In a recent decision that has significant implications for the UK purpose-built student accommodation (PBSA) market, Brighton and Hove City Council has turned down SE Properties’ request to let some of its student flats on Hollingdean Road to professionals. The developer contended that the site was “not currently viable” as strictly student housing, prompting the application for a certificate that would permit a portion of the accommodation to be occupied by non-students.
Council’s Refusal and Rationale
The council’s planning officers, led by Sonia Gillam, firmly rejected the application, arguing that allowing non-student tenants would create a “significant planning impact.” This decision aligns with fears that such a move could inadvertently pave the way for the development of co-living spaces, which have not been officially sanctioned in the area. Gillam noted in her report that the application lacked substantial evidence to illustrate the claimed viability issues and failed to establish a clear need for co-living units in the local market.
Market Context and Demand
In her assessment, Gillam highlighted existing council policies that actively promote the development of PBSA, particularly in the Lewes Road vicinity, where SE Properties’ project is located. This specific area has been earmarked for student accommodation, enhancing the likelihood of planning approvals for such developments. Importantly, the council’s latest evaluation of the local student housing market indicates a substantial shortfall, with existing student numbers outstripping available accommodation by a factor of two. This statistic underscores the ongoing demand for dedicated student housing in the region.
Concerns Over Co-Living Standards
Moreover, Gillam pointed out that the absence of specific policies for co-living arrangements necessitates that developers demonstrate their projects meet a clearly identified housing need. She expressed concerns regarding the quality of communal spaces in the proposed development. The investigation revealed that the private co-living units typically do not meet minimum residential space standards, making the adequacy of shared areas crucial for maintaining overall residential amenity. This situation contrasts sharply with the requirements for PBSA, which focuses on providing individual study rooms and convenience for students, who often occupy such spaces for shorter, fixed durations.
Historical Context of the Application
The initial approval for SE Properties’ scheme occurred in 2020, during which council officers voiced trepidations over the lack of interest from local universities or colleges in utilising the blocks for student accommodation. These earlier reservations led to requests for the planning committee to reject the proposal, although a committee vote, conducted with only three councillors due to COVID-19 restrictions, ultimately approved the scheme.
This recent decision by the council not only reinforces the focus on preserving dedicated student accommodation but also highlights the intricate balance needed between meeting diverse housing demands and ensuring compliance with planning regulations. The implications for developers in the UK PBSA market are profound, as they navigate the complexities of local policy frameworks while striving to fulfil the pressing demand for student housing.