London is being urged to follow the examples of Paris and Auckland in tackling its housing crisis by prioritising mid-rise developments. These buildings, typically five to nine storeys tall, offer a balance between low-density housing and high-rise tower blocks, enabling greater urban density without sacrificing community feel or architectural quality. The London Assembly's Planning and Regeneration Committee has been advised that adopting this model could help the capital meet the government’s target of building 88,000 new homes annually by 2029.
In 2021, 88.3% of London’s homes were in low-rise buildings—houses, bungalows, or flats within two to five-storey buildings—significantly higher than cities such as Paris (41%), New York (48%), and Tokyo (62%). Paris’s approach, guided by its local urban strategy Le Plan local d'urbanisme, restricts new buildings to a height of 37 metres except in designated high-rise zones. This has fostered a distinctive cityscape of dense, mid-rise blocks complemented by an extensive tram network, making suburban densification feasible and sustainable. Nicholas Boys Smith MBE, founder of the Create Streets think tank, highlighted to the London Assembly the impressive quality and transport integration of Parisian mid-rise housing that supports vibrant, walkable communities.
Auckland has similarly embraced densification, particularly around train stations, spearheading a housing intensification plan that permits buildings up to 10-15 storeys in height near transport hubs. Russell Curtis, chair of the Barnet Quality Review Panel, noted that Auckland’s policy has profoundly influenced house prices and rents by easing supply constraints. He suggested that even a modest increase of 25% housing density within 800 metres of London’s stations could yield 850,000 new homes, emphasizing how targeted densification could significantly alleviate London's housing shortage.
Closer to home, Croydon is held up as a practical illustration of mid-rise success within London. A recent densification programme delivered 2,000 homes in developments of fewer than 10 storeys, which coincided with a levelling off of house prices and rents, indicating a stabilizing effect on affordability. Developers were provided with certainty around planning permissions, facilitating smooth project delivery. This approach, championed by Curtis, suggests that similar principles could be applied more widely across London to achieve meaningful densification.
Croydon’s broader housing strategy and initiatives align with this philosophy. The Mid Croydon Masterplan aims to deliver up to 7,500 new homes while boosting transport and public spaces to create a vibrant, livable hub. Additionally, the Croydon Smaller Sites Programme, led by Brick by Brick, focuses on developing over 1,000 new affordable homes on underutilised council land, highlighting the borough’s commitment to high-quality, community-focused housing solutions. Notable projects like the One Lansdowne development, which offers over 800 homes including affordable and family-sized units, further demonstrate Croydon’s active role in shaping sustainable growth.
Experts advise that increasing mid-rise housing near transport nodes in London is critical. Maurice Lange from the Centre for Cities highlighted how London’s urban density is lower than comparable global megacities — its central areas are half as dense as Paris, and its suburbs less dense than Japanese counterparts. Locating housing growth around train stations and transit corridors aligns with sustainable urban planning principles by supporting walkability and reducing car dependency.
While many tower blocks have been built to meet housing targets, commentators warn that such developments can erode London’s architectural heritage and community cohesion. Boys Smith advocated for mid-rise housing as it strikes a balance between density and quality of life. It allows residents control over their immediate environment within neighbourhoods dense enough to sustain shops, pubs, and efficient public transport links. Shreya Nanda, advisor to the housing campaign group London YIMBY, echoed these views, urging planners to adopt mid-rise construction as a baseline expectation to improve affordability and retain London’s social fabric.
Currently, the London Plan—the city’s strategic planning framework—does not feature specific policies targeting mid-rise development. However, Mayor Sadiq Khan’s consultation document "Towards a New London Plan" acknowledges London’s comparatively low-rise profile and indicates that encouraging mid-rise construction will be a key part of the forthcoming plan, expected in 2027. The ambition is to optimise land use sustainably while delivering the housing London urgently needs.
These discussions mark a growing consensus that mid-rise housing, leveraging well-planned densification especially near transit hubs, offers a promising path to resolving London’s long-standing housing supply challenges. By drawing on successful international and local precedents, the capital could foster neighbourhoods that are not only denser but also more liveable and affordable.
📌 Reference Map:
- Paragraph 1 – [1] (MyLondon)
- Paragraph 2 – [1] (MyLondon), [2] (London Assembly)
- Paragraph 3 – [1] (MyLondon), [2] (London Assembly)
- Paragraph 4 – [1] (MyLondon), [3] (Croydon Masterplan), [4] (Croydon Smaller Sites Programme), [5] (Croydon Council)
- Paragraph 5 – [1] (MyLondon), [6] (Croydon Housing Strategy), [7] (Brick by Brick)
- Paragraph 6 – [1] (MyLondon)
- Paragraph 7 – [1] (MyLondon)
- Paragraph 8 – [1] (MyLondon)
Source: Noah Wire Services