Abergavenny, UK (Image: Google, 2023)
Recently we’ve been digging deep into the housing supply shortage and its relationship to the demographic cliff. Dr. Chris Nelson's chart below depicting the aging population reveals the significant implications this has for the size and location of housing.
While the issue is complex, a critical factor in addressing it is allowing for the development of appropriate housing types in suitable locations. Unfortunately, as the generational shift progresses, many US municipalities have restricted the types of housing that could aid in resolving the problem. This post will explore two housing types that are currently illegal in 75% of residentially zoned land in America (Badger, E., & Bui, Q., 2021, September 30).
Case Study
I recently had the chance to explore missing middle housing during a visit to Abergavenny, a charming market town in Wales. The town, established by the Romans, boasts a population of roughly 12,500, and much of the housing dates to the Victorian era, following the opening of the railway station in 1854. (Kelly’s Directory of Monmouthshire, 1901) The majority of homes are attached terraced single-family houses or townhouses. You can also find flats on the upper floors of mixed-use buildings, triplexes, duplexes, cottages on small lots, and even large houses on small lots. During my visit, I noticed two types of housing that really stood out to me because of their size: a tiny terrace house and a small duplex.
The location for both residences is crucial – the duplex is just an eight-minute walk to the grocery on the high street, while the terrace houses are a four-minute walk. For fresh air and exercise, both options are just a short five-minute walk from the lovely open space along the River Usk. Within just fifteen minutes residents have access to three other grocery stores, a market hall, two regional bus stops, and a neighborhood movie theater, giving plenty of options for entertainment and shopping. The train station is only a twenty-minute walk away, making travel to other cities or jobs simple. Such easy access to all these amenities makes living in small spaces enjoyable.
Terrace Houses
This small terrace building has a 2,900 square foot floor plate and sits on a 7,120 square foot lot. It has four houses facing the street and four more facing a laneway. They range from 940 square feet for the corner to 561 square feet on the lane and the building delivers an impressive 49 dwellings per acre! There is some private parking off the back lane, but only four spots for seven houses. There is street parking both on the street and the lane.
There was no opportunity to enter the homes, but one can assume the small units have one bedroom and bath and the larger units have two bedrooms. There are some issues with these small houses that should be considered. The ceiling heights are low – eight feet downstairs and seven feet upstairs. This works fine in a cool, cloudy environment, but in hotter climates where passive cooling is an issue, taller ceilings are beneficial.
Building massing (Base map: Bing, 2023)
One cost savings construction technique that was used a hundred years ago was more affordable building materials were used on the rear. Pant Lane is an alley, but because it has a very visible façade on the primary street, its materials match the primary façade.
Primary facade with small door yards
The stone facade turns the corner onto Pant Lane, the alley.
Lane facade is stone with brick trim like the primary facade. However there is a zero setback and an almost zero step entry.
Rear stucco and shingle facade off the back lane. The designated parking is visible to the right.
Duplex
The next building is a fee-simple duplex. The fascinating thing about this street is there is a triplex, a duplex, and two houses side-by-side. Because of setbacks and height, they are beautifully compatible and create a unified composition. I was there a few days before I realized the house was a duplex; I assumed it was a terrace house. One lovely amenity for these units is their rear gardens. Only one house has a garage and it faces the street. All the other residences have parking on the street. As you can see in the street view, cars often mount the curb and partially block the sidewalk because the carriageway is only 14 feet wide. The sidewalks are seven to eight feet, so there is still a pedestrian area.
This residence is 1,171 square feet over two floors. Its lot is .06 acres, resulting in a density of almost 17 units to the acre for this lot. The density of the side of the block is over 13 DUA, including two detached houses, and all of the residents have generous rear or side gardens.
Building massing (Base map: Bing, 2023)
I spent a lot of time in this home visiting family and was delighted by how pleasant it is. The living area has light on two sides because of the patio in the rear, and this is truly a mixed-use space. The living room is brightened by the large south-facing window, and the gauze blind provides privacy from the street while brightening the space. The window ledge provides a shelf over the radiator and a cozy spot for Charlie, the cat, in the winter.
The living / dining space enjoys an open floor plan and light from two sides
Photo credit: Echo Murphy
My niece and her husband were both working from home, at least a couple of days per week, when I was there. The dining room with its farmhouse table and a small side table provide work stations. With a new baby, the dining/office space also serves as pram storage and has room for drying racks by the window on laundry day.
The upstairs is compact with two bedrooms and one generously sized bathroom on the stair landing. One lovely thing about this small town is the surrounding mountains. The master bedroom looks out to Blorange Mountain to the south, and many of the streets in town have vistas of mountains at the end of the street.
The second bedroom is compact, but accommodates a double bed. The room serves as both the nursery and a guest room with a view into the garden.
Almost every street in town enjoys a view into the Banana Brycheiniog National Park. Hill walks are possible from the front door.
Conclusion
Living small successfully necessitates access to the benefits of a neighborhood; places outside the residence to spend time with friends, parks or natural areas to recharge, and recreational opportunities for adults and children alike. In this country we have placed a significant burden on our residences, spending a disproportionate amount of our income on them. To circumvent that here are three zoning code reforms that municipalities should consider to encourage compact housing:
- Allow for increased density: Many zoning codes restrict the number of units that can be built on a single lot or within a certain area. To permit missing middle housing, municipalities should consider increasing the allowable density. The most effective way to do this is remove the density regulation altogether. Density is more predictably and effectively controlled by lot coverage, setbacks, and building heights.
- Reduce onsite parking requirements: Parking is one of the largest barriers to compact housing, particularly if two spaces per dwelling unit are required on site. If housing is located in an area that reduces dependence on automobiles, parking requirements should be removed or reduced to reflect that context.
- Allow Accessory Dwelling Units (ADUs): ADUs can be an affordable and flexible housing option for individuals and families, but many zoning codes either prohibit them or place significant restrictions on their construction. By allowing and encouraging ADUs, municipalities can create more opportunities for compact, affordable housing that is integrated into existing neighborhoods and communities.
The sizes of these Welsh homes are particularly interesting. They are comparable to rentals in the United States, but are small for our fee-simple homes. The average American house size is 2,164 square feet while the UK's is 818 square feet. (Wilson, L. 2022, July 7. How big is a house? Average house size by country.) For examples of smaller living options in North America, check out our series on the topic. And for an example of recent zoning upgrades to enable this type of gentle density, Langley, Washington, on the Puget Sound is an award-winning example. However, if built in complete neighborhoods, where access to jobs, services, food, and open space are accessible by walking or cycling, it is possible, and even desirable, according to Dr. Nelson, to live smaller with delight.
Credits:
Google Bing Susan Henderson Echo Murphy Sam Thomas