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 T EE TR LS NA EN CK AL MA CAN CLE ION UN TER AND GR ROAD CIR EET STR RT HILL Rd OU WC BERT CE AL PRIN AL e ag Pa ss A CL LPH OS A E nt AND RR HA AC KE NOV E N E PA T TE R T er. 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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 t BO SQUA REET HIN SQ N ST DOLP ERTO CLAV ORTH AD eC SS r OF WANDSW t ng AR HO UG RO BO nC ER HG BY AD R ROAD t ON R RO VENO GROS VENO ll In IDG UG BE N Te REET ER ST yC RO Bu NS BR BO mle SS PO GH St NS BESSBOROU Lu T TO EE REET LL MP RS HA St M CU R STR ETON EET PON SON BY HA BE HA TR UX UT KS S ST LUPU VA ET MA LAMBETH MILLBANK OO SO PAGE STREET THORNEY STRE BR MILLBANK T STRE EE DEAN STANLEY STREET SQUARE DEAN DEAN RYLE BRADLEY St ET TR LORD NORTH St # S MARSHAM STREET SS SMITH St ET Pl E St LITTLE COLLEGE St St MARSHAM STRE STREET 'S GAYFERE AN REGENCY STREET DE N STREET LA D CAUSTO UG OA St ABINGDON STREET TUFTON ARNEWAY St DO ER IKE OKE RT MA St CANON ROW Gt.SMITH St DEAN VINCENT STREET RBRO LLEG HORSEFERRY ROAD PAGE STREET ESTE E St St IDG ND RGE'S RETO Ter.Ms TON SOUTH MORE H LAGH RANE AD ACE RO S PL SON' JOHN AD ENS RO GARD MONCK STREET BR AD HEST CHIC T CO COWLEY St ROMNEY STREET FYNES STREET # S PALACE OF WESTMINSTER GREAT PETER STREET Bennett's TRENCH Yard ET RE ST St St.GEO MO NORT REET # #S S # S WICK RE CH STREET GREA CHAD T LA TA RO La LL Elizabeth Court EE IGH ST # S VE CE EL NS UA MAU RE UA OR RA NP VE EL SQ REGENCY STREET SQ HA St Ann's ROAD UX Dean's Yard LITTLE SMITH St 'S STREET RRY NT ST ANN SEFE TR DENB LUPUS CHILL TO W St t NT AT YCO GRE LANE CE TH LG RE ON RT t S t RS CE WESTMINSTER BRIDGE Poets' Corner MEDWAY STREET TS TE VIN K St WIC CHAD OA ES IN'S PERK S RENT EYC KS IGH St BE MO St.MATTHE Gt.P GR CH THE SANCTUARY ER St ET R UNDHO VIN VA AR PL LWO AC OD E RO ET STRE D HAR OLD PYE STREET ON GRO St OO DENB CH STRUTT L HIL Y T ER EE EM STR D Pl VIC RC YO BE AB ET BRIDGE STREET PARLIAMENT SQUARE ET RE ST IA R TO GE St Lt.GEORG STREET Ga D OA AM OA VANE E St RE A ST ORI STOREY'S GATE PALMER INGH YR Pl Cl BR TON T # S or RG Y UR OA RO W inds WA Pl AD CHUR GROS ES ER H AC pr Up OK T O BR St s ox Wilcce Pla CH CHURCHILL Gds.Rd PAXTON TERRAC E W ON GT E LIN ET LAC STIL TRE WP S HM BUCK E l LUPUS ST IDG CH RO Vandon Pass NU K OO BR WS ME TA CH TA REET DP EB LO AN IRL ge VE EENC BU WIL ssa EL RIVER THAM BOROUGH ICK BIG RA BR ET Pl SPENCER GREY COAT Pl TH CE BRIDGE GROSVENOR BRIDGE (RAIL) CHELSEA CH GROSVENOR ROAD LL RE E # S RA OR S NS EA IN BR GT ID ON GE & RO CH AD EL SE A T MEN BANK A EM ELSE KE DEN LG TERRAC EL ER CH BE W OF HT TM HA ST RW WA W St SQARW GEO UA IC RG RE K E'S DR CA IVE ND MB ERLA RID AL W SUSTH DE GE UT RO RN CU WIN HE ST EY MB RE RL C HE ST AN ET ER RE ST DS LA ER ET ND TR ST EE ST RE RE T WE ET ET S ET E GH ET OU K Y GLASGO OR GATLIFF ROAD LB RP AD RO YA VE RO MO GE IC WA RE AC TERR ND E RELA LAN TMO TINE E WES RPEN AVENU TU ODY PEAB ID NA ST DE EY ET UX MO LO # S WE S Ms T RE VA E OR E PLAC GR CO Butler VICT HOWICK OS RN ST W N. 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Unauthorised reproduction may lead to prosecution or civil proceedings. City of Westminster LA 100019597 City Planning Group January 2008. 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Unauthorised reproduction may lead to prosecution or civil proceedings. City of Westminster LA 100019597 City Planning Group January 2008. 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Arcd RZ CU Pl OA v YA UR SB ET RE ST UIT MONMOUTH St TE AF SH ET RE ST OX DD MA ND CO CO HO ACH R YA SES & RD BRUTON LANE sd Rowowne Land ON St Y St DEANERY Ms DEANER PARK LANE L Ms YALL .W EA l PEACH ROAD DROOP St SIXTH AVENU E t NS HE EP ST MARY Jason Ct ROC E IDG BR AD TWO GLEN FO CHAG IVO RK RO ACE R PL YO RK E CLE NC CIR CLAREer T ON P WIL HA LK TO IN HA Ms NC BE LK LG IN RE RA Pl VE SC CH CH ME EN ES Old ES WS Barrack T L H H Y Yard NO l EA AM l AL AM TO RO RT WILTON L M Cl NM TO PL H ROW LIN EA AC NG s.N EW ET GRO T th E S O a SV EA er RO ER NP Cre ENOR BE TO RO s.M G E R L RO TS s AC AT NS SVEN