What is 'live/work'? All explained

Typically a live/work property is for those who need much more than a room in a house to run their business from home. This can either be because of the nature of the business (eg textile design, photography). Or because the business proprietor has staff and finds a normal home inappropriate for this.

The growth of live/work - purpose-built mixed-use property - is closely linked to the ongoing growth in home working in the UK, which has doubled in ten years. Over two million now work mainly from home and over 40% of all businesses are now home based, according to a 2006 DTI survey.

One of live/work's key sustainability benefits is its reduced use of natural resources:

• one property is constructed not two (owner would otherwise require a separate home and workspace)
• one property to power and heat not two - a significant reduction in waste of electricity, gas, water.

Live/work is often constructed on brownfield sites. And live/work units are ideal for businesses in sectors with low environmental impact.

This is not a wholly new idea. Living above your workshop, shop or office was a common way to use buildings before the industrial revolution.

Economic benefits of live/work

There are many different types of live/work property, each attempting to fulfill a different role. There is no one ideal model. The needs of rural and city centre schemes, for example, are very different - one to establish a thriving business environment where little exists, the other to cut the costs of premises for start up businesses seeking to be near centres of economic activity. However, if the purpose of a live/work scheme is to boost enterprise and well paid knowledge-based work, the factors below are important in all areas:

Building design that includes workspace

Schemes that are marketed as live/work but have no special design features to enable work, just a spare room, are least likely to sustain work use.

Those designed with functional work space - preferably separate from the living space - are the most likely to do this. In particular, units should enable work to continue if the owner is away. Staff should be able to work there without feeling they are in their manager's home. And owners should be able to visit clients or go on holidays knowing that their accommodation is secure and their colleagues are continuing the business from the part of the unit designed for this.

The whole scheme's look is also important. If it looks businesslike (especially if it looks attractive and modern, with good signage and each unit having a 'shop front' for its workspace) it will encourage business.

A scheme needs to be well landscaped, ideally with shared communal space to enable resident live/workers to become familiar with neighbouring businesses. But the units must also appeal as comfortable living space, perhaps with its own aspect looking away from the work areas. The best live/work schemes combine both and have an inherent live/work 'feel'.

Creating a live/work business 'cluster'

Live/work developments often include a shared 'hub' building for residents (and non residents), to use equipment such copiers/scanners, to have meetings and to network with one another. Some hubs also have reception staff and even facilities such as video conferencing.

Having a hub at the heart of a live/work scheme makes it easier to create a successful business cluster - a dynamic enterprise community. The aim is to encourage businesses to collaborate and become stronger by working with one another, as well as using each other's services. A graphic designer may need IT support. An e-commerce operation may need a delivery or marketing company, and so on.

Flexibility for business growth

A mixed live/work unit should enable the equivalent of at least 1.5 jobs, ideally with space for 3, 4 or more. It should also have sufficient space for a business to take on more staff and (significantly in the live/work sector) the use of freelance/occasional subcontractors. Without this flexibility, a small business will find it hard to expand/contract to suit its needs. If there are larger units (or normal workspace-only units) nearby, that will also encourage businesses to stay and grow within the vicinity - further strengthening the cluster.

Work-life balance

If possible the units should keep working and living areas separate within the building. Open plan shared space can work for some, but it can also disrupt home life. This is not a problem for young start up businesses, but as these people become older, they may well need space that is separate from work. If possible, a separate floor or separate areas within the live/work unit (underneath or to the side) - each with a different feel - would achieve this.

In more open-plan units (which have the advantage of flexibility), split  floor levels are particularly popular. But where families are involved, it is advisable to completely separate live and work, but keep the workspace easily accessible to the family members that use it.

Affordability

By combining workspace and home costs in one building, a live/worker can make their money go further, enabling them to invest more in their business. They can also reduce the risk of their business failing.

By its very nature, live/work is more affordable than having to pay for a separate home and workspace. On larger schemes, it may also be possible to have a number of lower cost affordable live/work units offered as part of the mix. These can be available to rent or for shared ownership and can be prioritised for local people, managed by a housing association.

Saving time

With a live/work unit, there is no need to commute to work. This can save businesses a considerable amount of time, which in itself will allow more time to be spent on business and also on the family. The national average commute time is 45 minutes per day. Five days a week at this rate means wasting at least half a working day every week commuting - not to mention the time it takes to recover from the journey when you reach work or home.

Live/work units are a good way to make the most of that precious modern commodity - time.

Environmental benefits

Live/work helps promote sustainable development in many ways. Use of one property not two by businesses that would otherwise be considering separate premises will significantly reduce carbon used in the construction process and in fuel/power use afterwards:

• one property is constructed not two (owner would otherwise require a separate home and workspace)
• one property to power and heat not two - a significant reduction in waste of electricity, gas, water.

A live/work development can also help to sustain a modern 'daytime economy' - people working locally rather than commuting. This can boost spending on local services, for example post office facilities, pubs and restaurants etc. A more sustainable business base is possible with enhanced daytime buying power and recruiting power. Live/work can also result in increased security at night, with more properties occupied 24 hours, reducing fear of crime in town centres and other neighbourhoods.

Live/work is often constructed on brownfield sites. And live/work units are ideal for businesses in sectors with low environmental impact.

The other key sustainability benefit of live/work is its ability to cut commuting. With no need for owners to commute to work, there will be fewer journeys, reducing carbon emissions. This will be particularly relevant in comparison with the likely levels of in-commuting during rush hours, were the site to be restricted only to traditional employment use.

Part of the live/work scheme's aim should be to attract those who might otherwise commute to run their business from home in a more sustainable market town location. The green aspects of live/work can also make live/work attractive to potential live/workers