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 2
3

Percentage of sampled sites 2002 2006/07 Schemes with a mixed use 2002 2006/07 Average residential densities of completed schemes 2002 2006/07 Residential density (hr/ha) of completed schemes - percentages in each density zone Average number of dwellings per hectare by zone (sampled sites only) Percentage density (d/ha) in AMR categories (for 2005/06 only) Percentage of sampled sites over 5 proposed units Average Residential densities of schemes over 5 proposed units (hr/ha) 2002 2006/07 Schemes with a mixed use for schemes over 5 proposed units 2002 2006/07 Percentage density (d/ha) of schemes with over 5 proposed units in AMR categories Residential density (d/ha) for schemes with over 5 proposed units by zone (sampled sites only) Number and percentage of bedrooms by zone (sampled sites only) 2002 2006/07 Number and percentage of bedrooms by year 2002 2006/07 Comparison of the average densities (d/ha) in Greater London boroughs Residential density (d/ha) comparisons across UK Residential density (hr/ha) by year Residential density (hr/ha) by year for schemes over 5 proposed units Population densities Residential density (d/ha) for schemes with over 5 proposed units by year (sampled sites only) 2002 - 2006/07

6 7 8

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12

13 14

15 16 17

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Graphs 1 2 3 4 Density (hr/ha) of all completed schemes Residential densities compared to number of units per scheme Density variations across density zones Percentage of unit sizes permitted 2002 2006/07 (%)

Maps 1 2 3 Location of individual sites 2002 2006/07 Individual sites by year 2002 2006/07 Residential density of individual sites (habitable rooms per hectare) Residential density of individual sites (habitable rooms per hectare) by zone Residential density of individual sites (dwellings per hectare) Residential density of individual sites (dwellings per hectare) using AMR categories Family housing Residential density of individual sites over 5 proposed units (habitable rooms per hectare) Residential density of individual sites over 5 proposed units (dwellings per hectare) and family housing areas

5 6

7 8

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. Westminsters 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. Jamess & 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. Johns 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

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 doesnt 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

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 2002 2003 2004 2005/06 2006/07 Totals Total schemes 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

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 1 2 3 4 Residential density ranges from UDP (hr/ha) 400-850 250-500 200-350 120-350 Average residential density (hr/ha) 717 585 505 351

Graph 1 Density (hr/ha) of all completed schemes

1600 1500 1400 1300 Residential density (hr/ha) 1200 1100 1000 900 800 700 600 500 400 300 200 100 0 Under 5 units Over 5 units

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

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 1 2 3 4 Average % under 120hr/ha 1 1 0 21 6 % within density range 54 32 22 26 32 % over 850hr/ha 35 14 7 0 16 % in another zone range 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

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 isnt 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 Johns 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.

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 1-4 5-9 10 - 24 25+ Largest scheme

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

Residential density (hr/ha)

Number of units per scheme

Graph 3 Density variations across density zones

1600 1400 Density (hr/ha) 1200 1000 800 600 400 200 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)

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

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 176 196 102 57 177 2003 199 174 126 73 161 2004 199 152 160 100 182 2005/06 252 152 142 113 187 2006/07 237 167 152 73 194

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.

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, Wandsworths 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 Wandsworths 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

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.

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Table 7 Percentage of sampled sites over 5 proposed units

Year 2002 2003 2004 2005/06 2006/07 Total Total schemes 54 140 125 148 173 640 Number and % of all schemes 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 1 2 3 Residential density ranges from UDP (hr/ha) 400-850 250-500 200-350 Average residential density (hr/ha) 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.

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Table 10 Percentage density (d/ha) of schemes with over 5 proposed units in AMR categories12
Density zone 1 2 3 Average % under 120hr/ha 0 3 0 1 % within density range 58 14 29 25 % over 850hr/ha 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 1 2 3 City average Average density (d/ha) 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 fours 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.
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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 Councils priority of achieving more housing in Westminster.

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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 1 2 3 4 Total units % of 1 bed units 40 37 28 49 38 % of 2 bed units 35 35 43 11 35 % of family sized units (3+ bed) 25 28 29 40 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 2002 2003 2004 2005/2006 2006/2007 % of 1 bed 29 35 41 33 43 % of 2 bed 39 38 40 40 38 % of Family sized units (3+ bed) 32 27 19 26 20

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Graph 4 Percentage of unit sizes permitted 2002 2006/07 (%)

60 50 40 30 20 10 0 2002 2003 2004 Year 2005/06 2006/07 1 bed 2 bed 3+ bed %

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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 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) Average density (d/ha) 2002-2006/07 300 197 186* 164 149 133 130 121 112 112 111 111 109 100 98 85 84 83 79 75 73 71 65 63 62 61 59 59 51 51 50 39 36 66 145 107

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Table 15 Residential density (d/ha) comparisons across UK10