W KIN Ms ON ORCR E QU G'S ES ME AR EA EA CE HA RO WS E TO TO NT BE LK AD NS NM NO IN LG CH QU ST RA RT s.W ES RE AR H VE TE E AT ET E GE BO RR EC Ms ON C RA S .S C w HA CO CH LE th LD BU PL PE ST BE ES RT G A R CE RO ON EA LS ON d TE LP CH Ms TO OM TR lEA ME CH R SQ ES NS EE T WS Pl ES TE U KIN T QU TE ARE ON M R G'S EB RS AR EA s.S CH LITT STR UR RO E WIL TO Y M QUA E L E EB AD NS EA TO STR STE E ET RE EW UR QU TO N S EET R YS S NM AR TR T C RE HE EE E s ET T EB SQU STE .Sth A UR R Y M RE ECC s.E LES TON PLA CE ECC LES EBU LYGO BUC TON RY N PL KING PLA STR HAM CE EET PALA CE R BULL BEE OAD IED STO WAY N Pl HU GH BUC STR K IN HU GHA GH EET M PA ME LAC WS E RO BR AD IDG SQ EP UA LA RE CE WARWICK E PA R CIRCLE ER AC PL OUT NP INNE CE GLOU RT SWO HUNT STRE PE LINHO STR OMBE LACE BALC D YM R LLO Rd MA RE Ter O SM LEY S RO OAD WOO TEF O St RTH ROAD MORE ACE ROSTASUNTON PL t YS HARE LDE Pl RO E ET AV RE P BOST BO VE RT ER HA RA CE KE NOV NT ER PA TE T RK RR er.M RO AC s AD E St T ES ON ST E LIL LE HA NO EX Y LE G IRC SS St INNER CIRCLE RC SU ATO T W.E EE NP E RN LO LOSE C TR GR CO OSV TT EN AG OR ES YS LE VE DE ZOOLOGICAL GARDENS REGENT'S PARK TE PA IVE AD CL RO OU M HA NT ES CE TR RES C N RE RO VE N DO PL NC E IRCL ER C OUT RK TO AD PA EA St CA RY d ER H RT NO ANK B RE CE LA SP NU VE A PH ON LY LE VA OL T E IRCL ER C OUT D WA ER KT ME RO JE Cres GA EE P AL CAN BROA NB WILLIAM St THE MARLOWES HIGH EBONE LAN LEBONE E STOURCLIFFE STREET NE UR BO ST WE B H St EE D OA ER DG VE T E RINC Rd AD RO LO NG EE E GR OD WO OA RO NG r R ND RA IDA Te TR Ter T Rd NION ND U GRA ER ALB BERT CE AL PRIN D OA NR TO NG LLI WE UE EN DS A St.J RIS St D AV SO AN LLS AD D AN ET OA ISH PL CE Vicatossag ETF P RE IS HE ST RT ON ON RT ST R HE 'S MES OU BOR EN AMD FC GH O Rd RO OA EM RE NR ND VE SO l ICK HW Cl MP HA ria e CA LD UE DR IDG ET TO RE NG ST ST NE IGH RA DH CH LLI CA LIS ING NN CU RT GRA LIS FIE EN AV EN BR OO Ms CO NE 'S W RA CH HN CO JO St. WE AD RO NAL N CA CH N SH r Te D ORT DG NIO ND U WE DE WN t OA 'S HN AD POLL DRIVEITT Ms Ter. O RTR BE AL CE IN PR #Ñ S ULW #Ñ S O ER LO TIT AM TO AS er NR E Pl D UN EDM Cl FC D L UIL LT ON GT ND ES'S AM St.J er ET ND MO OR St. D'S HO OA HIL AQ N'S MIL ND EE AD UG DR CE SH PL ANN AC ON ADEA E RO MON H NE N A O E J TS S C SL T St. I E t L L HA AL AR RL H C BE RT ST RE ET C N LLI er 'S T UN DM RA #Ñ S E RAC ER 'S T DMU St.E St.E CE ER DT OO W N'S OP IRL FA Pl RO RO EN N AN AN GS KIN OV GR OD WO BO AD SH GE RID l ST P DN St. #Ñ S RO AD OR IA AC Pl D OA SR UE L AC CIR EN RO HIL OAD EE ER TRE LM TR OSE E CL R O OY AN F KENAL BO D C SIN RO HE G UG LSE TO H A N E RANELAGH 400 Meters AV WN TO OW CE AN DN TO CIR . s.E s.M Cre PA STRE RK ET EROAD ON EB YL O TS AR N PL Ms 'S AC E WA A RR TE AC DM 'S RR RD RY MA Av TE FO St. ICK NE AW E AC PL LAS RK VIL RW UR CR PA WA BO OL AD MARYL EA St DY LR MU JA CO MES LLIN S Cl H St ET T RE ST CH CH C UR T MF APLAN OR D S D S TREE TR T EE SA OSNABURG AN D St PL CA ET ET UE RE EN ST AV RO CH PH PH UR OL LE VA ND OL ND RA CH R IDA NA LA MA ON D EN CE l AR A CL TERR K P RE CE St. OO 'S W HN JO D A RO RA EE T RA ER LE UE EN AV TR Cl NT TO MIL HA VA PH AD OL RO ND RK NS ING NN IDA NA EE DE MA LA TO CE RA TR ER RA NS NT TO MIL HA UE TO Cl EN RN GROVE CO EN AV LU D OA er ER TT AB EN UG AD St YR BE LN RO PH #Ñ S AD EL AB HIL RK A LIN ME RO OB D LET NA LE VA LA AD IN SC OA VIO IDA MA LL HA ATE G RO Av WS BO YR BE NR AB OU UD LO RD FO NG Cl E CE RA OL ND LA ER TH AD RO LL HA LA T e Thlose C LA AG ER ND LL AD EL ME TR EE N Rd SS PA E AN RA RO CK HS HILL DOU D IM HE EL LE TH ST RC LOU OA YR ROUGH MARLBO BE AB TH NT VA E CA DO D OR NG ELM 'S HN NP 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 OR PIN OA OA ILLA CE AN DN WS OR ME JO N SO ER ND IVE HE DR FIS HW St R RN V AD E NO ICK HW MA ON D EN CE l AR A CL TERR K P NA LA AR AD RO #Ñ S S #Ñ #Ñ S #Ñ Ñ S # S s LA AS ON STE RO NZ HE NW TO NG LLI LACE E W P ISH ND VE SE CA CLO Gd Cl RT NO UE ED UE GW IDA UE EN GT WE GE NO IA AC AC JO CE EN AV E AB MA AV VIN EAT RID RO St. E DE R N VE WO LORD'S ON RA AD PH S AD D SE AD GR ALD AD O RF CU #Ñ S LT