New Skills
High density urban design requires new skills and new house types. House types which were designed to achieve low densities are no longer appropriate. Developers must have in their repertoire new higher density house types and flats. Many housing providers are unlikely to have the in-house skills to deliver this new, more intensive design themselves. Developers who can offer local authorities high quality spatial development plans will be well placed in partnerships with local authorities.

New markets
Demographic statistics would suggest that the three bedroomed detached house will no longer form the bulk of the market. Though a traditional style of house may still represent an aspiration for many people, family circumstances will dictate that new forms of housing could become popular. This will be linked to what people can afford and how far they are prepared to commute.

New House Types
Consider a wider variety of house types than you currently expect. For example single person housing, shared “student” style living, group homes for single parents. Housing for the elderly or infirm and live/work units.
We anticipate the extension of loft-style shell evelopments into other market areas. However all these new markets will need new types of financing. (Partnerships in the currently competitive mortgage market will be needed.)

Size
Our recent survey of housing need in Birmingham revealed that a major priority for many people is space. This can be provided with larger, less finished units, or by designing extendible units. In dense urban neighbourhoods like Manhattan people advertise accommodate by the square foot. Lofts are already advertised in this way. How soon before this fashion filters to the rest of the housing market?

Gardens in the air
New density of development inevitably means that not everyone will have access to a private garden. High density developments which provide a terrace or roof garden will command an increasingly higher premium. High quality public space should be within five minutes walk.

Parking
The cost to a development of providing on site parking and garaging will be reduced if on-street parking can be provided. Echelon parking on suitably widened streets can usually accommodate all but the densest of developments. It should be noted that many local authority housing schemes of the 60’s and 70’s had underground parking which has since become un-used. Offering to bring such parking back into use in an adjacent area could free up street parking for a new scheme.

Threats:
New house types
Many developers will have to throw away their old house types. They are no longer relevant. Where a planning permission for housing exists, a new density will be expected. Look at some of our recent designs to see how we are increasing density without reducing saleability.

Higher development costs
The cost of making planning applications and the design work needed to achieve planning permission will go up. Better quality, more intensive design, costs money. However quality design can reach new and profitable markets. More intensification of development can lead to higher development profit.

Our Advice:
Review land holdings now
It may be appropriate to make new acquisitions or release land.

Sites with existing development may become suitable for intensification. Suburban style developments in urban areas i.e. those with a population over 5000 will become potential areas for intensification. Review development plans for current projects. Most LA urban development plans already allow exceptions for higher density development - “in appropriate situations” In our view The Urban Task Force report has changed the definition of where such intensification is appropriate.

Undertake market research
Do you really know what home buyers want? Look at the demographics.

Pilot projects
The problem for many home buyers is that there is very little to chose between speculative housing. Expectation is restricted by what is available. Test the market with pilot projects - possibly the only way to try out new forms.

Inform your investors
Without development funding these projects can not go ahead. Financiers, shareholders, banks, Housing Corporation and English Partnerships all have a role and need to be convinced.

“At the centre of the national design framework should be the policy to promote compact polycentric towns and cities made up of neighbourhoods comprising a mix of uses which promote the efficient use of resources and which prioritise sustainable modes of transport.”
Urban Task Force

Now read what we think the implications are for local authorities or see some Shillam+Smith case studies.

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“At the centre of the national design framework should be the policy to promote compact polycentric towns and cities made up of neighbourhoods comprising a mix of uses which promote the efficient use of resources and which prioritise sustainable modes of transport.”
Urban Task Force