Building inclusive cities: the role of real estate

How inclusive are today's cities? Drawing on the results of the Cushman & Wakefield Inclusive Cities Barometer, a recent webinar examined the role of that the real estate industry plays in fostering socially equitable and healthy urban environments.

When it comes to building inclusive cities, the real estate industry is one of the most critically important industries that can effect change, having a broad impact on the local and wider urban environment. In a recent webinar, a panel of experts discussed what factors can make cities more or less inclusive, and the connections between inclusivity and housing, climate change, the economy, social inequality and other cultural-historical factors.

Defining an inclusive city and why it matters

While sustainability is often discussed in tangible terms – like carbon emissions, energy, and water – the concept of inclusivity is broader and more abstract, says Matt Clifford, head of sustainability and ESG at Cushman & Wakefield. There’s a wealth of benefits that come from creating inclusive cities, and most importantly ‘they should allow people to thrive, in all different aspects of their lives’. But inclusivity can mean a broad range of things, and ultimately culture is driving it.

Sophie Schuller, head of applied research, EMEA at Cushman & Wakefield, expands on this by defining inclusive cities as those that prioritise people. She states that inclusive cities distribute resources equitably among all citizens, regardless of socio-economic status, gender or identity. ‘Inclusive cities are those that consider the role and needs of their citizens first and foremost’, Sophie says.

Speaking from a Global South perspective, Guto Requena, creative director and CEO at Estudio Guto Requena, brings attention to the safety aspect of inclusivity. The ability to walk freely through the city is a critical marker of inclusivity. Guto highlights safety concerns, particularly for marginalised groups, and notes that the ability to safely navigate urban spaces should be a fundamental right in an inclusive city.

‘The idea of safety is critical’ highlights Prof Samer Bagaeen FRICS, technical director at Arcadis (and moderator of the webinar), who illustrates this with an example from research conducted in Lima, Peru, which looked at why people feel the need to live in gated communities. While these communities provide safety and security for some, they also exacerbate social divisions and limit the inclusivity of the broader urban environment.

High-quality affordable housing as a fundamental pillar of inclusivity

One of the key challenges discussed in the webinar was the provision of high-quality affordable housing, which has emerged as a critical issue for cities worldwide.

‘Housing is possibly one of the biggest challenges the built environment is facing now, aside from climate change and decarbonisation. And I think it really speaks to the essence of what inclusive cities stand for, which is humanity’, Sophie states. Many cities, she argues, are failing to meet the basic needs of their populations. Sophie calls for a dialogue between governmental institutions and private organisations that are responsible for developing housing to make sure that there is balanced economic and social return.

‘Inclusivity is heavily correlated with economic growth’, Sophie explains. She mentions that the reason why, for example, Scandinavian cities rank well in the Inclusive Cities Barometer is that they have benefitted from significant economic surplus for years, and as a result they can afford to build a welfare state that has social housing at its centre.

The role of real estate and other disciplines in creating inclusive cities

Guto highlights the importance of multidisciplinary approaches to building truly inclusive spaces. While the industry understands the importance of architects, planners and urbanists, it is imperative to collaborate with other disciplines such as psychologists, neuroscientists and computer scientists. The most important consideration when working in teams should be diversity, ‘the more diverse the team is, the deeper innovation we get’, Guto stresses.

Samer agrees and cites the Alkerden Hub at Ebbsfleet Garden City as one example of a project co-designed by a multi-disciplinary team. Another example is the housing solutions planned using a framework for inclusivity in conjuction with the International Rescue Committee (IRC), Greek government and several other humanitarian agencies.

A vast majority of development in a city is completed by private real estate developers, Sophie says. She explains that the real estate industry is possibly one of the most critically important industries that can effect change, but it is imperative for the sector to shift the focus from merely serving the occupiers of a building to considering the broader impact it has on the city and its diverse population.

Environmental sustainability, climate change and growing inequality

Guto emphasises that inclusivity is not a one-size-fits-all concept and varies depending on the social, economic and political context. While some cities may be more inclusive for certain groups, they may exclude others. Guto expresses concern that cities in both the Global South and North are becoming less inclusive, particularly in the face of climate change and growing inequality.

Guto points out that climate emergency should be a priority when designing neighbourhoods or discussing inclusive cities. The most vulnerable populations, including those living in favelas are likely to suffer the most from extreme weather events, rising temperatures and other environmental crises.

Guto also explains the historical context of social inequality in Brazil, particularly the legacy of slavery. Brazil’s favelas are often home to the descendants of enslaved Africans and continue to suffer from a lack of basic services like clean water, proper sanitation and safe housing. This historical context, Guto argues, is essential to understanding the current challenges facing cities in the Global South.

Sophie says that creating inclusive cities requires balancing economic growth with social and environmental outcomes. In her view, cities need to adopt a ‘post-growth capitalism’ approach, which balances the prioritisation of social wellbeing over economic expansion. For example, in the Netherlands there is an ongoing debate about the trade-offs between agricultural efficiency, land use and the need for affordable housing, which starts to reflect post-growth choices being made.

Measuring inclusivity

While inclusivity is a subjective and broad topic, the aim of the Inclusive Cities Barometer is to create a level of objective quantification that the industry can use to discuss and improve on to move towards more inclusive cities.  As part of this, four data points were identified: social, economic, spatial and environmental (Figure 1). In its findings, the barometer also categorises cities as mature urban centres, social drivers, rapid risers and emergers (Figure 2).

Towards truly inclusive cities

The discussion highlighted the complexity of building inclusive cities. While there is no single solution to this challenge, inclusivity requires a multidisciplinary approach that prioritises people, promotes social equity, and addresses environmental sustainability. Affordable housing, safety and access to basic services are key pillars of inclusivity, but achieving these goals requires collaboration between governments, private developers and local communities.

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