ER LE RO OL S EW AD R BE l RO C AD LLI AC D VA RK ND RO M CK NG AR N DE AC MI NT IDA NA RA IN DO LA PIN EL ST CA S H t.JO RO PH OR ST RO LK RO WE PL HA TO MA LA W N'S RK OL OA HR D Rd ON IFT CL UE TH VEN BE l IZA C G DA EL N IN A W TO L WN Cl AR ED NR S BRO ERT S HER WIC BR OA EN EN B l ELN OO SUT D D K t RO C D R AV KE GO AR AT NU D GA AS G S E H RO LD S N N SH N W AN O OA AVE UE O NE AD TO ME EN IRL ME RM YR ND D R DA AD LIF WS PH RE BR C St AN FO OA C L IEL MAI A D L O LEA D RO C D MF N O R Cl E A A WE U D R IELD BL CHIPPE BRIS LL VEN NHAM ME DOWNF DR DA TOL WS WA HARROW IVE Cl BRIS LAN ME RW BAR ROAD WS D SWORTH TOL HER NW ICK OOD ROA ALD GAR SUT Y A E Cl VE DEN L ERL E NU S ANA NU AMB E NC E VE G UNIO AC AD A A ROWINGTON DEL RAND BLOMF ND PL RO AID AME UNIO IELD Cl K TER GRA S D M C E L I E H RE Ter N CAN ROAD ODC AC FIE RW EET WO QUARE AL PL OM S WA R STR t BL EY SENIO DEL ER S WL EST AME ENC HO RE CIR LITTLE VENICE Ter D OAD HA OA WES WARWICK Cres ED R RR NE Ter SR TWA Rd ALFR OW BOUR EU Y (E OW RO RT leva RR ted R HA AD PO A H RR oad) OW WESTWA HA RO RR CA AD HARROW ROAD OW D Rd OA NA L ER WESTWAY (elevated road) IDG BR d R S ' k. 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Unauthorised reproduction may lead to prosecution or civil proceedings. City of Westminster LA 100019597 City Planning Group January 2008. 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Unauthorised reproduction may lead to prosecution or civil proceedings. City of Westminster LA 100019597 City Planning Group January 2008. 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Unauthorised reproduction may lead to prosecution or civil proceedings. City of Westminster LA 100019597 City Planning Group January 2008. 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Unauthorised reproduction may lead to prosecution or civil proceedings. City of Westminster LA 100019597 City Planning Group January 2008. 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S FIN LA SS PA CE LAC EY BR AU Pl MARLBOR D DOU LOU OA IM MA l GH P ROU LBO MAR HE THE MA RA IN A AD WY SCENT FERNHEAD ROAD CAN Average density of whole city 747 hr/ha N BLE HP UG RO O RLB MIL HA S E R HEIM RO 'S G EN E QU N DE D St. OA ER DG N LO SO ER M ND IVE HA NT HE DR ES CE INNE D OAD TR RES LAN N WARLO R CIRCLE OA POLL RO C E VE HILL CK RO AD DR DRIVEITT OM DA ROA AD PORTGATE OO DEL t CANAL AN ER Cres N St N D L W J IO L YS R A W N O 'S ISS Cl U WA E ARL BARNSD GRIT St. 'S HN ND CA ELE ON TH AND RE R T E O V U OC ALE Rd TLE G DRAYFO J D P E A R S GR AD RO A St. LAN E P ANDREWPl KR TON SH a RD OV G AD REPLRO RO BUR PA TR E tosriage T IRL d D E Cl MO ACE U N S ic E C N SS R S V O N LIN AN OSNABURGH ROTAUNTO TRE T ERRI KR VE LA Pas REE FIS TH NE GTO DR NGTO TERRACE IN A OA HER OR ET T CLIF TO NP CIRCLE KENNET Rd NC t ELG D OA NUE D EE NG ES NS OA TON Rd N ETH OUTER LOS BOLD YS AVE RD LIL TO AT S ROA D KIN ZAB Cl G R E G D R LI S E O R B A N E E IN TRE GTO TEF Pl RO d A d END E HE LA WA LL WN Cl EDB O PLAC ET FIS NR RW S RO LA HAR MA ORE R Ter S T HER ON Rd St RTH IVOR RO EN B OBER Cl RY EN OA ICK SUT EUST ELN RO EEDGW t EAST R OK RD D MA SM DLEY UE RD E U C S AD A A WR G S A A AC EN A O N V RO E D G O LLS RNW A THA AR N St AV ENU LE LDN TERR RO N RO ROA OA WS NG S OA AVE OS OP AL ER LEBONE NM AD YORK Pl ELGIN R CIRC WARRE DO E D EY TO ME EN HIR B PLA L Te RM MACFARREN MARY DR A Athens OUTE ULSTER OA EW EN RO FER dford PE BRADC St LAND FO CE r.Ms SA PLACE CLIF LPH Gardens IEL MAID AR EST D S Blanua AD L W O F N re M L E L C D N R F E M O AC HO ISB Sq N OL ARW OA YR RR O N Cl TAUNTO RM ELL s DS RA D UR VE t BL RK TE NUE Y OAD FIELD CHIPPEN NW re Ms A E E YO UR B WN EAD EE C V H L S R T t Y S ITE DO PARK GR HAM MEWS LD St ISTO Y RE MELB r DA ROAD RO WA RIV STREET t WH LEY S ET WA HARROW LM LAN BRIS AD l Te DORSET SQUAREMELCOMBE TH Cl E BAR RW LEBONE EW ON D ROAD HER RT ES P TOL NWO AD DSWOR R.B. 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Unauthorised reproduction may lead to prosecution or civil proceedings. City of Westminster LA 100019597 City Planning Group January 2008. 