Abolish ‘super density’ developments in London and put ‘people first’ TCPA says to Mayor Johnson » Housing » 24dash.com

The Town and Country Planning Association (TCPA) have today called for the new Mayor to adopt a people first agenda for planning in London, to secure more human scale homes and development in good quality local environments.

Speaking at major conference this morning TCPA Chief Executive Gideon Amos said:
The welcome increase in the number of homes in London has too often been achieved at a price. Worsening living environments for existing residents, a loss of urban green space and a shortage of family homes with gardens have now become widespread. While the housing recession bites there is time to reassess schemes, prioritise quality as well as quantity of homes to be built and focus on better environments for existing as well as new residents. Planning and development in London needs to put the interests of people and their local environments first.

The TCPA has consistently supported higher levels of housing provision in London but believes its calls for some key quality measures are now overdue. The agenda prepared by the TCPA before the recent London Plan consultation Planning for a Better London includes:
1. a call for the abolition of policies that allow inappropriate super density developments for residential schemes the TCPA believes the highest density housing allowed by the London Plan (over 400 dwellings per hectare) should be restricted to some key strategic locations
2. endorsement of the Mayors promise to restrict tall buildings to strategic locations protecting London neighbourhoods from their worst effects
3. a call for the introduction of planning policies on minimum internal space standards for homes in recognition that England is second from bottom in the league table of smallest homes
4. support for the Mayors proposal to protect gardens as Metropolitan Open Land equivalent to Green Belt status the TCPA has long objected to town cramming new development into precious urban green spaces
5. recognising that much housing demand outside London arises from Londoners and calls for jointly planned solutions inside and outside the capital with surrounding authorities
6. encouragement of a polycentric approach to encouraging development in a network of centres throughout London rather than just in the central area a the TCPA welcome the Mayors proposed Outer London commission

Speaking at the New London Architecture conference TCPA Chief Executive Gideon Amos said:
We believe there are some excellent opportunities to use planning in London to improve provide the quality of life for Londoners in our world class city. While the TCPA is in favour of higher densities where public transport supports it, a home on the ground with a garden remains both a very green and sustainable option but also the clear aspiration of the majority[7]. Super density developments fly in the face of peoples aspirations, have led to an oversupply of cramped and undesirable units and mean a deteriorating neighbourhood around them for many others.

Policies in the London Plan force any redevelopment of housing to maximise development potential - meaning to be completed at the same or a higher density. This is insensitive to the many communities who would readily exchange high rise living for a house on the ground. The TCPA are concerned that some of the most successful replacements of high rise with houses and gardens (e.g. the award winning Holly Street development in Hackney) are no longer be possible under current policy.

Government has recently legislated following pressure from the TCPA amongst others to protect front gardens for development, however rear gardens remain unprotected. The Association believes the policies that protect a sizeable proportion of garden space from development or possibly a Local Development Order requiring permission for hard surfacing back-gardens should be considered by the Mayor.

Speaking about the need for space standards and inter-regional solutions Gideon Amos added:
We need a more sensitive human scale approach to development across the city. The TCPA has long campaigned for minimum space standards, both inside and outside the home. Increased development and pressure to drive housing densities even higher within all London Boroughs means that protecting the amenities of individuals and families should become a priority for London-wide housing policies.

With a rising population in London and the South-East inter-regional solutions to providing homes also need to be looked at. Solutions could include a homes by the seaside initiative for Londoners who wanted to retire to such locations thus freeing up family-sized units in the capital

We urge the Mayor to consider these recommended policies changes to help secure the quality of living Londoners deserve.