Density and mix, Annie Stott
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Density and mix, Annie Stott

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UDSS11 'hot tips and tricks' session, day 2

UDSS11 'hot tips and tricks' session, day 2

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  • Amenity - Higher densities support mixed uses and can provide a balanced range of facilities within a 5–10 minute walk.\n Housing – The stock can more easily provide a wider range of housing types and tenures.\n Transportation – The development provides a customer base for effective public transport, while promoting cycling.\n Economy – The development can make local business more viable.\n Social – Passive surveillance and opportunities for social use of public spaces are improved.\n Energy – There are opportunities for more efficient form of energy supply, including local generation and distribution networks.\n Landscape – Countryside is retained and new landscape open space can be provided.\n
  • Amenity - Higher densities support mixed uses and can provide a balanced range of facilities within a 5–10 minute walk.\n Housing – The stock can more easily provide a wider range of housing types and tenures.\n Transportation – The development provides a customer base for effective public transport, while promoting cycling.\n Economy – The development can make local business more viable.\n Social – Passive surveillance and opportunities for social use of public spaces are improved.\n Energy – There are opportunities for more efficient form of energy supply, including local generation and distribution networks.\n Landscape – Countryside is retained and new landscape open space can be provided.\n
  • Amenity - Higher densities support mixed uses and can provide a balanced range of facilities within a 5–10 minute walk.\n Housing – The stock can more easily provide a wider range of housing types and tenures.\n Transportation – The development provides a customer base for effective public transport, while promoting cycling.\n Economy – The development can make local business more viable.\n Social – Passive surveillance and opportunities for social use of public spaces are improved.\n Energy – There are opportunities for more efficient form of energy supply, including local generation and distribution networks.\n Landscape – Countryside is retained and new landscape open space can be provided.\n
  • Amenity - Higher densities support mixed uses and can provide a balanced range of facilities within a 5–10 minute walk.\n Housing – The stock can more easily provide a wider range of housing types and tenures.\n Transportation – The development provides a customer base for effective public transport, while promoting cycling.\n Economy – The development can make local business more viable.\n Social – Passive surveillance and opportunities for social use of public spaces are improved.\n Energy – There are opportunities for more efficient form of energy supply, including local generation and distribution networks.\n Landscape – Countryside is retained and new landscape open space can be provided.\n
  • Amenity - Higher densities support mixed uses and can provide a balanced range of facilities within a 5–10 minute walk.\n Housing – The stock can more easily provide a wider range of housing types and tenures.\n Transportation – The development provides a customer base for effective public transport, while promoting cycling.\n Economy – The development can make local business more viable.\n Social – Passive surveillance and opportunities for social use of public spaces are improved.\n Energy – There are opportunities for more efficient form of energy supply, including local generation and distribution networks.\n Landscape – Countryside is retained and new landscape open space can be provided.\n
  • Amenity - Higher densities support mixed uses and can provide a balanced range of facilities within a 5–10 minute walk.\n Housing – The stock can more easily provide a wider range of housing types and tenures.\n Transportation – The development provides a customer base for effective public transport, while promoting cycling.\n Economy – The development can make local business more viable.\n Social – Passive surveillance and opportunities for social use of public spaces are improved.\n Energy – There are opportunities for more efficient form of energy supply, including local generation and distribution networks.\n Landscape – Countryside is retained and new landscape open space can be provided.\n
  • Amenity - Higher densities support mixed uses and can provide a balanced range of facilities within a 5–10 minute walk.\n Housing – The stock can more easily provide a wider range of housing types and tenures.\n Transportation – The development provides a customer base for effective public transport, while promoting cycling.\n Economy – The development can make local business more viable.\n Social – Passive surveillance and opportunities for social use of public spaces are improved.\n Energy – There are opportunities for more efficient form of energy supply, including local generation and distribution networks.\n Landscape – Countryside is retained and new landscape open space can be provided.\n
