you’re with Iceni Projects.
Iceni are working with some of the largest co-living developers and operators in the UK, including:
What is Co-Living?
Put simply, co-living is purpose-built, managed developments often in the form of cluster rooms that include a combination of personal and shared amenity space.
The concept of co-living has undoubtedly come into its own in recent years, particularly in the USA and Europe. Now the UK is catching on, and our research suggests that the market for these types of developments with excellent communal facilities are desirable to an increasingly larger proportion of the population.
In fact, research suggests that homeowners think building more co-living developments and micro-homes would help to solve the housing crisis. A survey of 2,000 homeowners, by the Federation of Master Builders (FMB), asked whether people thought there was a housing crisis in the UK and, if so, how to address that shortage.
The most cited answers to solutions to the housing crisis were: 33 per cent – build more co-living developments; 31 per cent – build more micro-homes in urban areas and 24 per cent – encourage more multigenerational living.
Brian Berry, chief executive at the FMB, said co-living properties are becoming more popular in major cities across the world. Both this and building more micro-homes “would increase density in urban areas where demand is particularly high”.15.10.2018, The Planner
Co-Living: The Answer to a Number of Challenges
They are compact, but certainly not compressed and do not restrict an occupier enjoying arguably, a healthier and more sociable lifestyle than those people in traditional housing.
Co-living responds to a number of challenges that the housing market presents, namely:
Household Formation | A decline in the size of households, but growth in their overall number has seen an increased demand for units to meet the needs of younger, single persons and couple household sizes.
Growing Population | London has seen its population increase by 25% in the past two decades (1996-2016) and is facing continued growth in the medium to long-term1. Manchester and other key cities share this trend, with their populations also expected to expand.
Affordability | The average rental price in London is now around the £2,000 mark2, and whilst it’s more affordable in Manchester, the average rent is still pushing many young professionals into HMO’s and low quality PRS.
Expectations | If the millennial generation is going to be renting for a long time, we expect to enjoy the experience. Savills reports that a quarter of tenants surveyed moved out of their last rental due to poor management – an obvious sign of a gap in the market.
Cultural Change | James Wallman’s report Can we fix it?3 discusses the change in cultural norms as a result of the UK population generally living longer.
As a result, we are likely to enter key stages of our lives later, because there really is no rush so we’re happy to spend more time experimenting through experience than believing there is a deadline for each life stage in which we must meet. As a result, the death of the first-time buyer will result in the creation of a ‘rental lifecycle’ depicted below. Why shouldn’t we take the first step in creating homes for those in the first three stages?
1 GLA, 2016 based population projections
2 https://www.homesandproperty.co.uk/property-news/average-london-rents-hit-2000-per-month-a122776.html
3 Can we fix one small but significant part of London’s broken housing market?, James Wallman
Co-Living: Examples
Large & Small
The Collective’s Old Oak in Ealing, London is one of the largest co-living development’s out there which is specifically targeted to those people in the first three stages of the ‘rental lifecycle’.
The Collective’s ethos is around supplying high spec serviced studio’s, apartments and rooms along with shared amenity spaces such as cinemas, gyms, spas, co-working spaces, bars and restaurants.
IQ’s Echo Street scheme in Manchester looks to offer the same type of service and similar amenities but differs to The Collective where it combines purpose-built student accommodation and co-living accommodation for graduates. This allows residents to enjoy a seamless transition from student to young professional, upgrading their accommodation or moving in with friends when their circumstances change.
In contrast to these large schemes, we’re aware of a growing market of smaller co-living developments designed to appeal to a different type of renter. These developments often take smaller existing buildings and refurbish them (perhaps creating only 10-15 rooms), with greater emphasis on developing authentic, design led residential communities. Think-boutique style apartment block with curated experiences and events, for those who want to be selectively social.
There are already a good number of examples in London as well as smaller cities such as Dublin.
Development Economics4 reports that these types of co-living schemes can generate support for other local services and facilities by stimulating demand for cafés, restaurants and other types of cultural amenities as a result of the properties being occupied near
100% of the time. Co-living developments can also reinforce the relationships between businesses, creating environments where linked industries can interact and collaborate- ‘natural networking’. This is particularly true for small start-up businesses where co-living projects can help to stimulate the urban buzz of city locations as they provide an affordable option for younger workers #digitalnomads.
Young & Old
Increasingly, we are also seeing creative developments that seek to cater for those people in the later stages of the ‘rental lifecycle’ like families and retirees. For example:
New Ground co-housing in north London is designed for members of the Older Women’s co-housing group.
Marmalade Lane Co-housing in Cambridge, a development of 42 homes, designed with shared facilities and spaces such as a central pedestrianised street and shared garden, making it suitable for young families.
