It has published a report (48-page / 1MB PDF) which considers different ways in which the capital can continue to deliver new homes. These include "increasing the density of some parts of the suburbs, regenerating estates, and building new and expanded towns on brownfield land within the capital’s boundaries" and "building new and expanded towns outside of Greater London."
The report poses various questions to a future mayor of London and "identifies policy areas that need reviewing and challenges prospective mayoral candidates to respond to the issues raised". The document also includes a number of suggestions and considerations for the future London mayor.
These questions include whether the existing policies can deliver the scale of housing needed and if local authorities are forced to prioritise supporting infrastructure requirements over other land uses.
Existing policies prioritise development on brownfield land and require the release of un-used publicly owned land. The London Land Commission is responsible for finding further brownfield land that is no longer needed.
According to the report, "London’s supply of brownfield land is limited by issues of accessibility and economic viability. New approaches, such as rethinking the phasing of transport infrastructure, co-ordinating attempts to identify surplus land, or making heavily contaminated sites economically viable, may be needed to maximise the supply of brownfield and in particular those that face particular challenges for development."
The planning committee also looks at the effectiveness of opportunity areas and estate regeneration. According to the report, "London’s Opportunity Areas and a smaller number of Intensification Areas have the potential for 562,800 new homes" with "Opportunity Areas represent[ing] the single biggest location for London’s future homes."
Estate generation can include different methods of development; these include demolition, substantial redevelopment or add-ons to existing estates. According to the report, over the last decade 50 estates have undergone regeneration schemes which have seen the delivery of over 30,000 new homes. This has doubled the number of homes on the sites.
Recent generation projects include estates in Camden, Newham and Lambeth which have all seen an increase in the number of homes. The Planning Committee has identified "best -practice principles" for effective regeneration and "the new mayor must advocate these if estate regeneration is to play a part in accommodating London’s growth while maintaining the support of existing tenants."
The report also examines different typologies and locations that can increase housing density. To meet London's future housing need the density must increase and the capital needs some innovate ideas for smaller sites. The report states "high density does not have to mean higher rise development". The Planning Committee discusses the effect of tall buildings and explores various designs, sites and locations that have the potential to increase density, some of which do not deter from the traditional street pattern.
As the population of London continues to grow, London's housing plans may have to stretch further than its current geographical boundaries with "growth outside London [being] the last remaining option," the report said. "Dialogue with the rest of the south east is vital if London’s growth can be accommodated and to do so will require establishing effective regional co-operation on new housing."
The Planning Committee has also questioned the effectiveness and purpose of the green belt's role and functions.
Planning law expert Richard Ford of Pinsent Masons, the law firm behind Out-Law.com, said: "This report highlights the need for density intensification right across London. This includes inner city boroughs with estate regeneration and family housing to much higher densities."
"Although it questions whether tall buildings are really needed, in my opinion we do need a number of areas where tall buildings are encouraged, to be part of the mix in helping contribute to the delivery of housing; of course they need to be appropriately planned for, well designed and well sited - mainly in Opportunity Areas and existing tall building clusters - but I do not think it is credible to say they are not needed," said Ford.
"In outer London suburbs, there is significant scope for density increases as the report says, particularly around good transport links," said Ford. "The report also highlights the need for far greater co-operation with authorities in the South East under the duty to co-operate and a re-think of the purpose and function of retained green belt land, ie it should actively contribute positively in terms of use and appearance rather than just be to prevent urban sprawl . The new mayor really needs to address these issues and the candidates ought to be setting out their positions clearly ahead of the mayoral election."