Controlling Housing Density
A study into the residential density of the City of Westminster over
the years 2002 – 2006/07
Contents
Page
Introduction - Measuring density……………………………. ……………... 1
National guidance on density- The London Plan and PPS 3………….. 1
Methodology ……………………………………………………..……………... 2
Habitable rooms per hectare…………………………………. ……………... 3
Results……………………………………………………………..…………….. 4
Dwellings per hectare………………………………………………….. ……... 7
Comparisons with other London Boroughs………………………………..9
Further analysis: schemes with over 5 proposed units…………. ……... 10
Conclusions……………………………………………………………... ……... 12
Appendix A – Additional data on family housing……………….... ……... 14
Appendix B – Density of dwellings per hectare………………………….. 16
Appendix C –Additional information……………………………….............. 18
Appendix D – Limitations……………………………………………... ……... 20
Sources of Information………………………………………………… ……... 21
Tables
1
Percentage of sampled sites 2002 – 2006/07
2
Schemes with a mixed use 2002 – 2006/07
3
Average residential densities of completed schemes 2002 –
2006/07
4
Residential density (hr/ha) of completed schemes - percentages in
each density zone
5
Average number of dwellings per hectare by zone (sampled sites
only)
6
Percentage density (d/ha) in AMR categories (for 2005/06 only)
7
Percentage of sampled sites – over 5 proposed units
8
Average Residential densities of schemes over 5 proposed units
(hr/ha) 2002 – 2006/07
9
Schemes with a mixed use for schemes over 5 proposed units
2002 – 2006/07
10
Percentage density (d/ha) of schemes with over 5 proposed units
in AMR categories
11
Residential density (d/ha) for schemes with over 5 proposed units
by zone (sampled sites only)
12
Number and percentage of bedrooms by zone (sampled sites
only) 2002 – 2006/07
13
Number and percentage of bedrooms by year 2002 – 2006/07
14
Comparison of the average densities (d/ha) in Greater London
boroughs
15
Residential density (d/ha) comparisons across UK
16
Residential density (hr/ha) by year
17
Residential density (hr/ha) by year for schemes over 5 proposed
units
18
Population densities
19
Residential density (d/ha) for schemes with over 5 proposed units
by year (sampled sites only) 2002 - 2006/07
Graphs
1
Density (hr/ha) of all completed schemes
2
Residential densities compared to number of units per scheme
3
Density variations across density zones
4
Percentage of unit sizes permitted 2002 – 2006/07 (%)
Maps
1
Location of individual sites 2002 – 2006/07
2
Individual sites by year 2002 – 2006/07
3
Residential density of individual sites (habitable rooms per
hectare)
4
Residential density of individual sites (habitable rooms per
hectare) by zone
5
Residential density of individual sites (dwellings per hectare)
6
Residential density of individual sites (dwellings per hectare)
using AMR categories
7
Family housing
8
Residential density of individual sites over 5 proposed units
(habitable rooms per hectare)
9
Residential density of individual sites over 5 proposed units
(dwellings per hectare) and family housing areas
Introduction - Measuring density
In the geographical sense, density is defined as the intensity of land use such
as the number of inhabitants or dwellings per unit area. The density of an area
can be measured in a number of ways, for example:
• the total resident population living in a given land area
• the number of dwellings per site area (as in government guidance)
• the number of habitable rooms in a given site area (as in this study).
Westminster covers an area of 2,148 hectares with a residential population of
approximately 231,900 (2006 MYE1). This equates to 108 people per hectare.
When the Royal Parks are taken into account (which total approximately 394
hectares and have never nor never will be occupied by residential use) the
population density is 132 people per hectare - this is one of the highest
population densities in inner London (see table 18).
Density standards can be a useful tool for housing development in order to
protect local character, ensure optimum use of land and to assist developers
in preparing their proposals. Westminster’s 2007 adopted Unitary
Development Plan (UDP) states that measuring residential density can be
used to control the size and bulk of buildings.
Policy H11 of the adopted UDP sets out four ranges of residential density for
the city measured in habitable rooms per hectare (hr/ha)- see map 1. Housing
development in the city should conform to the ranges shown below2:
Zone 1, Central Area: 400-850 hr/ha
Central Activities Zone (CAZ) including: St. James’s & Mayfair and
Marylebone
Zone 2, Urban Area: 250-500 hr/ha
Belgravia, Knightsbridge, Pimlico, Bayswater, Queensway, Paddington and
Church Street
Zone 3, Urban Area: 200-350 hr/ha
Maida Vale, Queens Park & Westbourne Green
Zone 4, Suburban Area: 120-350 hr/ha
St. John’s Wood
National and regional guidance on density- The London Plan and PPS 3
The London Plan3 is a planning document produced by the Mayor of London
in 2004 which sets out spatial strategies to manage the many conflicting
planning issues faced by London councils.
The London Plan recommends that in Westminster new developments should
have between 70-405 dwellings per hectare, depending on whether the site is
in a ‘Central’ or ‘Urban’/’Suburban’ location; though most parts of Westminster
would be expected to have densities in the upper part of this range. Table 14
shows density comparisons between different parts of London and illustrates
that although the average density in Westminster is in the lower part of the
1
London Plan range, Westminster is one of the most dense boroughs in
Greater London. Translated into habitable rooms per hectare, this equates to
between 200 and 1100 hr/ha. In the central parts of Westminster the range is
650-1100hr/ha. Graph 1 shows that almost all schemes looked at in this study
fit within the 200-1100 hr/ha range, and 40% are within the 650-1100hr/ha.
