London planning news, August 2019

Mayor publishes consolidated version of draft new London Plan

On 15 July, the Mayor published a consolidated version of the draft new London Plan. This latest version combines all amendments made to the draft Plan prior to and during the course of its Examination in Public.

The changes include minor amendments made in August 2018; further Suggested Changes that were made as part of the Mayor of London’s Matter Statements and prior to Sessions; and Post Session Changes that resulted after discussions at hearing sessions during the Examination in Public (EiP).

The addition of the Post Session Changes has resulted in some not unsubstantial additions of text across the Plan, providing much needed clarity on a range of matters discussed during the EiP hearing sessions.

On Opportunity Areas, Policy SD1 now states, that where establishing the capacity for growth, boroughs are advised to use the indicative capacity figures for housing and jobs as the starting point. The remediation of contaminated land should also be encouraged when examining the potential for growth and regeneration in Opportunity Areas.

There is now a more general emphasis on adaption and diversification to encourage vibrancy; whilst the town centre first approach has been bolstered, with policy SD7 revised to read:

“Out of centre sites should only be considered if it is demonstrated that no suitable sites are (or are expected to become) available within town centre or edge of centre locations”.

Furthermore, Policy SD5 now states that when considering mixed-use schemes in strategically-important commercial clusters, the potential of land-use swaps, credits and off-site contributions for housing should be considered.

The chapter on design also has some significant additions. Boroughs should appraise an area’s characteristics, qualities values when assessing its capacity for growth. This approach is also encouraged when identifying areas suited for tall-buildings, assessing the potential visual and cumulative impacts and contributing to the emerging character and vision for a place.

To optimise the capacity for growth, a design-led approach should be taken - though Policy D1 B now states the “optimum capacity for a site does not mean the maximum capacity”.

In line with the Mayor’s Good Growth agenda, the draft Plan now also encourages an “inclusive neighbourhood approach”; development proposals should contribute positively to surrounding areas, creating safe, healthy, supportive and inclusive environments, which are well connected and encourage active travel.

The EiP Panel is currently in the process of writing up their final report setting out their recommendations for the Mayor based on the matters discussed during hearing sessions. This is currently scheduled for submission in September 2019.

A finalised version of the new London Plan is expected to be published early 2020, although the exact timing will be largely dependent on the extent of the Inspectors’ recommendations.

During the EiP, Lichfields attended a number of key hearing sessions and reported on some of the main highlights. For further information, see the London Plan EiP blog series on Lichfields’ website.

On 19 July, City Hall published a new report calling on the government to introduce a raft of regulatory reforms to the private rental sector, whilst devolving more powers to the Mayor to introduce rent controls – with the aim of increasing security for renters and lowering private rents in the capital.

The Mayor argues that the current regulatory system has not kept pace with the changing proportion and composition of those living in private rented accommodation within the capital, whilst raising concerns that rental increases continue to outpace earnings.

The report states that as of 2018, 26 per cent of London’s population were renting, compared to only 11 per cent in 1990, whilst the number of children living in private rental properties has risen from 190,000 to 550,000 in the same period.

Whilst the existing flexibility in the rental market may suit relatively transient and mobile groups such as students, graduates and migrant workers, the Mayor argues that existing tenancy regulations fail to provide the security and stability for vulnerable tenants and those on low-incomes, especially older persons and families, who can be disproportionately affected by the disruption of moving to new housing.

The proposals put forward are based on the Mayor’s “London Model” of tenancy reform, which would aim to introduce open-ended tenancies; end no fault evictions; whilst ensuring measures are in place that would allow landlords to regain possession of properties as needs arise.

The report recognises the capital’s emerging build-to-rent sector as a key component of the London Model, which it states is leading the way in offering longer tenancies and a taking a long-term approach to property management. The report also recommends introducing incentives to encourage investment in new and existing houses for rent.

Proposals for a universal register of landlords are also outlined within the report, which would collect data on what properties are in the PRS and the rents which are being charged for individual homes. This would be managed by a newly created London Private Rent Commission.

Sadiq Khan commented:

"Unlike other Mayors around the world, I have no powers over the private rented sector. That's why this landmark report sets out a detailed blueprint of what the Government must do to overhaul tenancy laws, and what powers City Hall needs from them to bring rents down”.