Concerns over higher density development are often an understandable legacy of past mistakes in urban regeneration, where monolithic tower blocks were built unsympathetically within their surroundings. Yet higher density does not have to mean high-rise: indeed tower blocks surrounded by sterile empty space can be lower density than Victorian terraced housing. The issue is how London can use land more efficiently to build more and better homes; and the quality of design is clearly central to this. Design, in its broadest sense, must therefore take the lead to support the more intensive use of land.

Benefits of density

A local community may worry about densities increasing in their area due to the effect on surrounding social and physical infrastructure, local amenities, the size of homes, and adequate open space, both public and private. As noted above, these are reasonable concerns – not least because of past mistakes - but they can all be addressed.

These issues are already subject to planning policies which have a bearing on the resulting size and shape of a development. What is sometimes lost in the debate about densification is that, done properly, a higher density environment can deliver many benefits. Intensifying land use delivers the people to support more shops, better and more diverse local services, and better social infrastructure. Combining a balance of commercial, leisure and retail activity with residential space can also deliver a more vibrant environment.

Making better use of land can also help deliver more and better transport infrastructure, which denser urban neighbourhoods require, by creating increases in land value. Harnessing this increased value through different forms of taxation - not only on developers but future council tax and business rates - can help support the improvements the city needs.

Different forms of building can be used

Intensifying land use does not automatically mean building swathes of high-rise buildings. Tall buildings have a place in the urban landscape, particularly clustered around transport nodes and close to employment centres. Well designed towers can add interest to the cityscape, deliver choice to residents and are an effective way of increasing housing numbers and supporting a mix of different tenures and size of home. However, this is not the only way to intensify land use and other building forms will be more appropriate in other areas, particularly in outer boroughs. A mix of mid-rise buildings, mansion blocks and terraced housing along more traditional street patterns can be a very efficient use of land. London’s central neighbourhoods provide a good example of such development and are amongst the most sought-after housing.

Denser urban environments require a generous streetscape and investment in the public realm to counterbalance higher concentrations of people, particularly if there are no local parks. Great design can deliver this. Street width, paths and pavements all need to be considered. Planting, grass verges, and trees soften hard edges, improve the outlook from a resident’s window and can help with issues of privacy.

Set out below are some case studies which put these design ideas into practice.

Embassy Gardens, Nine Elms

1,982 homes/6.07 hectares (326 homes/ha)

^{Source: Farrells}

Building heights on this scheme vary considerably as a way of deliberately creating variety. Most blocks are designed to have a two-storey podium (or base) containing car parking. Above that, buildings are typically 8 to 11 storeys. The tallest buildings will be corner ‘towers’ of 21 to 23 storeys, with a few mid-rise blocks of 14 to 16 storeys. While most homes are flats, the car parking podiums are fronted by single aspect duplex apartments with individual ground floor entrances, which resemble individual terraces of houses.

In addition to the new homes, one of the key features of the Nine Elms redevelopment is a linear park, enabling an east-west pedestrian and cycle link between Vauxhall Cross and Battersea Park. In a part of London otherwise poorly served by public realm, the linear park is intended to provide a landscape corridor throughout the area, containing a variety of ‘rooms’ and green spaces and framed by cafes, community and leisure facilities.

Chelsea Waterfront

711 homes/4.58 ha (155 homes/ha)

^{Source: Farrells}

The masterplan for Chelsea Waterfront includes two residential towers of 37 and 25 storeys, seven medium rise buildings of 5-10 storeys and the refurbishment of Lots Road Power Station (pictured). The massing – that is, the overall shape and size of the new development – relates to the height of the historic power station.

About a third of the scheme is public realm with buildings arranged around landscaped gardens. The development will also include shops, restaurants and a health and fitness club.

Silchester (More West), Kensington and Chelsea

112 homes and 852sqm of non-residential space/0.9 hectares (122 homes/ha)

^{Source: Peabody}

Peabody acquired the Silchester Garages site from the Royal Borough of Kensington and Chelsea with a brief to address issues connected with the existing 1960s estate site – poor public realm, tower-blocks poorly integrated into urban realm, perceived lack of security and underused land. The scheme needed to respond to adjacent listed buildings and engage with and improve the existing context.

Over three-quarters of this tenure blind development is affordable homes. The scheme has reinstated a traditional street layout with active frontages. A new mews street has been built alongside the adjoining railway viaduct with the railway arches being redeveloped for retail uses. All of the apartments and townhouses are dual aspect and have individual balconies or terraces which overlook a central private communal garden. A limited number of car parking spaces are accommodated in a basement car park. The scheme was formulated in consultation with the local community and this close relationship has been maintained throughout the construction. The scheme is due to be completed in 2016.

St John’s Hill, Wandsworth

528 homes/2.29ha (231 homes/ha)

^{Source: Peabody}

St John’s Hill is a 1930’s Peabody estate which requires significant improvements to make it fit for the needs of the residents. The regeneration involves replacing 351 homes with 528 new ones to create a mixed-use and mixed tenure neighbourhood. All the homes will be highly insulated with heating and hot water provided by a combined heat and power district heating system.

The new development recreates the existing street pattern and new blocks respect the existing building heights. Five storey blocks will be replaced with a series of new buildings ranging in height from four storeys to twelve. The masterplan of the new development has evolved through extensive consultation with the current residents, local people and the planning authority. It seeks to reintegrate the site with the surrounding streets, pedestrian routes and Wandsworth Common and create a new public square drawing people into the scheme to a new community hub. High-quality landscaping will be present throughout the scheme including a wildflower garden, play areas and a central open space.

Edgware Green, Edgware

1,982 homes/6.07 hectares (326 homes/ha)

^{Source: Barratt London}

Edgware Green is a regeneration scheme of over 30 acres which will create 937 homes, offering a choice of one, two and three bedroom apartments along with three and four bedroom houses. At the heart of the development, a tree-lined boulevard and network of paths and green spaces cleverly link the properties, creating a community feel. New streets and squares have been included to successfully connect the scheme into the surrounding area. As part of the masterplan, Barratt London is developing a new community facility and church, all housed in one building, with areas dedicated to different uses such as a large hall, cafe, covered play area and office space. All homes at Edgware Green feature their own outdoor space; apartments come with a balcony or terrace, while houses feature a terrace, patio or garden.