PPS 34 is the national policy guidance set out by the government on housing
issues. Tying into the London Plan, PPS3 notes that the density of an area is
linked to public transport accessibility and suggests a national minimum of 30
dwellings per hectare although neglects to suggest a maximum.
PPS 3 states that housing density should reflect the level of housing demand
in an area, yet suitability of land needs to be taken into account, especially the
need for public and private amenity space. A range of densities are
encouraged in PPS 3 to reflect the different characteristics of areas and as
such recognises that high density is not always appropriate. Where there are
conservation areas and other local areas of special character, proper attention
should be paid to ensure that new development opportunities can be taken
without adverse impact on their character and appearance. The London Plan
overlooks this with its definition of what constitutes a central, urban or
suburban area as it encourages widespread intense development across all of
Westminster which is not appropriate in some parts of the city.
PPS 3 also recommends that the density of existing developments should not
dictate that of new housing by stifling change or requiring replication of
existing style or form. For example, a relatively high density may be already in
existence in an area, but that doesn’t necessarily mean that it is appropriate
and density might need to be curbed in future to preserve suburban
characteristics that may already be being infringed upon.
Methodology
This study examines the residential density of the new and existing housing
developments in the City of Westminster and compares the results to the four
density ranges set out in the adopted UDP to determine whether planning
policies relating to density are being adhered to, exceeded or failing.
Details of planning applications with a residential element were extracted from
the City Planning Group Respipe database according to their status
(completed) and year of completion (2002 to 2006/07).
For the years 2002 to 2004 there was restricted data availability for the
majority of planning applications as electronic documents showing floor plans
were not available. Therefore sites analysed for the years 2002 to 2004 were
selected based on data availability and not geographical location. Despite this
limitation, the geographical spread of surveyed sites across the city was
maintained and as table 1 shows, a high percentage of sites were analysed
compared to the total number of schemes for each year.
Due to there being a large number of applications available for analysis for the
years 2005/06 and 2006/07, a sample of sites were chosen based on
2
geographical location within each scheme. Zones 1 and 2 are considerably
greater in area than zones 3 and 4 and consequently contain a wider variety
of housing types and densities. As a result it was considered necessary to use
a larger sample size in zones 1 and 2 for these years where possible. Map 1
shows the location of the 315 chosen sites over the years 2002 -2006/07 and
map 2 shows the year of completion for each scheme.
Table 1 Percentage of sampled sites 2002 – 2006/07
Year of completion
Total schemes
2002
2003
2004
2005/06
2006/07
Totals
54
140
125
148
173
446
Number of schemes
analysed
21
68
63
62
101
315
% analysed out of
total completions
39
49
50
42
58
71
Table 2 Schemes with a mixed use 2002 – 2006/07
Density zone
1
2
3
4
Totals
Number of schemes
analysed
135
119
42
19
315
Number of schemes
with a mixed use
71
32
11
5
119
% of schemes with
mixed use
53
27
26
26
38
Habitable rooms per hectare
Using habitable rooms to gauge density gives a good indication of the actual
living capacity of an area or site. Habitable rooms are defined as including all
living rooms, bedrooms and kitchens if they are more than 12.5 sqm.
Bathrooms, toilets and lobbies are excluded. Residential site area is
calculated by including half the width of the adjoining road(s) to a maximum of
6m. The density is then calculated using the following formula5:
Density (habitable rooms
per hectare (hr/ha))
number of habitable rooms
residential site area (ha)
=
Using the programme Uniform, the residential site area for each scheme was
measured (in square metres and then converted to hectares) and the
numbers of habitable rooms for all schemes were counted manually using the
floor plans provided with each planning application. To ensure the accuracy of
the density measurement, all residential units regardless of whether they were
part of the proposed scheme were included in the habitable rooms count. This
was to ensure that the actual density of the whole building and site was
accounted for.
38% of schemes entailed a mixed use (see table 2) and to ensure that the
density calculation applied only to the residential part of the building, the
floorspace of the non-residential use was calculated and then subtracted from
the total area. The number of habitable rooms and site areas were recorded in
Excel and the density was calculated for each year shown in table 16.
Average densities for each zone were calculated and then compared to the
3
four residential density categories set out in the UDP so that conclusions
could be drawn.
Results
Table 3 shows the calculated average residential density of completed
schemes compared to the ranges set out by the UDP. These results show
that in the majority of cases, the restrictions of the UDP housing density policy
are not only taking effect (the residential density for zone 1 is within its range)
but are being exceeded as zones two, three and four are all above their
density ranges.
Table 3 Average residential densities of completed schemes 2002 –
2006/07
Density zone
Residential density ranges
from UDP (hr/ha)
Average residential
density (hr/ha)
1
2
3
4
400-850
250-500
200-350
120-350
717
585
505
351
Graph 1 Density (hr/ha) of all completed schemes
1600
1500
1400
Residential density (hr/ha)
1300
1200
1100
1000
900
Under 5 units
Over 5 units
800
700
600
500
400
300
200
100
0
Graph 1 shows that overall, most schemes fall within 300-1000hr/ha, but it
can be clearly seen that there are a high proportion of smaller sized schemes
(1-4 units) under 300hr/ha. Most of the larger schemes (over 5 units) fall
within the 500-1000hr/ha range – within and above the density range for
zone 1.
