SUPER DENSITY THE SEQUEL

Transcription

1 SUPER DENSITY THE SEQUEL

2 Presentations How dense can we be? Andrew Beharrell, Pollard Thomas Edwards Superdensity and Street Life Ben Derbyshire, HTA Creating mixed communities at Superdensity Matthew Goulcher, Levitt Bernstein Managing Superdensity Andy von Bradsky, PRP Architects

3 How dense can we be? Andrew Beharrell, Pollard Thomas Edwards

4 How dense can we be?

5 How London got from here...

6 ...to here in 150 years

7 ...and to here in just 15 years

8 ...with a diversion along the way

9 Why density matters 500 Homes per hectare Garden suburb Metroland Islington square as built Islington square as converted Edwardian mansion block 1970 s estate low rise PPS 3 minimum GLC density cap 2000 s mid-rise Superdensity Superdensity case studies GLA Density Guidance for Urban and Central areas (PTAL 4-6) Hyperdensity

10 Superdensity 2007

11 London Housing Design Guide Housing Standards Review Summary of Responses March 2015 Department for Communities and Local Government

12 Standards are not the same as quality... guidance is not the same as rules

13 There is more to say about: Superdensity and street life

14 There is more to say about: Creating mixed communities at Superdensity

15 There is more to say about: Managing Superdensity

16 Does a global city need a global style?

17 It s not about towerphilia versus towerphobia

18 Mid-rise street-based alternatives can meet all London s housing needs and create popular and sustainable places

19 Recommendations Adopt mid-rise development as the preferred solution to London s housing needs Integrate taller buildings into mixed-density masterplans Subject hyperdense proposals to more rigorous testing Review planning policies and housing standards to allow more flexibility and encourage innovation

20 Superdensity and Street Life Ben Derbyshire, HTA

21 Just when you thought it was safe to get back in the water... The Return of Hyperdensity!

22 An Unfolding Tragedy - Mumbai

23 The March Of High Rise Destruction of old of Old Shanghai

24 Flach-, mittel-, oder hochbau Walter Gropius Flach -, mitte hochbau? Wal Gropius

25 The European City Nolli s Map of Rome 1748

26 Streets work! Streets are a city s greatest asset Citizens expect access to all areas In safe public space, policed by consent They enable mixed use, mixed communities, diverse scales and styles They facilitate servicing and repair

27 Streets work! Marylebone Fitzrovia Pimlico

28 Before its too late! An outer London location, somewhere near you...

29 Before its too late! Our clients assumption of capacity

30 Hyperdensity, but: Little in the way of any supplementary planning guidance No robust public realm strategy Before its too late!

31 Recommendations First life, then spaces, then buildings. Jan Gehl Design for street life means integrating uses Design robust public spaces first Towers should enhance not blight the ground plane Refine the London plan a spatial dimention

32 A message to the new Mayor Fight for devolved land and property taxation Use your powers; Urban development corporations, Compulsory purchase Lay down public realm requirements first! Chobham Manor, London Legacy Development Corporation

33 Creating mixed communities at Superdensity Matthew Goulcher, Levitt Bernstein

34 What do we mean by mixed communities?

35 Hyperdensity: a threat to diversity? Spiralling property prices Affordability Less sustainable A changed townscape

36 What can we do to mitigate? Policy review A broad mix of tenures, sizes and typologies Mixed-use Affordable housing delivery

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38 What can we do to mitigate? The practical Harness space above non-residential uses Design with families in mind Larger homes at ground level with street entrances Integrate specialist housing

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40 Integration of older persons housing

41 New typologies Shared housing

42 Atrium access

43 Recommendations Create genuinely mixed developments Cater better for families Set targets as bed-spaces per hectare Provide a wider range of housing typologies Harness space above public buildings Design to promote social interaction and sustainability

44 Managing Superdensity Andy von Bradsky, PRP Architects

45 We have history...

46 Managing Superdensity Breakdown of typical service charges Buildings insurance (including terrorism) Maintenance of electrical services and bulb replacement Management fee Window cleaning Lift maintenance and telephone Door entry system Maintenance of mechanical services Water supply costs Bin hire and additional weekly collection Communal area cleaning General repairs Pest control 10% reserve fund for long term maintenance Internal communal area decoration Major repairs to lifts and door-entry systems 22.0% 12.0% 11.0% 11.0% 10.5% 8.5% 7.0% 2.5% 2.0% 1.5% 1.5% 0.5% 5.0% 5.0%

47 Impacts on management costs Design and layout: entrance, concierge, deliveries Servicing technologies: lifts, MHVR, IT, energy centres, External servicing: refuse, recycling, cycles, cars Public realm: materials, landscape, vehicular access Responsive maintenance: caretakers, sinking fund

48 Mitigating management costs Maintenance costs in business model Ring fence income from ground rents for sinking fund Commuted sums from land value or profit Cap on service charges by LA Share costs with wider area for economies of scale Extend defects periods for M&E, landscape

49 Who for and how much?

50 A tenure blind approach

51 Recommendations Mitigate management costs at concept and design stage Apply a sequential test before opting for tall buildings mid rise first Balance capital costs and maintenance costs Seek new funding streams for revenue and management costs

52 SUPER DENSITY THE SEQUEL