Government can fulfil its commitments to densify big cities with more planning reforms to help regenerate low-rise, post-war neighbourhoods close to city centres, Centre for Cities says.
Its analysis found low-density developments built between 1950 and 1996 account for nearly half (45.3 per cent) of all housing within 1 to 2 kilometres of the centres of Manchester, Birmingham, Glasgow, Liverpool and Leeds.
In a report published today, ‘Course correction: How to densify British cities’, Centre for Cities estimates post-war developments are typically 40 per cent less dense than pre-war developments in similar locations.
Fewer residents of large British cities can access city-centre jobs than in similar-sized cities in the G7, partly because British cities are less dense.
Centre for Cities estimates that the density gap in cities in the UK, compared to similar-sized cities in France and Japan, is equivalent to 2.3 million homes. Large cities like Manchester and Birmingham make up over half this shortfall, due to low density across their “urban core” – within 1 to 4.5 km from the city centre.
Bridging the density gap and unlocking the economic potential of big cities requires further reforms to make the planning system more spatial and rules-based, alongside changes to the National Planning Policy Framework (NPPF) and investment through the City Densification Fund to help metro mayors unblock large-scale city-centre regeneration.
Centre for Cities’ recommendations include:
- Amending the NPPF to require Spatial Development Strategies – and local plans in constituent boroughs – to identify the city’s ‘urban core’.
- Spatial Development Strategies target clear uplifts in urban density across all urban areas – particularly those well connected to the city centre by public transport.
- Amending the NPPF to place an expectation on local authorities in cities to set out policies for intensification using rules-based planning tools.
- Increased funding for local planning teams, especially in cities benefiting from the City Densification Fund.
- Reform of anti-supply measures, such as BNG requirements on brownfield sites and minimum space standards on one-bedroom flats.
- Greater use of Local and Mayoral Development Orders to reduce the planning burden in cities.
Ant Breach, Director of Policy and Research at Centre for Cities, said:
“Government is right to make a plan to densify large cities. Neighbourhoods close to city centres need more homes – including a mix of new flats and houses – to support urban living, transport investment and economic growth.
“Denser cities have larger labour markets and higher productivity potential. Redeveloping low-density neighbourhoods in big cities like Manchester, Birmingham and Leeds would add new homes with access to good jobs and opportunities those cities generate.
“Plans for ‘New Town’ urban extensions and funding for urban regeneration will help, but they should be part of a wider policy plan to accelerate urban densification across all suitable sites in big cities.”
