| Ramzi Chamat | OAKS GROUP SA
Urbanization in French-speaking Switzerland, which includes the cantons of Geneva, Vaud, Neuchâtel, and Fribourg, has undergone significant changes in recent decades. Marked by rapid expansion during the 1980s, urbanization has gradually slowed, reshaping both landscapes and lifestyles. Today, the focus has shifted from urban sprawl to densification and the reuse of existing built-up areas. Villas, once symbols of prosperity and comfort, are increasingly being replaced by collective housing better suited to contemporary needs. This shift is driven by multiple dynamics, including environmental pressures, evolving societal expectations, and changes in land use policies. This article delves into the reasons behind this urban slowdown and examines the challenges that must be addressed to achieve more sustainable and harmonious urban development.
Urbanization in French-speaking Switzerland, once marked by rapid expansion of built-up areas, is now slowing down significantly. This trend is particularly visible in the cantons of Geneva, Vaud, Neuchâtel, and Fribourg, where changes in urban development patterns and land use are gradually reshaping the landscape. Over the past forty years, the cementing of territories has continued, but at a much slower pace than before. At the same time, the types of constructions have evolved, with a marked reduction in villas in favor of collective housing, especially in urban areas. This phenomenon can be explained by complex dynamics combining ecological, economic, and societal constraints.
According to data from the Federal Statistical Office (FSO), the growth of residential and infrastructure areas in French-speaking Switzerland, although still present, has slowed considerably since the 1980s. Between 1980 and 1992, the annual average increase in built-up areas was 5.9 km². However, this figure gradually decreased to 4.6 km² between 1992 and 2013, and then to 3.3 km² between 2013 and 2020. This trend shows a clear deceleration of urban expansion, marked by growing efforts to contain urban sprawl and promote densification.
One of the main factors behind this slowdown is the scarcity of land available for construction, particularly in areas close to city centers. The pressure on agricultural land and natural spaces has led to a revision of land-use planning policies aimed at preserving these areas and promoting more sustainable urban development. In this context, new constructions are increasingly concentrated in already urbanized areas, often replacing old buildings or industrial wastelands with denser housing.
One of the most visible consequences of these changes is the transformation of the residential landscape. While single-family villas represented a significant share of new constructions until the early 2000s, their development has sharply declined. Between 1980 and 2013, villas contributed 67% of the total increase in residential areas. However, between 2013 and 2020, this contribution dropped to only 33%. This evolution reflects a shift in construction preferences: in cities, single-family houses are now often replaced by multi-family buildings.
Several factors explain this phenomenon. First, the price of land in urban areas has risen sharply, making the construction of villas less profitable. Developers and investors, therefore, prefer collective buildings that maximize land use and optimize return on investment. Additionally, new urban regulations favor densification and limit the construction of single-family houses, particularly in urban areas where space has become a rare and valuable commodity.
Households’ expectations have also evolved. Collective housing in cities better meets current needs, especially those of younger generations and families seeking to reduce commuting times, benefit from better public transport connections, and live close to urban services and infrastructure. Moreover, teleworking, widely adopted since the COVID-19 pandemic, has increased interest in urban housing offering easy access to amenities and reducing the need for long daily commutes.
The slowdown in urbanization in French-speaking Switzerland does not just mean fewer constructions but also a more thoughtful and sustainable use of land. The reuse of already built-up areas, rather than expanding into new lands, has become a key strategy to limit the environmental impact of urbanization. More than half of the built-up areas in 2020 (58%) were impervious, meaning they were covered with materials that do not allow water to pass through, such as concrete and asphalt. This imperviousness negatively affects rainwater management and contributes to urban heat island effects.
However, the good news is that the current trend increasingly favors the transformation and renovation of existing infrastructure. Industrial wastelands are being rehabilitated to accommodate new housing, and old residential buildings are being renovated or replaced with more modern and energy-efficient structures. These practices help meet the growing need for housing while minimizing the impact on agricultural land and green spaces.
Environmental policies also play a crucial role. The cantons of French-speaking Switzerland are increasingly engaging in sustainable development strategies by imposing strict criteria for new constructions and encouraging the creation of green spaces and public areas. Sustainable construction, which promotes recyclable materials and efficient energy systems, is becoming the norm. This helps reduce the carbon footprint of the building sector and create cities that are more resilient to climate challenges.
Despite the progress made, urbanization in French-speaking Switzerland continues to pose challenges. Urban densification, although ecologically desirable, must be carefully planned to avoid overloading infrastructure and public services. Maintaining the quality of life of residents must remain a priority, with access to green spaces, efficient public transport, and local services.
Authorities must also ensure that urbanization does not lead to social segregation. Rising real estate prices in cities can exclude certain populations, pushing low-income households to the outskirts where individual housing is still accessible. A policy of social housing and rent regulation may be necessary to ensure that cities remain inclusive.
Finally, the climate challenge requires an acceleration of efforts to make cities more sustainable. Reducing CO2 emissions, improving the energy efficiency of buildings, and adapting to climate-related risks must be at the heart of future urban strategies. By continuing on the path of reasoned and sustainable urbanization, French-speaking Switzerland can turn its challenges into opportunities to create cities that are pleasant to live in and in harmony with the environment.
The slowdown in urbanization in French-speaking Switzerland reflects a profound change in the way the cantons approach the development of their territories. Faced with increasingly scarce land and growing pressure to protect natural spaces, urbanization is being redefined to meet environmental challenges and the needs of the population. New policies favor densification, the reuse of already built-up areas, and sustainable construction, marking a shift toward more thoughtful urbanization.
However, this transition is not without challenges. It is essential to ensure that densification does not compromise the quality of life of residents or exacerbate social inequalities. Urban planning must integrate solutions for inclusive, accessible, and resilient cities in the face of climate change. By adopting a comprehensive and proactive approach, French-speaking Switzerland has the opportunity to build an urban future that respects its natural resources and the aspirations of its citizens, while also serving as a model for other regions facing similar challenges.