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S 291 d/ha PICCADILLY HYDE PARK CORNER KNIGHT DRIVE C.Al DRIVE A SE alk & CHEL oad W The Br KENSINGTON UGH OF MONCORVO ENNISMORE GARDENS KNIGHTSBRIDGE IELD ESF St WEST CARRIAGE BORO ROAD MACCL BROOK St ROYAL FRANKLAND KENSINGTON ROAD PRINCE'S Ga # S BO E AC EX SS ST SU s.EA M PL TINE PEN SER alk oad W ELVASTON Pl SORT ROAD PRINCE CON IMPERIAL COLLEGE D AYRTON ROA IMPERIAL COLLEGE E ROAD LEG COL L IMPERIA PAR BONELANE MARYLE E AC PL EX The Br BREMNER ROAD # S GREEN PARK DRIVE RIAGE SOUTH CAR SOUTH CARRIAGE SOUTH CARRIAGE DRIVE Alexandra Ga INGTON ROAD KENS ALBERT HALL KC STREET LEBONE HIGH N TSO WA RD FO AW CR Jason Ct OR DN RA SS SU RRACE STER TE PORCHE E H TERRAC WAY #Ñ S HYDE PARK KENSINGTON GORE #Ñ S #Ñ S #Ñ S # S LONDON CITY OF CERY LANE CHAN YARD BELL T E EE LAC TR STOURCLIFFE STREET KS KP EX G WIC OL RRACE Ms FOSBURY Ms LINE QUEENS # S 249 d/ha TON Rd #S #ÑS S #Ñ S # # #ÑS S Ñ KENSINGTON GARDENS KENSING #Ñ S # ÑS S #Ñ S ##Ñ S HYDE PARK ALBERT MEMORIAL #Ñ S #Ñ S ARE T SQU E NEW LE STRE SER TH RF NO U SO IE ER l UV P LEINSTE ROUGH BOROUG QUEENSBO QUEENS STER TE CLOSE CE SS TERRA Olympia Yd INVERNE PLACE CARO Pl.Ms POPLAR E PlORME CAROLINDY Ct.Ms ORME Ct ORME ARE INVERNESS Ms QUEENSWAY Rd RSBU ACE LOMBAR Pl BARK PL St.PETE OW H Ms SQU MOSC E RSBURG E PLAC St.PETE RG PLAC SALEM SUSS EROAD ON BO ELAND CLEVUA SQ RE R Gds LEINSTE TENNIEL PORCHE STER PORCHE Gds.Ms CE Pl REDAN s.Sq TON Gd S Sq DEN GAR TON WAY SS TERRA INVERNE QUEENS KENSING LANCASTER Ter # S AC E G Ms WAY ERIN ER Ms PICK r T COUR PALACE STREET GTON OSSIN TER ILCHESENS GARD CHAPEL SIDE OW Pl RD Rd CHEPST HEREFO ET EX ET SS ST RE OT RE SU s.WE E ST LB RE ST M N TA A g U R ON SQ duit Ps ET OU ND E TB n LO S Co STR WE G WS RIN N ME SP TIO UIT TA E ND s AC NS Ter CO SM E RR TO NE TE AC ELM ING WS UR RR ER DD BO ME TE ST PA ST TH CE RTH NE EA O OR OU UR GL Ms.N BO ILW CE S ST K CH RA EW E WE OO TER ER WS AC BR RM EN AST RR ME TE V S TE NE RA LANC WS CE CE Ms NE UR ME rC OU RA K UR BO TER E GL TER ROO E Te ST BO AC IR LANCAS R B EA ST RR TE UP ONSH EA TE ES GATE UC EST DEV NE LO UR G s.W BO ST E RM E ND WE URN Ms ST ELA RE CE BO E OU CLEVQUA ST RAC GL S WETER TERRACE LEINSTER ENS R GARD PL AC LE RR SA TE #Ñ S Ñ #S S #Ñ Ñ PLA Ms 'S CE LEB RY MA OLD NE UR BO ST WE D HEST PORC R OA STE CHE YG RLE HE RNE U TBO Ter WESGROVE ENS HAT QUE ROAD SING KEN GARWAY M NEEDHA ROAD #Ñ S #ÑÑ #S S MARY PLA N St D CA MFCAPLAN OR D STR D S EE TR T EE T MU CH LR EA URCH ST St DY RE ET ET RE EL ST CH UR ET RNE Te TBOU FI SA St H ROATTO W N OB SC ST CH UR CH r.Rd RE AR GW EY DUDLSt ITAGE HERM St ED DELAELD VILL MER AS WES St E TER HES CHIC CH TON GH Cl Rd OROU OR CH AR FRA DSON MP TON STRE STR ET EET LUT ON STR EET t NS PTO CR AS VILL MO CLIF d LS R D HIL LOR OM STR SA MA FOR BLOM RNE ET BUSt d ER AR GW ED TT RLE CO St DESB l CE #Ñ #Ñ S S TRE sP Mile DS N'S BA s AL M RA ER LORD HILL BRIDGE'S FOL St. 'S T TO PEN D RY Av E th RANELAGH Br PORCHESTERTer.N St STEPHEN'S Cres St MA ICK AC RR RQ U St AY BO N RR IN Gds GTO WA EET D OA DR RY LAN RANDOLPH Cres Ms ON BYR W Cres WARRINGTON END ESS KILB D A ABIN LTER T GE R M ON RO s A ASHMORE ROAD CHIPPENHAM ROAD CHIPPENHAM ROAD WINDSO GARDENSR ET ES BL ET OA RE ER ST AR AR GW NA ED WOODFIELD Pl NG E l TR N P St ES ON PT RIDG HB AS TO VE P AD CE PLA St. RW TE POR ACE D Pl LAND PL MBERLAN SUTHER NORTHU Y ROAD REET DER ST ALEXAN OUTH ROAD DARE MONM EKILRDENS TERRAC GA RD ROAD HEREFO REDE Pl RD ROAD E HEREFO OW PLAC CHEPST W PLACE BRIDSTO W ROAD CHEPSTO KILDARE AD EET AD LEDBUR USE RO ELL STR COURTN AD MOORHO Y RO C Cl BUR ADO Y RO SBUR OW ROAD CAR LED # #S S SO LL CE PLA LAS RK VIL PA WA NE CHEPST AS VILL S SHREW D ILLA ROA DV ERN #S S #ÑÑ S #Ñ ÑÑÑ MP YM HA AD St RO ON PH TT HA OL UR BO EST ROA #Ñ S # S S # LIS PLY ND OAD AT W GRE OAD OAD # #ÑÑS # S S # S Ñ REGENT'S PARK PL RA St UE CE EN LA AV SP PH ON LY LE OL FERNHEAD ROAD WA LTE RTO NR OA D ÑÑ VA ND AD WS ON E DAL l REN P SUR GT ME RO CK VIN WESTERN Ms IDA AR PORTNALL ROAD VE l MADON N RE ACE l CLATERR K P LAN RA JA COLLMES IN Cl S RO MP K WIC l RTH C Ter