The Queen Elizabeth Olympic Park -The model comprises a residential plot which holds a three- four-bedroom family dwelling with a separate self-contained annexe in the form of a one-bedroom house which could be used by grandparents, young couples, a recently qualified graduate or student, or a family member with a disability who wants to live independently but wishes to remain in close proximity.
At present, the co-living trend is certainly focusing on the ‘young professional’ as so many of its features attract the millennial generation. However, these additional examples showcase the breadth of the co-living market and highlight how it can respond to demands from other groups.
Regulatory Approach
What happens outside the walls of one’s apartment is just as important, if not more so, than what goes on inside”.
Use Class
Both The Collective and IQ’s Echo Street scheme utilises the Sui Generis Use Class category. However other co-living developments may utilise the more traditional C3 Use Class. The application of a C3 or Sui Generis Use Class generally depends upon the availability of ‘cooking facilities’ required for day-to-day private domestic existence. The Collective’s newest co-living scheme at Stratford contains both private kitchenettes and larger shared kitchens.
In London, developers should be aware that the Draft New London Plan contains a draft policy (H18) which is seeking to define what constitutes as a Sui Generis development. The draft policy is subject to change but provides some assurance to developers that London is acknowledging this growing trend and planning for it.
Space Standards
The principle of co-living is that private amenity space may be significantly smaller than the minimum housing space standard i.e. a one person dwelling of 37 sqm. Draft Policy H18 notes that there are currently no minimum space standards for co-living units in London however if deemed necessary, the Mayor will produce guidance. Private amenity space at The Collective Old Oak typically starts at around 14sqm.
Outside of London, space standards are not under the same pressure, for example residents at IQ’s Echo St will enjoy a minimum area of 19m2/ bed space.
Space standards may be subject to negotiation with the local authority.
Affordability
In London, Draft Policy H18 notes that co-living developments would be required to contribute to affordable housing via a financial contribution rather than on site provision. This is the current line of thinking and may be subject to change. For the rest of the UK, affordable contribution will depend on local policy and Use Class. It is worth investigating a local authority’s position in advance as for many authorities, co-living is unchartered waters.
Introduction Our Projects
Our People
One Portal Way
Acton
Authority: Ealing London Borough Council
Proposal: 38 co-living units with communal living spaces and cycle storage
Services: Planning; Built Heritage and Townscape
Status: Permission Granted (Development Commenced)
Iceni have been acting on behalf of the site owners Imperial College London and their appointed Development Managers Frame RE. The proposals are to redevelop the current employment site for the provision of much needed new homes, workspaces, shops, community space and public green spaces.
The site is strategically located between North v station and the Acton Elizabeth Line station, and within walking distance from the future HS2 hub in Old Oak, making it one of the best-connected areas in the UK. As a result, the area, which forms part of the Old Oak and Park Royal Development Corporation (OPDC), has undergone dramatic change over the past few years. One Portal Way is the largest and most centrally located site in North Acton. However, the site is currently inaccessible to the public being surrounded by security features, railings, parking and vehicle access points associated with the site’s current tenant Currys plc (formerly Dixons Carphone). Therefore the site presents a significant opportunity to bring about real and much needed change to the public realm offer in North Acton. The proposed scheme maximises the site’s potential to knit together other developments, forming a new vibrant place with a 1.8-acre central public garden. The scheme comprises 1,325 new homes including homes for rent and sale, 35% of which will be affordable. On top of this, the scheme includes mix of co-living, coworking space, studio space and purpose-built workspaces. Iceni led the design team on the project and coordinated the submission of the planning application on our client’s behalf.
131-137 Broadway Ealing
Authority: Ealing London Borough Council
Proposal: 134 Co-Living Units with communal facilities and cafe
Services: Built Heritage and Townscape
Status: Consented
Supporting Luxgrove Capital Partners, and working closely with Matthew Allchurch Architects, Iceni’s Built Heritage and Townscape assisted in delivering a scheme of up to 9 storeys on this corner site.
Across two consents (an initial consent and a later extension along the Broadway), the team assisted in scheme design, advocacy and townscape testing to optimise the site’s delivery. This included responding to the Council’s emerging tall building policy. The scheme is now consented, and Section 106 signed, to allow it to be deliverable.
Bridle Path Watford
Authority: Watford Borough Council
Proposal: 363 Co-Living Units with communal facilities, landscaping and cycle and car parking
Services: Built Heritage and Townscape
Status: In Planning
One of a number of projects where Iceni have worked closely with Kosy Living, this scheme for a building of up to 16 storeys sits within one of Watford’s tall building areas, and proposes a significant scheme in terms of its scale and massing, which also delivers a large quantity of communal amenity for residents, including roof gardens.
Iceni have supported the team through two rounds of DRP, and worked closely with the architect to develop an approach to the scheme’s tower that was able to resist significant pushback (prior to the team’s involvement) on the overall height of the scheme. The scheme is now in planning, with the hope that consent might be granted in 2025.