Yorkshire & the Humber West Midlands East Midlands Westminster* Area London South West England South East England East Enland 24 29 34 33 35 North West

North East

Year

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

24 26 35 36 35

24 33 32 38 43

26 34 42 43 49

26 29 32 39 35

27 34 39 40 41

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England

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

672 541 859 442 636

667 592 416 261 564

775 569 512 363 647

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 856 611 980 782 2005/06 714 1260 379 919 2006/07 777 756 n/a 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

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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 191 248 150 226 2003 347 229 144 242 2004 275 228 185 253 2005/06 230 292 165 250 2006/07 327 246 n/a 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 2007 Adopted UDP p.190 (POLICY H11) http://www.london.gov.uk/mayor/strategies/sds/index.jsp http://www.communities.gov.uk 2007 Adopted UDP p.191 (POLICY H11) www.camden.gov.uk www.wandsworth.gov.uk www.towerhamlets.gov.uk 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) Figures from councils 2005/06 Annual Monitoring Reports- taken from individual websites
12

21

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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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Average density of whole city 617 hr/ha

KEY

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Density category (habitable rooms per hectare) # >850 S # 400 - 850 S # 250 - 500 S # 200 - 350 S # 120 - 350 S # <120 S Schemes under 5 units CAZ Boundary 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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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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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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MAP 5 Residential density of individual sites (dwellings per hectare)

LOUDOUN ROAD
FINCHLEY ROAD
MARLBOROUGH

BOR

THE MARLOWES

St.JOHN'S WOOD

EN D AMD OA FC YR H O NDAR OUG BOU

HILL

BOUNDARY ROAD

PARK

OA

AB

YR

BE

IN SPR
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LD

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L

AR

FINCHLEY Rd

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BO L RO TON AD

Pl B

AC

GR

BE
IFT

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IA

R LG

LE

RO

AV

EG

AR

OU

DE

CLIF

TO

IL NH

ND

CAR

LTO

NH

ILL

CARLTON HILL
MARLB

UG H GR OF C EV ILL AMD E P EN LAC E

KIL
BORO OXF UGH OF ORD ROADBRENT

BU

ND

B KIL

STR

OW HILL Rd

FIFTH Av

KILBURN LANE

URN

PEACH ROAD

FIFTH AVENUE

MARNE STR

KILB

EET

DART

ST

PAR

NUTBOURNE

AV EN St UE

KR

REET

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OLIPHANT STREET

TH

# #S #S S # S # # S # S S # S
ENT OF BR UGH NE BOROLBURN LA KI
HER RIE SS t

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BR
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ASHMOR

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BRAVINGTON ROAD BRAVINGTON ROAD COOMASSIE Rd PORTNALL ROAD

DROOP St SIXTH AVEN UE

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HUXLEY STR

NUE

ND

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ROA

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FIFTH AVENUE

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ASHMORE ROAD

FOURTH AVE

FIRST AVENUE

SECOND AVE

THIRD AVE

CHIPPENHAM ROAD

BRAVINGTON Pl

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# S
HAR
ROKE Gr

KILB

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ON

RT

LTE

PORTNALL ROAD

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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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MAP 8 Residential density of individual sites over 5 proposed units (habitable rooms per hectare)
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Density category (habitable rooms per hectare) # >850 S # 400 - 850 S # 250 - 500 S # 200 - 350 S # 120 - 350 S # <120 S CAZ Boundary 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 9 Residential density of individual sites over 5 proposed units (dwellings per hectare) and family housing areas
LOUDOUN ROAD
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N MDE OAD F CA Y R H O NDAR OUG BOU

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# 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) 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

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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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GREAT PETER STREET

GAYFERE St

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COLLEGE LORD St NORTH St

Bennett's TRENCH Yard

SMITH DEAN DEAN STANLEY ET St SQUARE STRE ROMNEY STREET

DEAN DEAN RYLE BRADLEY St STREET

EA

HORSEFERRY ROAD
MARSHAM STREET

LAMBETH BRID

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DRIVE

Pl

HYDE PARK CORNER

PICCADILLY

ES'S

RIVER THAMES

KEY Dwellings per hectare density 2002 - 2006/07

249 d/ha
HYDE PARK
ENNISMORE

PARK LANE

291 d/ha
GREEN PARK
N'S EE NS QUARDE ACE G PAL AM GH KIN

PARK

DOWNING STREETRICHMOND TERRACE

WHITEHA

# S
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DEANER

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St

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Wat

MEN

HYDE PARK

alk

# S

BRUTON LANE

# S # S

LANCASTER Ter

CO

# S

MELBOURN E PLACE

CK S

Average density of whole city 210 d/ha

St STEPHEN'S Cres

MARYLE

LANE BONE

CR

# S
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LORD HILL 'S BRIDGE

OLD

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FO

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MA

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STR OX

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# S # S # S

ND

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