ICK HW HA NO UE RT EN NO AV IN ASHMORE ROAD FIFTH Av AD K RO PAR URN KILB URN BORO PAR UGH K RO OF AD BREN T INNER CIRCLE RC rg Exc ET St GeoCourt ET ES RE T RE JAM St DS ST AR LL FOR ley AG ET LangCourt DE BED EN INGHAMT STRE St BanbCoururyt TT UR NO CO AL y LEY TEHALLGds Lazenb WHI G NE Ct St DBURY LAN ADELAIDE St WHITEHALL BEDFOR ER BY RC SE St S HALL ME SLING LACE RO WHITE P Treasury UPPER 'S St.MARTIN'S LANE Passage HALL Pl St.MARTIN WHITE St.MARTIN'S t LANE Gds RS SPRING WE TO CHARING CROSS ROAD ROAD GUARDS HORSE T POR N'S ST S ROAD NEDW Pl r ST MARTI G CROS este RAR ST Greek CHARIN LeicPlace Ct GER ACE K ST MB PL FOL ET ITCO TRE SUF WH ter EK S Rd ices t MEWS mb GRE Le co URT N StreeET EET Whit Ct s t CO MDE STR T 's Bld O EET NS RE H an O HAM F CA RKE NDO Batem R ST FRIT N STR ERL E TEN H O OXE YMA DOU DEA A WATPLAC H Y TOTROUG WAR YALT ONEROMs EET EET BO O St ST CHAP Pl N STR STR N'S SOH ERT ds YN Yd LBA DEA Ms CE NG EVEL RUP ST A PLA EET MOND LTO L St NE RICH STR T CAR EET DMIL HBO STR WIN ENT STREE MAN RAT S OUR EAT FLAX T EAN HAM St REG UR E D RE R T D A CO FA G M WAR K La STREE PEL St BAB T Gt.CHA DUC WICK St S s Ct St AN St RM T t BER mp's S Ke U M E IN le T O E Psg K E l TTE Eaglace DS NEW an STR WARD HOP STRE P STRE St K P OO wm RLO Pl OUR Y Ne YOR E D RW ET St ERS CHA tte ARD OF St ING TON ENE a HE AIR BERN ROA STRE D St W St rch UKE rlo ING ULT LE L wr S S GH ST MAN ChuPlace D ELAN Pl N Yd ERS ChaPlace K LEX Gt.P BRID LNJAME St AIR NEW S MEWS ROU CLEV SE & CROW l Pl BERN WIC ET E LBO RO ER Mal TRE BER Pl Lwr HN OLD GE BERN MAR Pall el Ct l ND S l REET JO t S'S ST St Upr SG .P S P g E OD E ST n E Picc M 'S s M A GO POLA OW Pass l WELLS Ct ERS d EET t.JA OUR ET JA St T Princede wn ring P UAR ALL E ro DR T BERN & Eve E DUF C STR TRE pr SQ E Arca SW ET S Picke Adam YAR t U HN DEN D LL S STR TRE TRE ET Ct S Ms AM LAN EET SHA by S JO St WICK ES BLE LE S TRE yder F C VE WELL STR MAR GH Carna ingly Ct EET R DUK STA YS R KVIL H O CLE ANY D WA K STR ENT EY St lk UG BUR St SAC BUR St St adilly ALB RTYAR St S'S S'S RO Wa REG NEW WINSL Picc cade ET LIES St AU BO ME .JAME IL E Ar S A en's Lt.St J N COU aby TR RAM NAS T ST Que arn DDO St e t St YS C T C RLE E H GL HFIELD rcad ook EE BOU Cl Gt.TITC n A tandbr T KIN TR Markett Cour STREET DS St ingto S TREE EET OGLE HILLS Plcus Avenue Burl LAN ROW N STR TON ET DS garrtet VE d Cir EET MarCou ILE ING ON St LD STRE BON Oxfor STR GTO HANS k CLE SAV ARL EET ET CHFIE LD IN s Ms LL TIT O Y 's Wal STR ND St TRE YM TONE URL GREAT ARG ET CLIPS K S Ms St PORTLA ENT Queen DB ZRO Gt. L O FIT TRE REG COR RK St.BOND T REET ES VER CO W EE ARL D St IELD ST EET DOYARD TR NE EM GOSF CHFIEL OW POLLEN SON'S STR DS STREET SWALL Pl REET ALB Gt.TIT EET s St MA Ms STREET T LAND VER Jervi ER ST LAN ET Ct EE STR REGENT ARMS DO CE'S Psg T PORT VE BOLSOV TR EY E STRE GREA RIN W CLE NS N P ET STREET KEL EET .GEORG RLO l REET R P A St T T B JOH STRE HALLAM TTO BER ER ST EE DS ISH RA TR BOLSOV CAVEND H STREET ST BON OD NS Ms.SOUT LAND ET REWO ENDISH St NEW LTO RE ET T PORT H M CAV St HA PLACE ICE GREA ST HALLA Ms.NORT BO HALLAM RE ALBANY St HOLLES E ST AUR MEWS STREET Ms ES AC S E E M G N C DO Z ND PL IDFORD AR RSE PETO PLACE FIT PLA CHAN AR MOO RE BR HO PORTLA QU DEVONSHIMs 'S CL ROW ITE ET ESS DEANMs YS LF G E. DUCH EET HoShrseoe Yd WH STRE HA UARE ELE St VENDISH DERIN St STR of MEWS ACE S RK D FIELD OLD CAREET h d PARK SQ ND PL BE MANSFIELD ST EW OUTER CIRCLE STREET BON Hauenncison Y ON PORTLA CARRINGTET 'S M MANS STRE V HARLEY NEW EL N St AY MEWS K H CHAP E t QUEE RE Pl TREBEC CK T St RD PLAC RE S WIGMO EN STREET STO EE CAMD HERTFO OD St VE STREET DAVIES L Pl ET STR St WO Place UGH OF HIL HARLEY HARLEY LE STRE WN BORO ley RFIELD LD DO WIMPO s.W. Sed WS CHESTE EET AM WALK FIE W. STR Cres.M LE ME E ET ER La ANTH l BROAD Threegs E PARK SQUARE STRE WIMPO LAN STREET GR P RK ST NHOP E E A STA CK PARK E Ms.S. Kin P ROW DAVIES STREET STREET ON NSHIR CH Ms RFIELD WELBE Yard Sq.Ms E OLD LEB HARLEY s IMPOLE ORD Pl . DEVO STREETCHESTE LEBONE S Y W .W TF RY PARK M ON MA E GARDEN S PLAC PLACE St T St ald HIRE Ms REET