Student Accommodation Non-Statutory Planning Guidance

4.4 LDP Hou 5 d) Established Character of the Area

The character of an area is established through its physical and social features. It includes:

• The range of uses
• The level of activity
• The physical environment
• Infrastructure
• Established community
• The feel of the area

Character can change over time either through physical or social change and aspects are subject to perceptions. Any development has the potential to change the character of an area. Changes can be positive, particularly in areas currently of poor character.

Well located, integrated, appropriately scaled and designed PBSA can improve the physical environment, provide a mixed community and increase levels of activity bringing vitality and providing footfall to sustain or support businesses. 

While providing a place of residence, PBSA differs from housing. It is an intensively occupied use provided for a single population group on a non-permanent basis. The pattern of use may be different from that of any established residential community.

The impact of a proposed development on established character will be weighed up against the range of factors set out above. This will include consideration of the pattern and distribution of PBSA in the surrounding area and the presence of other land uses which contribute to a transient population, where these uses will have a detrimental impact on character.

Locations that have a mix of uses and activity may be more likely to be able accommodate PBSA without impacting adversely on the character of the area than locations that are quieter in nature.

Applicants should provide an analysis of the current character of the area and identify impacts of the proposed development. Opportunities should be taken to improve the character of the area where it may be lacking in quality or cohesiveness.