The 4th session of the Further Alterations to London Plan (2011) examination explored concerns over striking the right balance between increasing housing densities, specifically sites in town centres and sites close to public transport nodes and:
1) Respecting the character and appearance of the surrounding area; and
2) Providing a range of types and size of accommodation to meet the needs of the community.
It is widely recognised that an increase in density is required to meet the growing demand for housing in London. However, discussions questioned the wording of the policy and whether the location of proposed high density housing is suitable. The London Plan sets out a number of designated “opportunity” areas within London which are deemed suitable for high density development, some of which have yet to come forward. However, the policy, as it stands, opens up the possibility for high density development outside these designated areas. This has raised some concern that unsuitable locations, such as town centres, may come forward and see an influx in high rise residential accommodation. The town centres have historically been seen as the hub of the community and there is a general consensus that a high skyline and residential accommodation in these regions will damage the character and community feel of these towns. It was reminded that high density does not just have to represent high rise accommodation and that larger sites may be brought forward instead to help meet the growing need for housing. The spokesperson for the Mayor took these comments on board and agreed to adapt the wording of the policy in the London Plan so to further protect areas such as town centres.
The point was also raised that the London Plan as it currently stands applies minimal consideration to design and the surrounding context. However, the Inspector was quick to remind stakeholders that the London Plan is not meant to be read on a policy by policy basis but instead in its entirety. In this respect during the decision-making process Local Authorities are recommended to refer to further design policies set out in the London Plan.
The GLA anticipate that an additional 20,000 -31,000 new student accommodation bed spaces are required. However, despite these figures being previously agreed, the University’s Union felt that this figure was someway short of the mark and that the wording of the policy should be amended so to include a minimum of 31,000 new bed spaces. The Mayor agreed to this alteration much to the concern of the Local Boroughs in attendance. It is likely that this issue will be revisited before the London Plan is finalised.
The session concluded with questions regarding dispersion and affordability of student accommodation within London. The universities in attendance, justifiably, set out the intention to house all 1st year students within close proximity to the main university campus so to ensure they are offering the true university experience. If this cannot be achieved, then it should be ensured that any new student accommodation which is not within walking distance of the main campus, is sustainable in terms of travel options provided (i.e. located on a bus route and provides cycle paths and safe cycle parking arrangements), and ensures any dispersed accommodation is affordable to students.
This led onto a lengthy debate as to what constitutes being affordable to students, and who would be entitled to these affordable living spaces, as technically, students are by definition all unemployed. The Mayor acknowledges that there is a need to provide a significant proportion of affordable student accommodation and that this can be achieved based on the layout of the design and the outsourcing of rooms to the private market during holidays. However the London Plan cannot be expected to determine which students will benefit from the affordable accommodation. It will therefore be down to the universities and other parties to regulate how these affordable places will be allocated.