MAR STRA DERBY STOCK ING Ms WAVERT hib N PLAC SWICK Ms CARLO IMPOLE WOOD WS BROWN D St ELBECK ST GILBER St DEVONS St rt BRUN Arc MILTO Easleys ME Upp.W LECLARKES W AN Gees Cou Y Sq REET RK HA OREL BINNEY MEWS PLACE DUNSTAB opher's AUDLE ZON PA E WESTM EY ST St.Christ Pl MEWS NSHIRE NE CURLACE LAN Y ET ET H AUDL ET DEVO SLE Ms P RE RE e PARK LA UT WE Hind ST SO St Ms BIRD St HIRE Pl. NT STRE MES ST DUKE ILLE PlJA Ms YLEBONE St DEVONS AUMO EV ET BEAUMONT MAR BE ND RE MA ST YER STREET EY St AUDLEY ET H R STREET THA LUML STRE SOUT ELL BALFOU MARYLEBONE HIGH UR WS TON St DUKE B'S W K BALFO E ME Pl JACO MEWS BALDER PAR NE PLAC REX CRAMER St ISH Pl GARBUTT LA REX Pl SPAN Pl OLDBURY PLACE REET GATE Grotto N Psg K STREET EY ST YORK OSSINGTO AYBROO 'S H AUDL Blds URNE ET NOTTINGHAM PLACE E STREET NORT STRE Cl BLACKB MEWS ASHLAND Pl R Ms PARK Shepherd ET IDG E STER Place D STRE SEYMOU BR NCHE pherds BINGHAM PLAC She MA ET RK ORCHAR LUXBOROUGH STRE BAKER'S YO MEWS L REET RED Pl ET NDAL RN ST RE KE RK CHILTE TONE Pl PLACE BAKER ST REET PA E OADS RK ST Pl BR LAN OP Pl ET PA REET CK KENRICK ALLS N STRE LO ERN ST STREET PORTMA CHILT DAVID SHERMEWS BAKER St Ms AVEN U ROW DUNR PLACE MONTAG TON St ELEY STREET CESTER GLOU BERK NSIONS RODMAR St BAKER Ms LANE EBEC AGU MA PARK EBEC OLD QU MONT NG CLAY St S STREET ACE NEW QU St E MEW ER PL BAKER SPRI ST AC EC PL Ms CE AGU St QUEB Ms GLOU RE TH St CESTER MONT S LANE TWOR GLOU NTAGU SQUA RE SIDDON REET GLEN PLACE UA CE MO PLACE AGU IRCLE REN AGU SQ S EAST CESTER MONT.Nth TH ST ET TYBURN ERLAND STON MONT GLOU W Ms ER C CLA Ter TWOR DURWE T CUMB WAY GLEN FORD STRE OUT TON ME NTON STREET GREA THOR ACE RE REET BRYANS GREATERLAND CHAG PL N SQUA AGU ST CE Pl CUMB Ms STER YANSTO R MONT RE PLA E CE BR PE UA AC UP PL SQ GLOU MEWS EX St YMOUR NSTON SS SE TH YA BE T AM BR ES STREET SU SWOR BALCOM WS W WYNDH Pl KNOX HUNT STREET TON ME ACE STREET PE BRYANS OUR PL TRAL YNDHAM LINHO T EN YM ET W E .C CUS EE SE RE AC Gt Pl ET STREET CIR MsRD STR BE ST ON PL N STRE HOPE BOST STATION BALCOM BROW ENFO STAN AD NE T MER ET EE RO AUGHT PLACE MARYLEBO WAL Pl E RE ARE TR CONN NUE PLAC BOSTON ST AVE M S EET Pl OUR RE ET DGW OD HA EA SEYM SQUA Y Cl RS E TR LD TS EWO FO XS T OU E OR HAR HER ROVE EU REE T SH AC P ARC L N ON G ST TREE Pl LY TP LISS S l ER MO TO ES A N C N P ST W OOD Av ALL DO E DE RK HAREW EN AR CH BENMDs PA N BR Ms W.G OR P REET ALBION MA K T RT E AY ST D EET OL T EE PO GAT E OA RF EN COSW ALBION STR Cl STR St V E T NO ESC ER GE ION SEPT RN RO LEY BRID REE AR GHT ALB BO w TRAN t CR AU H STAL REET Y ST R NN C K CO LS ST TR GW Cl TITSOUTHWIC Yd EN ED BEL K STREET E DAV N St T HYDE PAR CAB AC RK STREE STO PL PA NT RAN LISSON LE DE CE D SA N PLACE HY RES OA CLARENDO C E ER BRAVINGTON ROAD BRAVINGTON ROAD COOMASSIE Rd PORTNALL ROAD D TE VE NG ING NN CU D BARFETT St FIRST AVENUE OU PA SO l CE OA PH OL BRAVINGTON Pl D OA OA LIS NC RA D OA KR ND THIRD AVENUE SECOND AVE NUE EN KR PAR FIFTH AVENUE CAMD UGH OF K BOROBROAD WAL St EET RY ER REGENT'S PARK CIRCLE NB NUE TH St OUTER LWOR EE d ER P LO FAIR Pl RTH NO ANK B RE AD ER DG LO KT AD TO ER GALTON STR D 1400 Meters AD RO OD WO OA RO NT AR LE RA LA DO PIN EL ST CA SE R OTE OW FOSC Ms HARR Rd GE RID #Ñ S MIL FIFTH AVENUE OA 700 AD ND HA TO FOURTH AVE DR 0 ZOOLOGICAL GARDENS CLE R CIR OUTE LE RO PEACH ROAD EN AD SH RO WN UE TO EN D OA RTR LBE EA INC PR CIRC ON EE EET OUTER CLE R CIR OUTE GT LLIN WE UE N'S OH St.J #Ñ S #S S # #Ñ S #Ñ S VA E U EN Rd ERN #Ñ S IDA LAIN E TH SU LAUDERDALE ROAD TEL LAN CAS MA LAUDERDALE ROAD UE VEN IN A ELG EST 'S R NR UKE GTO St.L MIN LEA ALD # S AD HUXLEY STR RT ALBE EN CAMD UGH OF K BORO OAD WAL BR C PRIN Rd Rd AV GR AD OV GR MIL HA UE RO DROOP SIXTH AVENUE St PRINCE Ter E E LD MDEN OF CA UGH BORO AL CAN Rd ION N U ND GRA ALBERT DE ON RIS r 'S Te ES St.JAM RM s LLS FIE U M t.ED WE CH N er ST ND' E RAC TER Ter.M ES'S AM St.J O St. D'S UN EDM Cl TIT DE D AM OA St ING ELL St.E FC DR HO EN UG SH RO BO AN N TO T RO Pl T ON EE EE TR GT STR HS LLIN NE WE RA HIG CH OD Ms EM CO WO IDG N'S BR OH NE RA VEN Cl D EN AV TH AD D OAD Gt.W # 0 - 30 S # 31 - 