Sir Edward Lister, the Mayor's Chief of Staff and Deputy Mayor for Policy and Planning, explained the measures that the Greater London Authority (GLA) are taking to tackle London’s biggest issues in a revealing speech hosted by Snapdragon on 28th July. Amongst the acute housing shortage, the need for job creation and changing retail preferences, Sir Lister set out the Mayor’s plans in the face of the recent Productivity Plan and Housing Bill from Central Government.
1. Planning applications are being determined too slowly
The call-in threshold for major applications is being reduced from 150 units to 50. If an application protracts beyond the target date for the Planning Authority to make a decision, it can be directly referred to the GLA for determination. Sir Lister sees this to be essential in meeting the Further Alterations of the London Plan (FALP) minimum target of 49,000 dwellings per annum.
Aligned to this, the GLA are making a series of representations to the Government to encourage more clarity and consistency on the role of Section 106 agreements. These should be frontloaded into applications. Completion months, or years, after a resolution to grant cannot be acceptable.
2. Sight lines
The GLA is taking more responsibility over the sight lines within the London Plan which constrain the erection of tall buildings. Sir Lister suggested that it’s time for the City to focus on the important, immediate views and for Londoners to stop agonising over distant ones. In order to grow, London needs to densify and priorities have to be realigned.
3. The potential of small sites
The recent announcement of permitted development rights to extend properties upwards to “the average height in the street, provided there are no neighbouring objections” is fully supported by the GLA if more residential units can be delivered. City Hall recognises the contribution that micro developers can make to the housing pool in London, and supports the Government’s move to withdraw S.106 contributions for developments under 10 units.
4. Office to Residential
The GLA recognise the statistical evidence which demonstrates that permitted development rights have assisted enormously in the total housing delivery in the last year (said to be close to 30,000 units) and the anticipated extension of these rights will not be resisted. However, Sir Lister is adamant the Central Activities Zone (CAZ) and other strategic employment areas should not be jeopardised and Article 4 Directions will be issued if exemption areas are abolished.
5. Mid-range housing
The Mayor recognises that some of the hardest hit by the affordability housing crisis in the Capital are those on middle incomes, including young professionals and first time buyers. The GLA want more housing accommodation (in the £250-750sq.ft bracket) and is fully committed to supporting the Conservative Government’s pledge for more starter homes – those that are discounted at 20% of market value for first time buyers.
Whilst affordable housing is clearly also a priority, Sir Lister pointed out that approximately a third of London’s land is in the ownership of Local Government and Housing Associations and delivering the requisite level of this tenure really should be achievable if the land was better utilised. He stressed that Local Authorities should be more proactive in establishing joint ventures with developers to realise their assets.
6. London’s Town Centres
The Mayor believes high density development should be planned around London’s Town Centres which nucleate around accessible transport nodes. Sir Lister wants high rise, mixed-use development to reinvigorate the vitality of some of the struggling high streets outside of London’s world class shopping centres.
7. Housing Zones
The GLA is committed to the adoption of Housing Zones, if these can be implemented without delay. The Mayor sees Housing Zones as a key solution to delivering 300,000 homes, jobs, station upgrades, new schools and bridges.
8. The Private Rental Sector (PRS)
Sir Lister recognised the contribution that PRS can offer to the variety and quality of London’s housing stock and will actively look to support developments that can deliver this form of tenure
In summary, City Hall has a number of mechanisms in place that are being actioned to help reach the minimum target that has been set for 49,000 homes to be delivered annually. However, one topic that Sir Lister didn’t cover was the prospect of releasing London’s Metropolitan Green Belt land, with the GLA’s clear preference to ‘go up’ rather than ‘go out’. Perhaps such a prospect would be too controversial for Boris Johnson to contend with in his final year as Mayor, but it will be interesting to see if the 2016 mayoral candidates continue to overlook this potentially necessary, though electorally controversial, solution.
Iceni Projects are exploring London’s housing delivery opportunities, constraints and future options in a series of breakfast seminars. The first option to ‘Go East’ has already been held, but ‘Go Up’ and ‘Go Out’ can be attended by following this link.