Maps 3 and 4 shows the individual densities of each site and illustrates how
residential density is varied across the city - not necessarily matching each
range for the zone in which it is located. Table 4 shows that only just over
30% of cases match their specified density zone. Maps 3 and 4 which shows
that each zone has a high proportion of schemes in a higher density range –
4
represented by the different coloured dots. Zone 1 in particular has a large
number of grey dots representing schemes with a density over 850hr/ha.
Table 4 Residential density (hr/ha) of completed schemes - percentages
in each density zone
Density zone
% under
120hr/ha
% within
density range
% over
850hr/ha
% in another
zone range
1
2
3
4
Average
1
1
0
21
6
54
32
22
26
32
35
14
7
0
16
10
53
71
53
46
Zone 1 covers the majority of the CAZ where there is a high concentration of
mixed uses (see table 2) including office, retail and entertainment uses, as
well as residential. When land is developed or converted to residential use it
usually results in a high density of dwellings due to low availability and high
cost of land in this part of the city. This is reflected in the high residential
density that is found in zone 1. In 35% of completions within zone 1 the
residential density is higher than the ranges for any of the zones (i.e. greater
than 850hr/ha- see table 4).
Two schemes in zone 1 had a density lower than any of the UDP ranges (the
lowest being 31 hr/ha) because of a small number of proposed units (both
were 1 unit schemes) resulting in a low density of habitable rooms. For
example, one scheme, with a density of just 113hr/ha, was a permission for
the continued residential use of a single storey building in Great Titchfield
Street, with just four habitable rooms
In contrast to this, one of the highest density schemes in this study was
located in King Street, Covent Garden. Permitted in 2003, this mixed use
development (retail and residential) consisted of 13 residential units of varying
sizes over seven floors, comprising 32 habitable rooms giving a high density
of 1422 hr/ha.
It is therefore clear to see that zone 1 contains a large range and variety of
dwelling sizes, although as table 3 shows, the overall average residential
density (717 hr/ha) fits within the broad recommended residential density
range.
Zone 2 covers a very large proportion of the city, encompassing a range of
land uses and also includes Hyde Park, Regents Park and three major train
stations. The sites selected within this zone are spatially dispersed and the
sample contains a mixture of developments, ranging from a single dwelling
conversion to a major redevelopment comprising 173 residential units.
The average residential density was calculated as being fairly high (85hr/ha
over the density range for zone 2). This is a result of the zone sample
containing a high proportion of major developments in this zone-such as the
5
development at Gatliff Road comprising 149 new units, the redevelopment of
an 8 storey building in Page Street providing 101 flats and the refurbishment
of a residential block on Warwick Way consisting of 163 units.
14% of the schemes in zone 2 have a very high residential density (over 850
hr/ha) and are geographically dispersed throughout the zone. Map 3 shows
that there isn’t any clear clustering of any of the density ranges in this zone.
Zone 3 is the second smallest in Westminster and contains only nine
schemes within the allocated density range and three sites above all the
density ranges (greater than 850 hr/ha). The statistics show that the average
density for completed schemes in this zone is far above the UDP density
range (by 155hr/ha). Due to there being a small number of high density
permissions in this zone (such as a permission for 56 units with a density of
777hr/ha or a permission for 37 units with a density of 980hr/ha), the average
density of 505hr/ha is more akin to the range of zone 1.
Zone 4 is the St John’s Wood area- the suburban character of which is unique
in Westminster. As such is has the lowest density range allocated in the UDP.
This study shows that the average density for this zone sits just over the
upper limit of the density range with an average density of 351hr/ha. This
average is at the top of the range, but it contains sites which are spread over
all of the density ranges; 21% with a density less than 120hr/ha; 26% within
the density range for zone 1 (400-850hr/ha) and 26% within the density range
120-350hr/ha (which is the range for this zone) and 21% within the density
range for zone 2 (250-500hr/ha).
A clear theme across all the zones is that the schemes which fall below the
density range for the zone within which they are located are mostly small
schemes which have under five units on site. For example, map 4 shows that
in zone 1, all the green, white and red dots indicating a density lower than the
range for that zone, are small size schemes with five or less units. Likewise
the red dots in zone three and the white dots in zone 4 are all small sized
schemes. Map 3 shows a similar pattern for zone 2 with yellow and red dots
having under 5 units.
This indicates a correlation between scheme size and density- the schemes
that have a density lower than expected for their density zone have this low
density because they are small in size and the more units that are proposed,
the greater the residential density. This correlation is represented in graph 2.
