Housing and Density

04.12.2024

• Effective density is not just about how many dwellings fit into a given area; it’s about creating vibrant, liveable places. It considers the "spaces in between" – the public realm, green spaces and infrastructure – that make communities thrive. It requires balancing the need for compactness to ensure accessibility with sufficient space to support quality of life. Examples demonstrate how density connects people to amenities within walking or cycling distance, underpinning the 15-minute city concept.
• Increasing density needs to focus on liveability rather than numbers. While high-density projects bring opportunities like enhanced public transport use and economic activity, they also bring challenges such as managing light levels, privacy, wind and noise. Medium-rise developments of five to eight storeys can provide the “sweet spot,” offering enough density for sustainability while maintaining quality housing and open space. Developers often bypass this density range, despite its potential to reduce strain on infrastructure and create social neighbourhoods.
• Urban design must prioritise connectivity and access to key infrastructure and services. Poorly located developments – such as those disconnected from public transport or reliant on cars – lead to social isolation, higher emissions and strained public services. By contrast, compact, walkable neighbourhoods support local economies, reduce carbon footprints and foster healthier lifestyles. They also improve public transport viability, ensuring more active travel.
• Successful densification depends on tailoring designs to local contexts and embedding developments into their surroundings. Case studies highlight the value of respecting historical patterns, preserving historic views or integrating industrial heritage into masterplans. Neighbourhood densification must balance the needs of adjacent settlements and maintain cumulative infrastructure capacity – from parks to schools and public transport.
• High-density developments demand innovative and thoughtful design solutions to overcome challenges. For example:

1. Communal hanging gardens or well-designed open spaces address the lack of private outdoor areas in tall buildings.
2. Façade treatments can mitigate visual impacts in heritage-sensitive areas.
3. Replacing traditional balconies with winter gardens provides functional outdoor-like spaces in taller buildings.

• These solutions come at a cost, emphasising the need for early-stage design and planning integration to align with financial and environmental goals.
• There is a lack of clear, universally adopted standards for elements like light levels, wind comfort and gross vs. net density measurement. Current frameworks, such as BRE guidelines, are not geared for high-density urban environments, leading to negotiation-driven outcomes that risk compromising quality. Establishing clear standards would streamline planning, ensure liveability and provide clarity for developers, planners, and communities.
• Densification can't work well unless a well-considered approach is made to car use and storage. Cars must be screened from view with planting and trees so that they are not dominant in the streetscape, and landscaping and nature are more prominent. Ensure cars are stored on the street as a priority, with other areas used to supplement this in a mixed solution. Efficiencies can be achieved by use of unallocated parking, which can be used by residents and visitors interchangeably.
• Innovative design typologies like “twins” and “triplets” home designs show how densification can unlock land value and improve affordability without sacrificing liveability. For example:

1. Adding a second house above a ground-level home ("house-on-house" models) significantly increases density with minimal land impact, eliminating the need for common parts and ensuring all residents have their own door to the street.
2. Flexible communal spaces enhance social interaction while maintaining private retreats.

• These approaches challenge traditional development models, showing that even small interventions, like designing shared green spaces or better-connected terraces, can deliver higher densities with lower costs.

Speakers

Marcus Wilshere Director, The Collaborative City

Andrej Mećava Urban Design Officer at London Borough of Hounslow

Cany Ash Co-Founder, Ash Sakula Architects

David Birkbeck Chief Executive, Design for Homes

Andy Macintosh Senior Associate and Architect, Fielden Clegg Bradley