Laurie Handcock Director, Built Heritage & Townscape
T: 020 3640 8508
M: 07795 031 741
E: lhandcock@iceniprojects.com
Clients value Laurie’s ability to dissect complex heritage arguments, and build a strong and comprehensive case in favour of development.
Laurie has been Director of Iceni’s Heritage Team since January 2016, following five years of consultancy experience at RPS CgMs, and also leads the firm’s Townscape specialism, formally launched in 2018. He is an experienced, commercially minded heritage and townscape professional, whose focus and expertise lies in negotiating complex consents across a variety of scales. He has a particularly detailed knowledge of policy and legislation and its application, gleaned and kept keen by significant and on-going public inquiry experience, and is also adept at inputting into the design process.
His experience ranges from urban, mixed-use heritage-led regeneration schemes to strategic housing and infrastructure projects, and detailed work with sensitive, highly graded buildings and landscapes. He cut his teeth working on the redevelopment of the Stirling Prize-nominated London Bridge Station and leading on heritage matters in the delivery of an Outline Consent for Alconbury Weald, a major employment and residential development of the Second World War and Cold War airfield of RAF Alconbury.
Helen Allan Associate, Planning
T: 020 3640 8508
M: 07795 447 976
E: hallan@iceniprojects.com
Helen is an experienced project manager of planning technical teams and offers planning expertise through the lifecycle of the planning process
Helen is a Chartered Associate Town Planner and enjoys engaging with stakeholders and design teams to secure high quality and viable schemes for her clients. She has worked in both the private and non-profit sectors and her focus has largely been on the regeneration of brownfield sites in London and the Southeast of England delivering medium to large scale mixed-use developments, including residential, offices, hotel, leisure, health care, as well as estate regeneration.
She has experience in successfully leading and managing planning applications including presenting schemes at design team meetings and pre-application meetings with local planning authorities. She has played key roles in large multidisciplinary teams, offering sound planning advice and has a good understanding of balancing a client’s brief alongside planning policy requirements.
Helen’s strengths include commercial awareness, project management, a calm and levelheaded approach to planning problems and strong client communication skills.
Introduction Our Projects
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Value
Added Value Sustainable Development Scorecard
Irrespective of the scale, complexity or societal benefits of a development proposal, it will always attract local opposition, which makes decision taking harder.
Iceni prides itself on formulating new, distinct and innovative tools and techniques for demonstrating why new development should be supported and why it will have positive transformational positive effects on communities.
We have developed our own techniques for formulating development proposals, operating at the local level within communities to identify how developments can have the greatest effect on peoples lives, and be delivered in a highly successful and sustainable way.
Added Value Iceni Intelligence
Whilst Iceni is a national consultancy, we pride ourselves on having a thorough local understanding of the communities we are seeking to change. We therefore have a suite of area based experts to understand, monitor and identify planning and political change across geographic areas.
This work extends beyond monitoring of Local Plans and considers issues such as the political composition and priorities of an area. Objectively Assessed Need and signs of market failure across the full use spectrum from housing, through employment to social and transport infrastructure. We also monitor significant planning decisions and the ways in which planning policies are applied in practice through casework decisions at Planning Committees and the Planning Inspectorate. This work greatly enhances the quality of the commercial advice we provide.
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Added Value Place
Sites don’t start with, and aren’t defined by, planning policy. They’re defined by people. And people bring a melting pot of ideas and opinions.
Not everyone will necessarily share the view that a site needs developing, regenerating or renewal, especially in areas undergoing massive amounts of change or those where nothing has happened despite the will to see it happen.
They are sites that often mean more to people than an abstract red line on an OS plan, where physical and social barriers override site boundaries. Where people have a connection to their incidental bit of city they call home.
They have a past, they have a present and a future. Just like people.
Iceni Place delivers an approach that welcomes all of these views, fears, hopes and dreams into a collaborative process built on listening. It starts with people, asking “What does success look like to you?” and ends with a legacy of better places.
Added Value Iceni Futures
The Iceni Futures team was set up in response to the rapidly changing world and the acknowledgment that more than ever, we need to create futureproofed and sustainable development. The teams role is to assess, predict and influence change across the development industry. In practice that means exploring how places and people will function in the future, analysing existing barriers and providing strategic advice which aligns with clients goals and aspirations to ensure development is fit for the future.
The team doesn’t claim to be experts in every new discipline or product, but they understand the existing barriers and outdated development processes that persist across the industry and the importance of working innovatively and smarter to deliver client visions and change that actually works. It’s understood that each client will need tailored advice and the Futures team look to work collaboratively to provide advice which is tailored to a specific site, company strategy or product. Essentially, if you’re looking to plan for or capitalise on the future, Iceni Futures can be there to support you and drive that ambition.
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