6
Residential density (hr/ha)
Graph 2 Residential densities compared to number of units per scheme
1600
1500
1400
1300
1200
1100
1000
900
800
700
600
500
400
300
200
100
0
Zone 1 (400
- 850 hr/ha)
Zone 2 (250
- 500 hr/ha)
Zone 3 (200
- 350 hr/ha)
Zone 4 (120
- 350 hr/ha)
Average of
all zones
1-4
5-9
10 - 24
25+
Largest
scheme
Number of units per scheme
Graph 3 Density variations across density zones
1600
Zone 1
(400 - 850
hr/ha)
Density (hr/ha)
1400
1200
Zone 2
(250 - 500
hr/ha)
1000
800
Zone 3
(200 - 350
hr/ha)
600
400
Zone 4
(120 - 350
hr/ha)
200
0
Dwellings per hectare
The number of dwellings per hectare was also calculated to provide another
means of residential density analysis and for comparison with other areas of
the UK (see tables 6, 14 and 15 for comparisons). Dwellings per hectare is
calculated using the following formula:
Dwellings per hectare (d/ha)
=
number of residential units (dwellings)
residential site area (ha)
The average number of dwellings per hectare was calculated for each of the
four density zones so that overall trends in residential density could be
7
identified and relative comparisons could be made to where the UDP states
density should be at its highest or lowest. Table 5 shows that over the years
2002 to 2006/07 density levels of completed schemes are in conformity with
UDP policy as zone 1 is the densest area and zone 4 is the least dense part
of the city. The table shows that with the exception of Zone 2, where average
densities have steadily reduced between 2002 and 2006, densities in Zones
1, 3,and 4 have been increasing year by year until 2006. The average density
of completed schemes increased from 177 in 2002 to 194 in 2006/7. Map 5
shows how the density of dwellings per hectare is spread across the city. It is
clear that there are many more high density schemes in zone 1 than any other
zone.
Table 5 Average number of dwellings per hectare by zone (sampled sites
only)
Density
zone
1
2
3
4
City
average
Average of
all years
221
168
141
87
186
2002
2003
2004
2005/06
2006/07
176
196
102
57
199
174
126
73
199
152
160
100
252
152
142
113
237
167
152
73
177
161
182
187
194
Dwellings per hectare is a rigid measurement of density that can give an
insight into the number of households in an area although it indicates little
about the population numbers that individual units contain. The habitable
rooms and bedrooms count (see appendix A) however, gives a better
impression of the potential carrying capacity of a residential development but
cannot indicate the degree to which that potential is taken up.9 Therefore,
using the dwellings per hectare calculation in conjunction with habitable
rooms density figures can provide a better overview of the density of the city
as it will take into account the actual number of dwellings along with the
number of habitable rooms each dwelling provides i.e. the carrying capacity of
each unit.
Dwellings per hectare is also a useful calculation for this study as less data is
needed to calculate the density (i.e. floor plans are not depended on) and it
enables comparisons with other London councils who use this data in their
AMRs (see map 6 and tables 6, 14 and 15).
Table 15 (in appendix B) compares the residential density (d/ha) between
different parts of the UK. It can be seen that residential density in England has
been rising steadily since 2002 although Westminster has experienced much
denser growth than other parts of the UK, especially London as a whole.
Table 6 shows that Westminster fits in with the trends of a selection of other
London councils- with a high percentage of dwellings at a density of over
50d/ha. Westminster does, however have a higher percentage of dwellings
under 30d/ha compared with other boroughs- possibly due to the reasons
explored in the next section.
8
Comparisons with other London Boroughs
As table 6 shows, Westminster has a surprisingly low percentage of dwellings
at a density of over 50 dwellings per hectare in comparison to other London
boroughs. It is apparent that there are several reasons which might be
causing the other boroughs to achieve higher densities. The main reasons are
that Westminster does not have large housing sites; its housing developments
are largely restricted to small schemes of less than 10 units- between 1984
and 2007, 75% of permitted residential applications were for less than 10
units and as is shown later in this document, smaller schemes tend to have
higher densities. Also, Westminster is unique in that over 75% of the city is
covered by conservation areas (which in particular can limit the height and
bulk of buildings). Another reason relates to different development plan
policies. This is explored below.
Table 6 Percentage density (d/ha) in AMR categories (for 2005/06 only)12
Borough
% under 30d/ha
% 30-50d/ha
% over 50 d/ha
Tower Hamlets
1
0
99
Wandsworth
1
1
98
Hounslow
2.5
2.5
95
Barking & Dagenham
2
4
94
Camden
4
2
94
Enfield
3
3
94
Barnet
6
4
90
Lambeth
6
6
88
Westminster*
8
7
85
Croyden
13
13
74
Royal Borough of K&C
1
29
70
*Figure calculated from results of this study 2005/06 only to match other boroughs
Camden, for example, states in its 2006 UDP6 that high density will be
expected “in locations” in its Central London Area, and an upper limit for
density is not specified. It is stated, however, that density for new residential
development should not fall below 50 dwellings per hectare or 200 habitable
rooms per hectare. As an upper limit is not specified, this indicates that very
high density developments are not discouraged anywhere in Camden, unlike
the suburban zone 4 in Westminster.
Likewise, Wandsworth’s 2003 UDP policies7 were also less area specific than
Westminster. With a much greater area than Westminster at 3,426 hectares
Wandsworth has just one flexible range for the whole borough of 170-210
hr/ha. The policies for Wandsworth stress that density is not as important in
the determination of planning applications as a variety of other factors (such
as scale, layout, space etc) due to misleading and inaccurate density
calculations and figures. Policy H12 of Wandsworth’s UDP states that housing
development will be permitted if its density is appropriate to the location and
type of housing - although statistics from past years show that two thirds of
development in this area were built at a higher density than the prescribed
range of 170-210hr/ha. One bed flats are discouraged in Wandsworth with
emphasis placed on encouraging more two bed units. Another factor in
determining the high percentage of schemes over 50 dwellings per hectare in
9
Wandsworth is the substantial amount of land that has come forward for
housing in recent years, such as the Thames Riverside development which
coupled with large sized schemes, has no doubt increased the residential
density of the borough substantially. This scheme has incorporated a range of
uses, including 1,200 completed new homes and the prospect of a further
2,415 in future developments.
