The market

Fears that high housebuilding targets for cities could result in unsustainable communities are being confirmed by statistics for residential development in London. London Development Research’s report, Planning Comparables, which assesses residential development across the capital, reveals how far east London boroughs are growing building heights and densities to hit their targets. The report concludes: “The danger of this could lead to the formation of enclaves where a monotype of architecture and housing types will dominate, which will not achieve the sustainable community vision for London.”

The report's assessment of planning permissions shows Tower Hamlets has most tall buildings. Across all London boroughs there are 31 buildings in the pipeline with 11+ storeys. Of these Tower Hamlets has 10 planned, with buildings ranging from 11 storeys to 48 storeys in height. As a result, average height for upcoming residential buildings in the borough is 10 storeys. Half of all tall residential buildings being developed in London are in the boroughs of Tower Hamlets and near neighbour Hackney. Tower Hamlets also records the second highest density level, after the City of London, with 497 homes per hectare, recording nine schemes with a density level of more than 900 units per hectare.

While east London’s housing shoots up, some western boroughs record much lower build heights, Hammersmith and Fulham having a maximum of seven storeys. Of 23 upcoming schemes with density of more than 900 units per hectare, only three had western post codes. London Development Research report co-author Tim Craine, who compiled this section with Aedas Architects, says: “The scale of the traditional urban fabric is being adhered to in the west. That constraint doesn’t apply in the east."

Still, will it change the east for better or worse? The report notes: “As investment is flowing into regeneration and opportunity areas, this may indicate a shift in value, and upward social mobility may emerge over time. However, this pattern could prelude reduced value as a result of a lack of diversity in housing type, tenure, building uses and strategically integrated public and green space.”