What does the phrase ‘high rise living’ mean?  Once, perhaps, it evoked an overcrowded flat in a 1960s tower, like one of those since demolished by Glasgow or Hackney council.  More recently it might connote a minimalist luxury penthouse with floor-to-ceiling windows, expansive views and walls in subtle shades of grey.  But these are stereotypes–more perhaps than other types of housing, the experience of living in high rises is opaque.  Passers-by can’t look through the windows, and neighbours can’t see over the back fence.  Yet it’s important that we do understand how residents experience these buildings, because they make up an increasing proportion of London’s housing.

Earlier research into high rise housing

High-rise  residential blocks offer a very different way of living compared to traditional street housing or even low rise flats. Studies of council tower blocks built in the 1960s and 70s identified several characteristics affecting residents’ wellbeing-both positively and negatively. Plusses include the potential for more green space, good views, accessible locations and easy maintenance. On the other hand, tower blocks were widely regarded as unsuitable for families with children, there was often little social interaction within buildings and residents reported high rates of fear and stress.

Much research into tower living was conducted in other countries and many older studies focus on social housing towers.  Contemporary towers are mostly built by private developers, and the demographics of residents in these schemes is dramatically different to that of the much-studied earlier estates. Although tall buildings make up an increasing proportion of London’s new homes, there is surprisingly little recent research into how residents feel about living in them.

Experts’ views at the round table event

In Spring 2024 LSE London (in collaboration with architects PTE and HTA) organised a round table discussion[1] about wellbeing in high rise residential buildings.  The aim of the event was to bring together experts from a range of sectors to gain a better understanding of what factors affect residents’ well-being. Participants included architects, developers, local authority officers and academics. To enable them to speak freely we have not identified the individuals or their organisations.

Several participants said pressure to build at increasing density over recent years has made it harder to include wellbeing-enhancing features like playgrounds or outside courtyards. They recognised that increased densities could generate day-to-day annoyances:  people working from home could be disturbed by the sound of children playing in external open spaces during the day, while parents could be frustrated by their neighbours socializing late at night and keeping children awake.

We heard about some high-rise schemes that focus specifically on supporting residents’ wellbeing, often by providing communal social areas and organised activities.  Residents, who are mainly younger working professionals, are expected to stay for a relatively short period—that is, these are not usually ‘homes for life’. One attendee said treating high-rise housing as a short-term option was no bad thing, as we need churn in the housing market.

Architects’ and developers’ ideas about features that enhance wellbeing may not be shared by residents themselves. One participant had worked on a project that prioritised car-free streets surrounding the buildings–but found that in practice residents wanted balconies that overlooked their parked cars, for reasons of security.

The issue of cars generated discussion.  Residential towers are often well located for public transport, and it is GLA policy that all new developments in well-connected places should be car free to help improve air quality, leading to better health outcomes for local residents and in turn improved well-being. Some participants felt this policy was too binary: many people rely on cars for work or to carry out day-to-day tasks.

The round table attendees agreed that there was a dearth of understanding of how tall buildings work in practice and residents’ experiences of living in them. Some developers and building managers systematically track residents’ views but many are reluctant to carry out post-occupancy evaluation, even though better information is desperately needed.  Some participants suggested that the GLA should make post-occupancy evaluation mandatory on new schemes in receipt of GLA funding, while recognising that this would involve cost.

LSE’s earlier research on high density schemes

Discussion at the round table echoed many of the themes from LSE London’s recent study of high density and tall buildings[2] for the GLA. That study found that current residents of such schemes had different views around the suitably of high-rise flats for families. Interestingly, childless households felt they were unsuitable, while some parents saw them as good places for families. But even parents who liked them expressed concerns about insufficient storage, lack of room to play and inflexible space.

Many research participants expressed dissatisfaction with the level of service charges and the management of their buildings, citing a lack of responsiveness from managers, insufficient information about expenditure and poor workmanship.

Conclusion

There are challenges to improving wellbeing in new tall buildings.  Financial and viability pressures may lead to the elimination of good design features.  There are plenty of examples of good practice but fundamentally, we don’t know enough about the links between design features and wellbeing.  If we are going to continue to build at height, more research is needed to understand these issues and ensure we are building homes that people want to live in.

This work was sponsored by the UKRI Regional Innovation Fund

[1] This blog summarises the discussion of a roundtable held on the 28th of March organised by LSE London, a research unit at the London School of Economics, The event built on LSE’s earlier research into high density housing in London and the 2023 book What is the future of high-rise housing? by the Tall Residential Buildings Research Group, an informal network of London-based academics, architects and built environment practitioners. The roundtable was part of a series of events exploring how we can improve financial, governance and wellbeing aspects of high-rise housing in London.

[2] Living in a denser London, which explores some of the issues surrounding the wellbeing of residents living in high density developments.