All Eyes on London
As the capital sets its sights on delivering 30% of the government’s 1.5 million new homes, the Mayor of London invites you to comment on his New London Plan
Bills, bills, bills. The Planning and Infrastructure Bill has gone to the House of Lords, the Land Use Framework is currently under
review post consultation and now we have GLA’s New London Plan Consultation to
trawl through. One thing we know for certain (following the new NPPF at the end
of last year), is that the government plans to build, build, build, and the
nation’s capital is expected to lead by
example.
But how and where does Sadiq plan to put 880,000 new homes
in our already congested city? He has a plan, and he wants to know what you
think. So please make your voice heard before the consultation wraps up on the 22nd June 2025. In the meantime, here is a quick overview:
London-wide Green Belt Review
London’s Green Belt will undergo a review in which potential
housing development opportunities will be identified.
“The green belt can often be low-quality land, poorly
maintained and rarely enjoyed by Londoners. Only around 13% is made up of parks
and areas that the public can access,” explained Khan last month.
There is a proposed hierarchy; brownfield first, followed by
what the NPPF refers to as ‘grey belt’ – Green Belt areas that have either been
previously developed or do not significantly contribute to the three golden
rules of the Green Belt. Existing brownfield sites within GLA are thought to
have capacity for 40,000 homes so it looks likely that the Green Belt has
nowhere to hide. However, any new developments must provide affordable housing
in ‘sustainable, liveable neighbourhoods with access to public and active
travel options, with improved access to green space and nature.’ Large scale developments (10,000+ homes) on London's
Green Belt are being considered in areas with good transport links. The success
of increasing housing construction will hinge on securing funding for transport
enhancements, a recurring theme throughout the consultation.
Source: www.gov.co.uk
Green Belt, Open Land, Parks layered with transport links to identify areas best for development
Source: Savills
Metropolitan Open Land
The Mayor has stipulated that the New London Plan must separate
Metropolitan Open Land (MOL) from Green Belt considerations, given it a degree
of protection. However, he has suggested that some golf courses should be
reviewed for landscape-led redevelopment.
The Rest
Encouragingly the new plan suggests that smaller green areas
and linear green spaces should be given more value, not just parks and open
spaces. This points to a shift towards appreciating kerbside pocket public
realm. This is an opportunity for new developments to really make the most of
the outside spaces between the buildings that they create.
Green Infrastructure and Biodiversity
Alongside the Local Nature Recovery Strategy (Environment
Act 2021) the New London Plan proposes a London Green Infrastructure Framework.
These initiatives will work in tandem to map existing green spaces and pinpoint
areas where green infrastructure can be implemented to alleviate flood risk and
reduce heat risk as well as opportunities for rewilding and nature restoration.
The Mayor is encouraging stakeholders to share evidence and
experience of using the Urban Greening Factor (UGF) in London. As Landscape
Architects we certainly advocate for a cohesive approach between UGF and BNG so
that there is no ambiguity and that both tools work together to enhance
biodiversity across the city.
Source: www.gov.co.uk
The New London Surface Water Strategy
The New London Plan suggests that a Greenfield Runoff Rate
for new developments should be introduced to ensure that rates match natural levels.
The plan encourages the use of permeable surfaces on sites that are redeveloped
and that people might be forced to apply for planning to change front gardens into
parking spots. There is no direct mention of Sustainable Drainage Systems
(SuDS). However a surface water strategy (more on this later) has been released
to sit alongside the Thames Estuary Plan which focuses very heavily on
nature-based SuDS.
Challenges
Housing delivery in London, and indeed across the country,
is up against spiraling construction costs, higher interest rates and
regulatory changes. In 2023/24, just 43,600 homes were approved and only 33,000
homes were completed – less than 50% of the new annual target.
Many would argue that the real problem isn’t necessary the
planning process itself but the staggering house prices each year. High
density housing in London is going to receive push back from the public. Tall
buildings may just become the norm along the city’s skyline.
There are difficult choices to be made. But the new London
Plan is an opportunity for the capital to set a high standard for the rest of
the country. If we want the right choices made, we must comment and share our
experiences in order to shape an effective, flexible, streamlined new London
Plan that fosters a resilient and sustainable capital that can continue to
thrive and grow without turning all green to grey.
