Student Accommodation Non-Statutory Planning Guidance

4.2 LDP Hou 5 b) Healthy Living Environment

4.2.1  Amenity

PBSA is a place of residence and therefore it is critical that design is of a high quality with adequate amenity to contribute to healthy and sustainable lifestyles. The Draft Edinburgh Design Guidance 2024 sets out requirements to protect the amenity of future occupiers and neighbouring developments. PBSA must meet with these requirements which include:

• Daylight
• Sunlight
• Privacy and outlook
• Noise

4.2.2  Form of accommodation

PBSA is generally provided in 2 forms:

• Cluster flat- A self-contained flat containing a group of study bedrooms (a bedroom that provides space for independent study, sleeping and storage of personal possessions which may include en-suite facilities) which share kitchen / dining / living facilities and shared bathrooms where required.
• Studio – A self-contained unit where the sleeping area and living area is combined with all the basic needs for everyday life provided behind a door that only the occupier can use, including kitchen facilities, bathroom and toilet.

PBSA may also be provided in other forms such as family housing.

It is acknowledged that some students will seek to live in studio flats as a lifestyle choice. However, studios tend to be more expensive, rendering them an unaffordable choice for many students. Cluster flats foster social interaction among students, enhancing overall wellbeing. Studios are self-contained units and are not considered to be cluster flats even where shared space may be provided for exclusive use of a group of studios.

4.2.3  Cluster Flats

To foster a sense of community, manage noise and keep shared facilities manageable, cluster flats should be formed of clusters of 3-8 bedrooms.

Communal space within cluster flats 

Communal space is of key importance to the living experience of students within the cluster. The communal space should be designed to facilitate social interaction and only be accessible to those living within the cluster. It should include kitchen/living/dining area which allows for comfortable use by all of those living within the cluster.

Applicants should provide floorplans to demonstrate that the space can accommodate furniture and kitchen facilities to provide for the number of occupants.

While en-suites have become a common feature, shared facilities can offer a more affordable option. Where shared bathroom facilities are provided the level of provision should comply with HMO standards.

Bedroom size

PBSA falls within the definition of a House in Multiple Occupation (HMO). Statutory HMO Guidance sets out minimum standards for bedrooms which apply to all forms of HMO and are not specific to PBSA. While regard should be had to all aspects of the minimum HMO standards, the standards for sleeping rooms are designed to accommodate only the basic furniture of bed, wardrobe and chest of drawers and not the specific requirements of students. Student bedrooms are also spaces for study, storage, and private socialising. Therefore, to provide adequate space bedrooms are expected to exceed the minimum HMO standards. Sufficient space should be provided for the minimum of a bed, desk, desk chair, wardrobe, chest of drawers and adequate activity space.  

Applicants should provide furnished layout plans to show that bedrooms can accommodate the necessary furniture.

4.2.4  Studio size

While studios within PBSA developments are not places of permanent residence, they provide self-contained living for a large part of a year.

PBSA has features, such as the provision of shared indoor space and communal facilities outwith the studio accommodation which can provide amenity equivalent to that required of housing. Nevertheless, it is still important that PBSA developments create a quality and sustainable environment for occupants within individual studios. Consideration should be given to the different living functions within a studio and the space required for that living function, such as a bedroom area, kitchen, study area, storage space and en-suite bathrooms. Applicants should provide furnished layout plans to show that the studio unit can provide for the necessary functions for self-contained living. The availability of shared amenity facilities will be a consideration.    

4.2.5  Accessible Bedrooms/Studios

As set out in 3.5.2 PBSA developments should seek to incorporate a high level of accessibility and inclusive design and are required to comply with the Equalities Act 2010 requirements. Accessible bedrooms for wheelchair users should be provided within PBSA developments at a rate of one wheelchair accessible bedroom provided for every 20 bedrooms, or part thereof, in accordance with Scottish Building Standards, Standard 4.2.  

4.2.6  Shared Amenity Space

Social interaction between occupiers in student accommodation supports health and wellbeing. On-site shared amenity spaces should be provided.  These may include shared lounges/recreation rooms or other facilities such as laundries.

Unlike communal space within cluster flats, which should be accessible only to the occupants of the individual flat, shared amenity space should be free to use for all students living in the scheme, whether in cluster flats or studios.

The amount of internal shared amenity space required will vary depending on the layout, number and size of studio flats and study bedrooms. Developments should include a lobby at the main entrance to the building to allow students and visitors to congregate within the building.

4.2.7  Open Space

Well-designed usable open space has many benefits. It can encourage social interaction and influence physical and mental wellbeing.It also has a role in responding to climate change by providing opportunities for sustainable surface water management and enhancing biodiversity.

LDP Env 31 requires good quality, attractive, useable open space to form at least 20% of the total site area. Provision of open space is in addition to any internal amenity space. The design and nature of open space should seek to take opportunities to link and complement the adjacent green blue network if these exist in the area.  

Wherever possible, communal open space should be located at ground level, maximising opportunity for high quality landscaping, SuDS and green blue infrastructure. While roof terraces may count towards open space provision it should be demonstrated that these will benefit from adequate sunlight, are adequately sheltered and preserve reasonable privacy. Safety and noise will be considerations in determining the appropriateness of their provision within the context of PBSA.    

Good quality communal open space typically provides:

• A defensible, attractive outdoor environment, secluded from vehicles.
• Good passive surveillance provided by active ground floor uses.
• Planting that provides year-round visual interest and enhances biodiversity.
• Well-proportioned space that relates well to the interior spaces and uses that surround it.

The space should be designed to meet the needs of students. This could include space designed for outdoor socialising, informal sports, seating areas and food growing. The space should be accessible for users of varying abilities, including wheelchair users.

Flexibility in the space planning of furniture could provide opportunity for social events such as yoga and exercise classes, encouraging students to make connections, engage with others and increase a sense of ownership.

Planting can also play a large part in creating a social space. Raised beds could become allotments providing a shared focus.  

Open space must be useable. Privacy, sunlight and shelter are key factors. These will be influenced by layout, orientation and position of built form and open space, together with trees and planting. The Draft Edinburgh Design Guidance 2024 (2.3.5 Daylight, Sunlight, Shelter, Privacy and Outlook) sets requirements for sunlight standards in private open space. 

Elements that provide visual amenity such as trees, planting and water features can be included provided these form part of well-designed, multifunctional open space. 

Areas not considered useable include:

• Space that is sloping, heavily overshadowed or has poor outlook
• Narrow peripheral or corridor space
• Planted buffer strips, including threshold spaces abutting flats unless these allow direct access from the properties served
• Poor quality, poorly located planting
• Left-over grassed areas lacking a specific use and/or high biodiversity value

Within residential areas, consideration should be given to the potential for noise disturbance to existing residents from congregations of students in external spaces.