  • Amenity - Higher densities support mixed uses and can provide a balanced range of facilities within a 5–10 minute walk.\n Housing – The stock can more easily provide a wider range of housing types and tenures.\n Transportation – The development provides a customer base for effective public transport, while promoting cycling.\n Economy – The development can make local business more viable.\n Social – Passive surveillance and opportunities for social use of public spaces are improved.\n Energy – There are opportunities for more efficient form of energy supply, including local generation and distribution networks.\n Landscape – Countryside is retained and new landscape open space can be provided.\n
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  • Density is just one aspect of built form. Building height, block size and building typology will all affect the character of an area and the perceptions of density.\n Height does not necessarily increase density. High buildings can be less efficient in terms of the ratio of net to gross areas. Nor does a building need to be tall to be a landmark. \n The contribution that a tall building makes to the look of the street will depend on how it meets the ground.\n
  • Density is just one aspect of built form. Building height, block size and building typology will all affect the character of an area and the perceptions of density.\n Height does not necessarily increase density. High buildings can be less efficient in terms of the ratio of net to gross areas. Nor does a building need to be tall to be a landmark. \n The contribution that a tall building makes to the look of the street will depend on how it meets the ground.\n
  • Density is just one aspect of built form. Building height, block size and building typology will all affect the character of an area and the perceptions of density.\n Height does not necessarily increase density. High buildings can be less efficient in terms of the ratio of net to gross areas. Nor does a building need to be tall to be a landmark. \n The contribution that a tall building makes to the look of the street will depend on how it meets the ground.\n
  • The size of a dwelling is one of the main factors in defining who can live there and how they can use their home. \n Dwelling size often determines how comfortable people feel within a space and how much privacy the home offers. Good design and creative use of space can achieve both high quality and appropriate densities.\n Providing homes with adequate or generous space standards does not conflict with providing appropriate densities. \n The UK currently has the lowest space standards in Europe, with average homes at 76m2. Yet we also build to some of the lowest densities in Europe. In comparison, the Georgian house achieved some of the highest densities in the UK, while providing generous, flexible and adaptable spaces.3\n
  • The size of a dwelling is one of the main factors in defining who can live there and how they can use their home. \n Dwelling size often determines how comfortable people feel within a space and how much privacy the home offers. Good design and creative use of space can achieve both high quality and appropriate densities.\n Providing homes with adequate or generous space standards does not conflict with providing appropriate densities. \n The UK currently has the lowest space standards in Europe, with average homes at 76m2. Yet we also build to some of the lowest densities in Europe. In comparison, the Georgian house achieved some of the highest densities in the UK, while providing generous, flexible and adaptable spaces.3\n
  • The size of a dwelling is one of the main factors in defining who can live there and how they can use their home. \n Dwelling size often determines how comfortable people feel within a space and how much privacy the home offers. Good design and creative use of space can achieve both high quality and appropriate densities.\n Providing homes with adequate or generous space standards does not conflict with providing appropriate densities. \n The UK currently has the lowest space standards in Europe, with average homes at 76m2. Yet we also build to some of the lowest densities in Europe. In comparison, the Georgian house achieved some of the highest densities in the UK, while providing generous, flexible and adaptable spaces.3\n
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Density and mix, Annie Stott Density and mix, Annie Stott Presentation Transcript

  • Density and mix Hot tips and tricks by Annabel Stott
  • Key themes
  • Key themes1. Mixing uses
  • Key themes1. Mixing uses2. Density and quality
  • Key themes1. Mixing uses2. Density and quality3. Density and built-form
  • Key themes1. Mixing uses2. Density and quality3. Density and built-form4. Measuring density
  • Key themes1. Mixing uses2. Density and quality3. Density and built-form4. Measuring density5. Determining appropriate densities
  • Key themes1. Mixing uses2. Density and quality3. Density and built-form4. Measuring density5. Determining appropriate densities6. Density and time
  • Mixing uses
  • Mixing uses
  • Mixing usesLocating a mix of uses within a neighbourhoodcan encourage walking to shops and facilities,and provides a critical mass of customers for localbusinesses, creating opportunities for people towork locally, and making places for a wide rangeof people to participate in activities and meet eachother.
  • Mixing usesLocating a mix of uses within a neighbourhoodcan encourage walking to shops and facilities,and provides a critical mass of customers for localbusinesses, creating opportunities for people towork locally, and making places for a wide rangeof people to participate in activities and meet eachother.A mix of uses is required successful, vibrantplaces.
  • Where to locate?
  • Where to locate?To make mixed-use work consideration must be given where uses arelocated.