Tower Hamlets is characterised by high density living and has many tall
buildings. Subsequently the residential provision is 90% flats or maisonettes
which by nature provide a higher residential density. In order to redress this
imbalance, the 1998 UDP housing policies8 encourage a greater mix of
housing types, such as three to six bed units with garden spaces.
For normal development, the residential density in Tower Hamlets is restricted
to 247 hr/ha (or 210hr/ha in schemes involving family housing), although
higher densities are permitted if a variety of other conditions are met e.g.
close proximity to public transport or where special needs or affordable
housing are provided (the council aims to secure 25% of all new residential
developments as affordable housing). Such a low upper limit of residential
density is aimed at rebalancing the high proportions of flats (94%) and 1 bed
properties (33%) already in existence in the borough with family sized homes
with gardens.1
As can be seen in these three examples, the residential density policies in
other parts of London are not as specific as in Westminster – none of these
three boroughs that were looked at had individual density boundaries such as
the four zones specified in Westminster. Chance opportunities such as
availability of land secured for the many new residential developments in
Wandsworth or the prevalence of blocks of flats in Tower Hamlets and the
lack of an upper density limit such as in Camden has contributed to the higher
average densities for these other boroughs. Neither Camden, Wandsworth or
Tower Hamlets councils have identified separate density zones across the
borough and only Wandsworth indicated a boundary for densities to fall
within- although they stress that the inaccuracy of such density calculations
has made their range very flexible.
Further analysis: schemes with over 5 proposed units
This study was furthered by extracting all the schemes with 5 or more
proposed units. Table 7 shows that between 2002 and 2006/07, only 81 were
found to meet this specification; 36 in zone one, 37 in zone two, 7 in zone
three and only 1 in zone four (which have been omitted from some of the
following tables as it would give a misleading result).
Due to the reduced sample size available - just 13% of all the applications
made in the years 2002 – 2006/07 (compared to 49% in the main part of the
study), the results shown in these tables may not be truly be representative of
the actual residential density of the city and this should be taken into account
when drawing conclusions from this data. Map 8 shows that when taking into
account schemes with over five units, the vast majority fit into or exceed the
UDP density ranges which they have been allocated.
10
Table 7 Percentage of sampled sites – over 5 proposed units
Year
Total schemes
Number and % of
all schemes
2002
2003
2004
2005/06
2006/07
Total
54
140
125
148
173
640
21 (39%)
68 (49%)
63 (50%)
62 (42%)
101 (58%)
315 (49%)
Number and % of
schemes over 5
proposed units
7 (13%)
20 (14%)
15 (12%)
18 (12%)
21 (12%)
81 (13%)
Table 8 shows that the density of habitable rooms in zones 2 and 3 are very
much higher than the ranges prescribed in the UDP, with zone 2 having a
density of 325hr/ha over the prescribed density range and zone 3 being
246hr/ha over the range for this zone. This lends support to the proposition
that there is a strong correlation between scheme size and density, identified
earlier. Table 9 shows that zones 1 and 2 have high percentages of schemes
with a mixed use element- indicating that larger scale developments are more
likely to be part of a mixed use development.
Table 8 Average Residential densities of schemes over 5 proposed units
(hr/ha) 2002 – 2006/07
Density zone
Residential density ranges
from UDP (hr/ha)
Average residential
density (hr/ha)
1
2
3
400-850
250-500
200-350
841
825
596
Map 8 shows that all schemes in all the zones fall within their specified
density range or exceed it (except for one scheme in zone two which
consisted of eight affordable studio or one bed flats with few habitable rooms,
explaining the low density).
Table 9 Schemes with a mixed use for schemes over 5 proposed units
2002 – 2006/07
Density zone
1
2
3
Number of schemes
analysed
36
37
7
Number of schemes
with mixed use
24
11
3
% schemes with
mixed use
67
30
43
Table 10 illustrates that schemes over the specified density ranges are being
submitted and permitted. There is a low percentage of schemes over five
units that have a density in the lowest range (120 – 350 hr/ha) or below. All
the schemes in zone 1 are either within the density zone that they should be
or exceed all of the density ranges (over 850hr/ha). Zones 2 and 3 have high
percentages of schemes at a density of over 850hr/ha and low percentages of
schemes under 120hr/ha.
11
Table 10 Percentage density (d/ha) of schemes with over 5 proposed
units in AMR categories12
Density zone
% under
120hr/ha
% within density
range
% over
850hr/ha
1
2
3
Average
0
3
0
1
58
14
29
25
42
27
29
25
% in another
zone range
0
57
43
50
Table 11 shows that the density of dwellings in the city is as expected- with
zone 1 the most dense and zone 2 being the denser than zone 3. Map 9
represents the high density of dwellings per hectare across the City of
Westminster as all bar one scheme is over 51 d/ha.
Table 11 Residential density (d/ha) for schemes with over 5 proposed
units by zone (sampled sites only)
Density zone
Average density (d/ha)
1
2
3
City average
291
249
157
260
Conclusions
The 2007 adopted UDP has clear policies on residential density (H11), which
act to encourage and regulate housing development in the city (policy H3).
This investigation shows that in the case of the selected 2002 - 2006/07
completed planning applications these policies relating to density have in the
most part been greatly exceeded as the densities are higher than expected.
This implies that density policies have been applied flexibly with other issues,
such as design being of equal importance in determining the density of
residential development.