50 S # 51 - 600 S CAZ Boundary Family Housing Areas (as defined in Maps 3.1- 3.5, Chapter 3, 2007 Adopted UDP) Ñ Family Sized Housing (3+ bedrooms) WCC Boundary Residential density areas (as defined in Map 3.6, Chapter 3, 2007 Adopted UDP). Annotated with average density (d/ha) Zone 1: 400 - 850 hr/ha Zone 2: 250 - 500 hr/ha Zone 3: 200 - 350 hr/ha Zone 4: 120 - 350 hr/ha AD t CH HA DIS ING OA PH OR AD RO ROA D LEY OA WID DR GR LAN RIN SHIR LAN ME WARLO Gt.WESTERN Rd AL KEY Dwellings per hectare density 2002 - 2006/07 RO AS A W ON GT LLIN CE WE PLA O DR O WO N'S H t.JO UE L CO VEN NN LE KR OL HW RO LL TE OT SC S RLE CH LORD'S s d IS G HIL er CA EE St. SH PL ANN AC ON ADEA RO MON E EN TS ITS CH t L L A AR LB ER TS TR EE T CU E LAN ND'S DMU S CE RA ER DT OO 'S W N JOH St.J AD AD E RO EE TRE LM TR OSE E CL DE VA AR ND AS A LIN ISH ND VE SE CA CLO D A RO TR WN CE er RO ELM AD END RO CE RA ER IDA RA ELM E C PLA N AN 'S T ON GROVE NT TO MA LAN LL HA ATE G ME DA d SR CU CIR AD RO E IDG STR Pl DN NN GT LT AD l NC MIL HA UE AD RO UIL St.A MIL RO OR D LL HA AD HE AQ GS D EY Ter RC E RD GA RO OR KIN LLIN CE WE PLA ABB ENT UG OA d NR D OA SR CU CIR AD RO TO L CIA ACA Gds LEY OA Rd CE AN DN S OR MEW 163 d/ha L HIL A ALMUAREON SQ MILT NS HA RDE GA A OW HIL CIA ACA Pl AD RO CIA ACA AD VER RO WA LEY CH CE RA TER CIA AC NZ CE FIN NR AD LN KR VEN HA LPH v AN er OU RO HIL ABE E AR VAL LAN OLP ND DU BID LL HA DN 'S T UD EY LET CE IDA D A RO E VALLOSE C N RLA LO ABB VIO ER QU WO RO EEN Thloese C E RD FO NG Cl AG E LAC NP R CO AB D P TS OR GF EGENS R MEW LAN 'S EN E LEY CH Pl FIN LA SS PA E RA ER NT MA RA CE L N Rd IM NS DE AR YG BE AB PLA E LAC # S OL RF NO QU DOU D OA LAN TO S IN ELG RN OUGH HIL YR CE G EY BR AU Pl l GH P ROU LBO MAR HE THE MIL HA EN RD TU UE AD SCENT AD SHIRLA ND ME WS LYDFOR D ROAD FERNHEAD ROAD CAN Average density of whole city 210 d/ha N BLE LA HP OU OR RLB MA CO ER AB UE IN EN ELGs.Nth IN AV M LG E IN ELGs.Sth M N AVE R HEIM O GR N'S EE QU Ñ N AD O KR D S OA ER DG N LO SO ER M ND IVE HA NT HE DR ES CE INNE TR RES R CIRCLE RO POLL C HILL E R CK RO AV AD DRIVEITT OM ROA OD AD t ANAL ND DEL PORTGATE t D WO JER Cres ON S ION C LIS YS AW WA RLA S N ' Cl U E BARNSD N D S D G St. 'S H A RLO CA H RITTL ON N ELE RE T ALE Rd DRAYFO GRAN PLA D St.JO ET PAV RE CK SU GR RO AD ETO A ANDREWPl E G S RO a O RD R O H ND Rd ri AD N R BUR PA E E IRL VE Cl MORE ST CE Vicatossage ETF RK STR SSUN ON N PLAC ENU LIN A E OSNABURGH A TO T ERRI RO V N L T N A E P IF IS R TA GTO DR HO P EET LE NGTO O TERRACE IN OA CL KENNET Rd RN STR HERT EN ST R CIRC NC t ELG D OAD NUE D E E TE TH l S N OA E A Rd N E D G OU V O IL LOS O O A L KIN NS RY ZAB C G GAT BOLDER ER RT E Rd ATE DS R ELI GTO TRE AND WA NIN l AB E HE EFO Pl O LLO d N OW C EDB ERL PLAC ET NR FIS RW HAR MA RE R Ter ON Rd YLA NS NS BR BERT l St RTH ED IVOR UTH EL RO O R O E E IC S EUST RO ST Y A O C D A D M E G KA EA t R OK E D M R UE S R NAT WR GO ALL CORN VEN ROAD ER D VENU WAR GA AS RRACE S GA OS OADL AVEN N St NE LE H LDN A TE S S R N IN OA W N W BO S RC A O RK O G O O U ER LE NM A AD YO MACFARREN P P ALL Pl EL R CI WARRE D DO H ME EY TO BR EN HIR RM MARY DR A OA LAC Ter.M Athens OUTE ULSTER EW E EN RO FER PE P dford BRADC St LAND FO SA PLACE CLIF Gardens IEL AID D EST AR S E s AD Blanua NF OL MO LEA LIS RO CL MF M ACE W HO Sq re OL ND UNTON RR YR N O E Cl R TA B L A A TE L E RM U LD EL D W s UR R V B N Y OAD FIE CHIPPEN Ms ELL D STR YORK BRIS EAD Y S ITEHA St St LBUR DOWN PARK Cre HAM MEWS GREENWSt AVE Y ET ME AD D D E T RE r RO RO WA RIV OL M t WH ST ET Te WA HARROW EY BRIS LAN AD DORSET SQUARE LCOMBE E TH Cl RW BAR LEBONE EW ON DL ROAD S Pl RT HER TOL ME R.B. 