  • Where to locate?To make mixed-use work consideration must be given where uses arelocated.Uses requiring the most footfall should be located in places with the bestconnections, where they are easily accessible. They should be:
  • Where to locate?To make mixed-use work consideration must be given where uses arelocated.Uses requiring the most footfall should be located in places with the bestconnections, where they are easily accessible. They should be: ■ At the junctions of movement routes
  • Where to locate?To make mixed-use work consideration must be given where uses arelocated.Uses requiring the most footfall should be located in places with the bestconnections, where they are easily accessible. They should be: ■ At the junctions of movement routes ■ Served by public transport
  • Where to locate?To make mixed-use work consideration must be given where uses arelocated.Uses requiring the most footfall should be located in places with the bestconnections, where they are easily accessible. They should be: ■ At the junctions of movement routes ■ Served by public transport ■ Easy to access and pleasant to use
  • Where to locate?To make mixed-use work consideration must be given where uses arelocated.Uses requiring the most footfall should be located in places with the bestconnections, where they are easily accessible. They should be: ■ At the junctions of movement routes ■ Served by public transport ■ Easy to access and pleasant to use ■ Near to community facilities
  • Where to locate?To make mixed-use work consideration must be given where uses arelocated.Uses requiring the most footfall should be located in places with the bestconnections, where they are easily accessible. They should be: ■ At the junctions of movement routes ■ Served by public transport ■ Easy to access and pleasant to use ■ Near to community facilities ■ Convenient for parking
  • Density and Quality
  • Benefits of compactneighbourhoods
  • Benefits of compactneighbourhoods Amenity
  • Benefits of compactneighbourhoods Amenity Housing
  • Benefits of compactneighbourhoods Amenity Housing Transportation
  • Benefits of compactneighbourhoods Amenity Housing Transportation Economy
  • Benefits of compactneighbourhoods Amenity Housing Transportation Economy Social
  • Benefits of compactneighbourhoods Amenity Housing Transportation Economy Social Energy
  • Benefits of compactneighbourhoods Amenity Housing Transportation Economy Social Energy Landscape
  • Density and built-form
  • Perceptions of density
  • Perceptions of density Higher density does not mean building tall
  • Perceptions of density Higher density does not mean building tall Good design can enable higher densities to be achieved using a range of building and layout types
  • What does it mean?
  • What does it mean?Higher density doesnot mean smallerbuilding units
  • What does it mean?Higher density doesnot mean smallerbuilding unitsGenerous space canbe accommodated athigher densitiesthrough good designand a creative use ofvolume, light andoutdoor space
  • Density and urban form
  • Density and urban form Wembley tall building study
  • Density and urban form Wembley tall building study Analysis by REAL shows how the same density can be delivered by varying building height, block size and building depth
  • Density and urban form Wembley tall building study Analysis by REAL shows how the same density can be delivered by varying building height, block size and building depth In this example, the 3 storey perimeter blocks deliver the same density as the 22 storey block
  • Measuring density
  • Measuring density
  • Measuring densityDwellings per hectare (dph)
  • Measuring densityDwellings per hectare (dph)Square metres per hectare
  • Measuring densityDwellings per hectare (dph)Square metres per hectareFloor area ratio (FAR) or plot ratio
  • Measuring densityDwellings per hectare (dph)Square metres per hectareFloor area ratio (FAR) or plot ratioBedspaces per hectare
  • Measuring densityDwellings per hectare (dph)Square metres per hectareFloor area ratio (FAR) or plot ratioBedspaces per hectareHabitable rooms per hectare
  • Determining appropriate densities
  • Factors which determineappropriate density
  • Factors which determine appropriate density1. Surrounding built form
  • Factors which determine appropriate density1. Surrounding built form2. Capacity of facilities
  • Factors which determine appropriate density1. Surrounding built form2. Capacity of facilities3. Housing types
  • Factors which determine appropriate density1. Surrounding built form2. Capacity of facilities3. Housing types4. Need for different types of housing
  • Models of urban capacity
  • Density and time
  • Evolution
  • EvolutionDensities should not be fixed for all time.
  • EvolutionDensities should not be fixed for all time.Should be able to respond in response toneed.
  • EvolutionDensities should not be fixed for all time.Should be able to respond in response toneed.Cumulative densities change as areasevolve and mature.
  • EvolutionDensities should not be fixed for all time.Should be able to respond in response toneed.Cumulative densities change as areasevolve and mature.Lifetime Homes concept - allow for easeof adaptation
  • Key messages
  • Key messages
  • Key messages1. Higher densities can help to create successful places by supporting local businesses, services and facilities
  • Key messages1. Higher densities can help to create successful places by supporting local businesses, services and facilities2. Higher density does not mean building tall. Good design can enable higher densities to be achieved using a range of building and layout types
  • Key messages1. Higher densities can help to create successful places by supporting local businesses, services and facilities2. Higher density does not mean building tall. Good design can enable higher densities to be achieved using a range of building and layout types3. Higher density does not mean building smaller units. Generous space can be accommodated at higher densities through good design and a creative use of volume, light and outdoor space
  • Thank you!