When looking at all schemes, the average density for zone 1 was the only
density to be well within its range - suggesting that the policy is being properly
applied in this zone. Zone four’s density range is just outside its limits, the
actual figure is more like the density range for zone 2 despite efforts to
maintain the spacious characteristic of this area. Zones 2 and 3 were well
over their density ranges, both having averages that fit better into zone 1
which shows that the UDP policy to encourage more habitable space in the
city is working although it implies a possible need for boundary revision for
some or all of the zones as the current density ranges do not reflect the actual
densities being achieved in the city.
A correlation was identified between scheme size and residential density
which becomes even more evident when looking only at schemes with five or
more units on site as the density tended to be higher the larger the scheme
(see graphs 1 and 2). All the densities for schemes over five units were either
at the upper limit or exceeded the range and the zone hierarchy was still
maintained i.e. zone 1 is the densest.
12
Most schemes in Westminster fit the habitable rooms density range
recommended by the London Plan (200 – 1100hr/ha for a central area), and
all schemes over 5 units were within the range. 35% of schemes were in the
highest density range (650 – 1100hr/ha) reflecting the aims of the London
Plan for high density developments in central city areas with good public
transport links. Westminster also conforms to PPS 3 with different
characteristics across the city taken into account when determining where
high and low density zones should be designated (note that the lower density
zones 3 and 4 combined cover less than 25% of the City.
Overall, the data shows that the housing policies relating to density and the
encouragement of more housing in Westminster are strong and having the
desired effect of encouraging high density developments in appropriate
locations. In addition, they are applied flexibly so as not to automatically
refuse schemes which are over the prescribed UDP density ranges. The UDP
density policies are therefore not considered to be having an adverse effect
on the Council’s priority of achieving more housing in Westminster.
13
Appendix A – Family housing
The UDP defines family sized units as dwellings with three or more bedrooms.
To complement this study, the total number of bedrooms in each property was
counted, see table 12. From this information, it can be seen that there is an
inclination towards one and two bed properties rather than family sized units.
Map 7 displays where the family sized units are and shows that there are only
21 out of 315 schemes that fall within the family housing areas designated in
policy H5 of the UDP.
Table 12 Number and percentage of bedrooms by zone (sampled sites
only) 2002 – 2006/07
Density zone
% of 1
bed units
% of 2
bed units
1
40
35
% of family
sized units
(3+ bed)
25
2
37
35
28
3
28
43
29
4
49
11
40
Total units
38
35
27
To give a better indication of the changing trends in unit sizes over time,
information on the number of bedrooms in all applications between 2002 and
2006/07 were obtained (shown in table 13 and graph 4). It can be clearly seen
that the size of developments permitted has fluctuated greatly over the last six
years- with the number of one bed properties rising then falling and the
number of family sized units falling between the years 2002 to 2006/07.
Family sized units have seen a large decrease since 2002 – a 12% drop
which compared to the 14% increase in 1 bed properties is evidence of the
growing tendency towards smaller sized units. As shown in table 12, table 13
shows that between the years 2002 – 2006/07 where all permitted schemes
are taken into account, there is a greater tendency towards 2 bed properties
rather than family sized units of three or more bedrooms as encouraged by
UDP housing policy.
Table 13 Number and percentage of bedrooms by year 2002 – 2006/07
Year
% of 1 bed
% of 2 bed
% of Family sized
units (3+ bed)
2002
2003
2004
2005/2006
2006/2007
29
35
41
33
43
39
38
40
40
38
32
27
19
26
20
14
Graph 4 Percentage of unit sizes permitted 2002 – 2006/07 (%)
60
50
%
40
1 bed
2 bed
3+ bed
30
20
10
0
2002
2003
2004
Year
15
2005/06
2006/07
Appendix B – Density of dwellings per hectare
Table 14 Comparison of the average densities (d/ha) in Greater London
boroughs11
Borough name (Inner London, Outer
London)
City of London
Tower Hamlets
Westminster
Kensington & Chelsea
Average density (d/ha) 2002-2006/07
300
197
186*
164
Hammersmith & Fulham
Hackney
Southwark
Islington
Camden
Haringey
Lambeth
Newham
Wandsworth
Ealing
Lewisham
Hounslow
Greenwich
Barking & Dagenham
Enfield
Redbridge
Merton
Brent
Kingston upon Thames
Harrow
Barnet
Waltham Forest
Croyden
Richmond upon Thames
Hillingdon
Sutton
Havering
Bexley
Bromley
INNER LONDON AVERAGE
OUTER LONDON AVERAGE
GREATER LONDON AVERAGE
* as calculated in this study (2002 – 2006/07)
149
133
130
121
112
112
111
111
109
100
98
85
84
83
79
75
73
71
65
63
62
61
59
59
51
51
50
39
36
66
145
107
16
East Midlands
Yorkshire & the
Humber
North West
North East
East Enland
England
24
26
35
24
33
32
26
34
42
26
29
32
24
29
34
27
34
39
36
38
43
39
33
40
35
43
49
35
35
41
Year
Westminster*
59
177
25
29
29
2002
84
161
32
35
32
2003
97
182
37
34
36
2004
2005 (05/06 for
102
187
35
35
41
Westminster)
2006 (06/07 for
83
194
37
41
42
Westminster)
*as calculated in this study over all density areas
London
West Midlands
South West England
Area
South East England
Table 15 Residential density (d/ha) comparisons across UK10
17
Appendix C – Additional information
Table 16 Residential density (hr/ha) by year
Residential
density
Average
Density
ranges
2002
2003
all years
zone
from UDP
(hr/ha)
400-850
717
797
735
1
250-500
585
673
583
2
200-350
505
599
502
3
120-350
351
513
351
4
City
617
682
583
average
KEY: Over density zone range, within density zone range
2004
2005/06
2006/07
672
541
859
442
667
592
416
261
775
569
512
363
636
564
647
Table 17 Residential density (hr/ha) by year for schemes over 5
proposed units
UDP
density
Average
2002
2003
zone
all years
range
400-850
841
866
1179
1
250-500
825
751
691
2
200-350
596
926
503
3
City
812
793
778
average
KEY: Over density zone range, within density zone range
*sample size too small to provide accurate result
Density
zone
2004
2005/06
2006/07
856
611
980
714
1260
379
777