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ND S ES SQUARE CIRC IDG Pl LEINSTPl SM LAN TH TON Yard ON ELSEA EW ELT E ADW St RA Mr Ct EN'S 's ROYAL BO US E W SH UC MO ST E USESt St VELA TON & CH l d ALLBR STREET er's MPT TREET BRO LO ARD R St T M TON TONt ENS T ROA bert O QUERDENS C HO TylCt E RD ET Pl W RD O R LE N F GH u S N E L L FO M R K GH o A GA AU C RE ND C s S KENSING RO OX T EAR R EI F ST IF G CAT D ER S r GSTRATH 'S IC H N W CONN CE U GA HILL EN N EX Gd MsOOK HIE STRA SilvePl Gds RCHEST ES ON LaEET BROOK ST CL ARCH ANSELM NORT OLD MILLY DER CLARENDO HER PLA E SS BROWGds LITCHFIELDSt AV TH RC LEINSTER PORCHESTER PO DAVIW MARBLE L OURNSU PLACE St FRE T VEN Ms INE OU MEWS Ms CR BA EN'S SQUARE WESTB CENT RO St RE DUKE'S ME S SEL ER AVWEhite Lion Yd La EE HART NUE CE INDIA CRA GARDENS S CLARENDON YARD STR TB US St AC QUERDENS CRES 'S TR MIL PET R ROAD RY Concashire St SUSSEX RA E PARK H ROW RS s EEN'S AVE DEN EE HILL EET PLACE CE ORGE Yd Cl T R St NG RAVESt ET T LS LS RO urt GA N ET ST SQUARE TER HYDHYDE PARK GAR NORT PRINCE UEEN'S M QU Ms BAYSWATE IDEN EET PRINCE'S MALT Gds RAVEN URY STR NETT er's LO DOX EE RA UR t NEW INGTO E enisonrt Sq Q PROV URT GE EY VEN N STRE K STRE Tweez MEWS W HILL ' STR C TR SQUARE MAD PE ER Alley ESB TH CO GREAT ND GATE RN GREE CO RDEN WIN St QUEENSBR BROO FLO BA OOK'S LITTLE NEWPORT AK URL PLAC N T Cou KS T HO K CE Ms AVEN L Gds ET EW AFTEY Pl treet ACE MBERLA AGE E BR B A R C E CU H PL N R PASS C B AD G G S R E O B O A S ARRI S IL NEWPORT St AD R RO T T NORTH CARRIAGE DRIVE ET LEES t PLACE ST E PARds IST STRE CK ST DAN errard FULTON OW RO Ms NEWRLINGREET t EN H STRE BAYSWATE GS RS V E V SC ST S IELD E'S T R E A A Ms IN S AC E INC DAWSON MO H MF N RE R D NO G G R T TE PR E E t U T t PL C R T C EW VE ET K HY BLOO PLAC St E ND CRAVEN E S B SNEW INGTONs T DS M Gds STR MPLE BOU NOR GROSBROADBEN 's C d AR A NESS X L A LL LL N TE VE OO E h INVER T AD E R Y HI HI T A L W O it RL M OS T R E HILL EMBANKMEN St T ET R SOMERSET HOUSE EN S GR TE BU Pl BO LIS NEW ROW IVE E NT BECAR TER ROAD Gds CRAV Sm HAM Y VICTORIA OW R VENO N RE E RIE EWS K STRE TER GA Y REGE E ST St.Martin's Ct Goodwins Ct SQUARE LAN BAYSWA NORTH CARRIAGEDR ST GROS BOPlURDO ER M MOSC LAC t PLAC HEN LANCAS SAVO W R BROO EN ER Cecil Court HOP Gds RO DS NP LEINST UPPE St D DENMAN St TE MAID EET EW WE DON RUTO FOR OY s K W BEDFOR ET TER GA BR HOUS OO ST SAVHILL STR Jone E BOUR B SCwoisurt LEICESTER CLIF GLASS rt Ct C UNT RO BR Ga S STRE Cou TER N SQUARE s CAR ST s E A LANCAS St STREE EN MO May OS Y L O RY T ET O P CARP St St CULR RIA UT AD COVENT SAVAY St R STRE OS PICCADILLY BR VIGO GE ORME La Irving St D E W ATER RO VENO ON CIRCUS AND DRIV Gds 'S ROW ET AN LAC BAYSW Brydges Pl CH AFT R GROS ADAM MBETH EET T STRE TON OY P E CAROLINE STR Hs.St ET GR UPPE WS H OF LA SAV MOUN STR LY E St Cl ORANGE LING WILLIAM IV STREET AM ES ME BOROUG ROAD RH ADIL TON BUR STR MYN S'S REEV T STREET DU VINESt BAYSWATER PICC JER ST JAMAMERKET IS PAN EE ST AM R D I Ter ACE D E ET T ROA H A R G L T TER L S LP P IL al NY E BAYSWA NOR EET T STRE NATIONAL GALLERY RAN RAoyrcde YH OH ORK Bld ADEVOY RM RE O R A MOUN J T A ST B H N T F U A TO LS EE St DUNCANNON ST VIL STR CKING ns S CARL ET ET RD HIL STR t LIE EET HAM STRE D STRE FFO MYN LE RS HS AST TRAFALGAR ALDFOR OLK STA WS JER D APP EE Yd SOUT ST LL E SUFFACE N ND EET T ME R SQUARE PL RAOR C ON TR ET STR EE L MA Y'S CH EET ST S THU Cnr.HRseAVE Hu TR PAL H STRE LES ORMYARD HA TR MBE .St N S ngerf S CR ARIN SOUT SS COCKSPUR STR Ms HAR ET E S Yd C St ' O E T E S o L L N R T G R A rd E S O HIL EET R T S T L ST GE AR 'S MAS CHARING K CK NORTHU AND EET Lane ION IR AR CH R Yd MES MYN Red CROSS WIC CO t SP CL MBERLA YFA E RYDE JER ING Lion Yd St.JA WAROUSE S Ct URSPR MA PLAC ND AVEN St Gds ALL E H LY ER Fo ARE NETT UE Y LM RYD es Pl HUN otbridge RAC BENTREET CRAIG'S DIL SQU TILNEET LL PAL GER S CA COURT TER Princ MA R St STRE FOR PIC USE HE D Yd EET RYDE rd E N O T D BR R he PE A l C H T ep ND HO P ET S Sh rket N PLA IDGE OTL LA G STRE STAN TE Ma LTO t.SC SCOTPLACEEHALL ARK LL Pl KIN (RAIL R GA CURZON G P SERP A WS IT C ME ET ) E BA ENTI WH MARKET EPHERD STRE Pl ds BLU NE R L NG S'S SH OAD MAL ME LTO 'S HESAD L A St TT R ROAD L J PI S A NTINE ' t. A T S SERP SERPE C E S P MEW ME UTH ON TRE ENTI Y S t.JA YARMO Pl CURZTE L .S D N R HORSE GU IL HORSE GUARDS E ROUND POND GA REET SERPEN INELt TFO AD ARDS Av RUSSELL THEREL Yd BRICK ST C TINE RO HER CA Ct ROW WHE PIC AD K St ND BRIC ACHILLES LL VELA WN 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