Liveability & connectivity: Cultivating a thriving city centre in Leeds

The rise of city centre living hinges on creating vibrant, well-connected communities. Leeds has embraced this challenge, prioritising liveability and connectivity to ensure the long-term success of its evolving city centre.

There is strong evidence of confidence in city centre living with 1,361 homes completed in 2024 and a further 4,185 under construction.

The level of delivery across the last five years has been broadly consistent at a high level, with a five year average (2020-2024) of 1,322 homes completed compared to just 229 for the previous five years (2015-2019).  Further, 2025 and 2026 are expected to reach Crane Survey record-breaking levels of delivery, and based on the pipeline, we would expect this to continue beyond 2026.

This sustained activity reflects the success of comprehensive regeneration planning and a city-wide commitment to creating a highly liveable urban environment.

The Western Fringe leads the way, contributing 35% of new homes delivered in 2024. However, 34% of residential developments delivered in 2025/2026 will be in South Bank and a further 21% in the City Core.  This trend highlights the cementation of South Bank as a mixed-use neighbourhood and the City Core's increasing desirability and centrality in Leeds' residential landscape.

Further, after two completions at Aire Park in 2023 and a further speculative office development under construction with MU4 and more speculative development in the pipeline elsewhere in the South Bank, with CEG due to commence construction on One Globe Square in 2025, South Bank is growing as a destination for a wide range of uses.

This trend is further evidenced by the concentration of development activity within the City Core. With 41% of projects surveyed located in this central zone, and a significant proportion (41%) focused on retrofitting existing structures, the City Core is experiencing a dynamic transformation. The focus on retrofitting is driven by multiple factors.  A desire to minimise embodied carbon is a key driver, but also the need to meet growing demand for high-quality refurbished spaces, significantly capitalise on cost-effectiveness, and shorter construction periods compared to new construction.

Leeds City Council’s commitment to a holistic masterplanning approach has been instrumental in driving development activity beyond the City Core. Areas such as South Bank, the north-eastern fringe, including Mabgate, and the Kirkstall Road and Whitehall Road corridor have all benefitted from this strategic vision. South Bank's success demonstrates the transformative power of a well-considered masterplan. Significant investment in public realm improvements, driven by initiatives like the Our Spaces strategy, has revitalised the area by expecting new developments to comprehensively consider the spaces between buildings.

Moreover, Leeds City Council’s work on Leeds Transformational Regeneration has showcased the importance of a partnership approach in shaping the evolution of city centre growth. Focusing on six key neighbourhoods, Leeds Transformation Regeneration is building upon the positive momentum of 'place led' approaches to deliver growth. This approach is evident in the well-considered masterplan for South Bank, highlighting the strength of collaboration between public sector agents and private sector stakeholders to unlock and accelerate growth.

Aire Park exemplifies this impact. Its long-term vision has catalysed substantial residential and commercial investment in South Bank, solidifying its position as a major business and residential hub. As new masterplans for areas like the Leeds Innovation Arc and West End Riverside are implemented, we anticipate a continuation of this multi-centred approach, attracting diverse occupiers to distinct city districts.

While the north-eastern fringe has experienced a slowdown in new residential starts in 2024, with only one compared to six in 2023, a strong pipeline of projects remains. The anticipated completion of ongoing developments in 2025 is expected to enhance the area's vibrancy, attracting further investment. Prioritising placemaking initiatives in areas like Mabgate, similar to those successfully implemented in South Bank, will be crucial to unlock their full potential.

The concentration of activity in the City Core and South Bank is partly driven by a growing desire for sustainable urban living offering easy walkability and access to essential amenities. To ensure the continued growth of more peripheral areas, strategic investment in services and social infrastructure is paramount. The recent renewal of the Leeds Business Improvement District (BID) for a five-year term, with an expanded boundary encompassing areas south of the city centre, signifies a positive step towards extending the BID’s revitalising influence.

Leeds City Council’s commitment to creating a well-connected and highly liveable city centre is evident in its public realm enhancements, improved wayfinding, and a focus on pedestrian-friendly designs through the Connecting Leeds programme. These efforts, championed by both the public and private sectors, have been instrumental in attracting investment and fostering a thriving city centre community.

By continuing to prioritise these elements as the city centre grows, Leeds will not only ensure its sustained appeal but also promote a sustainable and fulfilling urban lifestyle. Showcasing these successes through tangible examples will further reinforce Leeds' reputation as a city that values both progress and the well-being of its residents.