756
n/a
782
919
769
Table 18 Population densities1
Borough name
Kensington & Chelsea
Islington
Westminster
Hackney
Hammersmith & Fulham
Lambeth
Tower Hamlets
Camden
Southwark
Wandsworth
Haringey
Lewisham
Newham
City of London
Population density (2001 census)
people per hectare
131
118
108 (132 taking into account Royal Parks)
106
101
99
99
91
85
76
73
71
67
25
18
Table 19 Residential density (d/ha) for schemes with over 5 proposed
units by year (sampled sites only) 2002 - 2006/07
Density
zone
1
2
3
City
average
Average
(all years)
291
249
157
260
2002
2003
2004
2005/06
2006/07
191
248
150
347
229
144
275
228
185
230
292
165
327
246
n/a
226
242
253
250
296
19
Appendix D - Limitations
A number of factors have limited the relevance and accuracy of this study.
The main issue is the availability of planning documents e.g. floor plans for
the years 2002 – 2004. This has affected the sites selected for the study. If
more data was available for every residential application made in the city, a
more thorough study could be conducted as a wider range of sites and
property types could be analysed.
For all years used in the study, the type of property analysed has also been
impacted by data availability. For example, schemes relating to one floor of a
multi-storey residential block might only show floor plans relating to the
application i.e. that one floor, making it impossible to determine the actual
residential density of the site, so schemes in buildings with several floors
tended to be excluded from the study due to lack of data available.
20
Sources of data/information
1
http://www.statistics.gov.uk
2
2007 Adopted UDP p.190 (POLICY H11)
3
http://www.london.gov.uk/mayor/strategies/sds/index.jsp
4
http://www.communities.gov.uk
5
2007 Adopted UDP p.191 (POLICY H11)
6
www.camden.gov.uk
7
www.wandsworth.gov.uk
8
www.towerhamlets.gov.uk
9 ‘
Residential Densities’ www.tcpa.org.uk
10
‘Land Use Change in England: Residential Development to 2006: Update July 2007’ From: http://www.communities.gov.uk (using ONS data)
11
‘Land Use Change in England: Residential Development to 2006 - LUCS22’
From: http://www.communities.gov.uk (using ONS data)
12
Figures from council’s 2005/06 Annual Monitoring Reports- taken from
individual websites
21
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A
CAZ Boundary
WCC Boundary
Residential density areas (as defined in Map 3.6,
Chapter 3, 2007 Adopted UDP)
Zone 1: 400 - 850 hr/ha
Zone 2: 250 - 500 hr/ha
Zone 3: 200 - 350 hr/ha
Zone 4: 120 - 350 hr/ha
%
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KEY
Year of completion of analysed site
% 2002
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U
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Residential density areas (as defined in Map 3.6,
Chapter 3, 2007 Adopted UDP)
Zone 1: 400 - 850 hr/ha
Zone 2: 250 - 500 hr/ha
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average density
Zone 1: 400 - 850 hr/ha
Zone 2: 250 - 500 hr/ha
Zone 3: 200 - 350 hr/ha
Zone 4: 120 - 350 hr/ha
RCLE
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Dwellings per hectare (d/ha) density 2002 2006/07
Under 30 d/ha
PR
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NC
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Average density
of whole city
182 d/ha
BL
AN
EL
TH
MIL
E
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LA
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#
S
#
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ET
HARROW WALK
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GRAND
UNION
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INGT
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K STREET
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SHIR
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St
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BRIAR WALK
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BRAV
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ROYAL BOROUGH OF KENSINGTON & CHELSEA
Y ROAD
THIRD AVE
STREET
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SYCAMORE
WALK
HAWTHOR
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N
WALK
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ET
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CK STREET
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Street
KILRAVO
NALL
Dowland
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STREET
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WR
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RO
EET
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KILBURN LANE
BOROUGH OF BRENT
T STRE
#
S
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IRD
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E
RNE St NUE
NUTBOU
PORT
NR
ke's Yd
GTO
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IES
BRA
RR
SIXTH AVE
LANE
OLIPHANT St
KILBURN
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HE
KILBURN
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CAR
KILBURN LANE
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# S
#S
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S
# #S
S
#
ENT
OF BR
UGH
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KILB
MA
AN
BU
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IFT
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EV
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H
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E
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RK
PA
RN
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ILL
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L
GR
RN
L
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IF
BE
BU
N
TO
CL
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EN
AB
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RO
RD
GA
E
AV
GR
L
BE
87
d/ha S#
MARLB
BO
L
RO TON
AD
Y
EN
MD
CA
OF
H
UG
RO
BO
OR
BE
AD
RO
IELD
GF
RIN
SP
AB
BOUNDARY ROAD
LOUDOUN ROAD
N
DE OAD
AM
F C RY R
H O DA
UG BOUN
RO
BO
PARK
MAP 6 Residential density of individual sites (dwellings per hectare) using AMR categories
T
EE
TR
LS
NA
EN
CK
MA
ANA
L
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ER
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nt
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Reproduced from Ordnance Survey mapping with the sanction of Her Majesty's Stationary Office, Crown Copyright. Unauthorised reproduction may lead to prosecution or civil proceedings.
City of Westminster LA 100019597 City Planning Group January 2008. Location: J:\D_City Planning Group\gis\Residential Density\October 2007\residential density october 2007
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# 250 - 500
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# 200 - 350
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WCC Boundary
Residential density areas (as defined in Map 3.6,
Chapter 3, 2007 Adopted UDP)
Annotated with average density
Zone 1: 400 - 850 hr/ha
Zone 2: 250 - 500 hr/ha
Zone 3: 200 - 350 hr/ha
Zone 4: 120 - 350 hr/ha
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MAP 8 Residential density of individual sites over 5 proposed units (habitable rooms per hectare)
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Reproduced from Ordnance Survey mapping with the sanction of Her Majesty's Stationary Office, Crown Copyright. Unauthorised reproduction may lead to prosecution or civil proceedings.
City of Westminster LA 100019597 City Planning Group January 2008. Location: J:\D_City Planning Group\gis\Residential Density\October 2007\residential density october 2007
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RUSSELL
THEREL Yd
BRICK ST
C
TINE RO
HER
CA
Ct ROW
WHE
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K St
ND
BRIC
ACHILLES
LL
VELA
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MA
SERPENTINE
DO t.Ms
CLE
WAY
S
THE
SERPEN
LTON
TINE RO
HAMIMEWS
AD
N
RIVERTOCl
LAPFORD
Cl
NION
ND U
GRA
#ÑS
S
#Ñ
#S
S
#Ñ
#S
S
#Ñ
ND RO
D
HE
SHIRLA
R
LLY
AN
GR
RS
AD
AD
E
GA
CA
OA
MO
LEY RO
AD
H
ON
RLT
CA
ILL
157
d/ha
WY
SALTRAM CRE
AD
FORDING
RO
LAC
PH
d
LEY RO
ND RO
LE
E
RP
VAL
VE
OL
HR
ROAD
AD ROAD
FERNHE
E ROAD
Rd
CROX
EVIL
DO
ND
OLP
OU
TRA
M C GH OF
RE
BRE
SC
NT
E
TON NT
DIS
BRA Rd E Rd
M
OLM ACRO
H
OM
DEN
ROAD
ASHMOR
NALL
LANCEFIELD St
SHIRLA
ALE
OAD
L
CE
RA
TER CE
R'S ERRA
DE
RY EIM T
H
N
BLE
HIL
ON
RLT
CA
NV
O
RLT
BOR
SAL
HEAD
ROAD
PORT
Rd
KE Gr
ALPERTON St
CANAL
LE
FERN
AD
ORE RO
GTON
EET
ASHM
BRAVIN
CAIRD STREET
ENBROOK STR
HER
OAD
EET
ROWANSYCAM
DROOP STR
ORE HAW
WALK WALK
EET
THOR
WALK N BRIAR WALK
HEAT
ROAD
DROOP STR
NALL
MAPL
ROAWALKE
D
MARBAN
MOZART
St
EET
HARROW WALK
N CANAL
ROAD
GRAND UNIO
GRAND UN
ROYAL BOROUGH OF KENSINGTON & CHELSEA
ION
Ter
LADBRO
St.JOHN'S
ROW
ILBERT STR
ON VA
PORT
HAR
STREET
EET
DART
STREET
AD
PARNY RO
NUE
THIRD AVE
#Ñ
S
ILBERT STR
Street
KILBURN LANE
BOROUGH OF BRENT
REET
Dowland
St
SIXTH AVENUE
LANE
OLIPHANT St
KILBURN
ILBERT ST
KILRAVOCK
#
S
R
's Yd
St Luke VINGTON
BRA
RIES
HER
KILBURN LANE
BEE
THO
THIR
OLIPHANT STREET
VENS
DA
t
NUTBOURNE VENU
E
St
MARNE STR
EET
LOTHROP STR
EET
CARLT
KILBURN LANE
IDA
AN
RA
RUD
T
EN
OF BR
UGH
NE
BOROLBURN LA
KI
MA
B
KIL
NH
TO
CLIF
GR
HIG
HR
d
E
PL s D
MA M K ROA
R
PA
N
UR
ILL
BLEN
RN
BE
BU
CARLTON
HILL
ILL
NH
LTO
CAR
AB
KIL
TO
CLIF
OA
NDS
DE
MARLBOR
BE
YR
AR
EG
AV
R
LG
LOU
BO
L
RO TON
AD
L
IL
NH
OR
BE
EN
AB
N
DE
AM
FC
HO
UG
RO
BO
VE
AV
LD R
GFIE
IN
SPR
BOUNDARY ROAD
FINCHLEY ROAD
THE MARLOWES
OAD
MARLBOROUGH HILL
LOUDOUN ROAD
N
MDE OAD
F CA Y R
H O NDAR
OUG BOU
BOR
St.JOHN'S WOOD PARK
MAP 9 Residential density of individual sites over 5 proposed units (dwellings per hectare) and family housing areas