This is a copy of a letter first published in Property Week, 04 March 2016
It was fantastic to see you focusing on housing in your coverage of the recent LandAid Mayoral Debate (‘Battle for Mayor of London heats up’, 24 February) – and rightly so when one stops to consider the challenges facing our Capital. However, it is also frustrating that all of the candidates again refused to look beyond the status quo in terms of the options available for delivering both an uptake in housing numbers, and indeed a choice of means of housing.
Sweating public assets, as Sadiq Khan suggests, or Zac Goldsmith’s focus on regenerating housing estates, are both worthy policies, but they will not go far enough to build the level and breadth of homes that Londoners need. Moreover, they are already being relied upon by boroughs to meet their housing targets.
Inevitably, not all families will want to live in apartment blocks. Sadiq Khan was right to point out that families often want a house with a garden – the very accommodation that both main candidates are fortunate to call home. But they are masquerading the public to suggest that these homes will be provided through a sole reliance on brownfield land within the tightly constrained urban fabric of London. If this debate were to be about planning and not politics, the laudable objective of delivering an urban renaissance on brownfield land would be complemented by a careful assessment of the settlement limits of the Capital. This does not mean concreting over our countryside; however, it does mean adopting a managed, sustainable release of land. A poll taken by Property Week last year (‘Open up the Green Belt to housebuilding, 4 September) demonstrates that 74% of the industry are in agreement on this point, which may not make for great political capital, but it does reflect the stark reality of the situation.
The next mayor will have to face up to four big, interlinked challenges when it comes to a housing strategy for London. Firstly, he will need to convince communities and skyline protectionists that tall buildings are an inevitable part of London’s future – and not just in Central London. Secondly, he will have to work with the London boroughs to deliver a managed release of employment land for housing, and tackle the resultant implications on employment dispersal around the Capital. Thirdly, he will be required to go on the mother of all charm offensives to convince outlying authorities within the South East, East Anglia (and probably further afield) to accommodate some of London’s housing requirement, at a time when they are struggling to meet their own needs. And fourthly, he will have to decide whether or not to grapple with the thorny topic of London’s Green Belt. Sticking to the current rhetoric will set London on a course of a continued under-supply of housing, house-price and rent inflation, and a virtual reliance on flatted developments, with the resultant implications on the ability to deliver family accommodation. There has never been a more crucial time for London’s Mayor to display true leadership on what London needs, rather than what focus groups tell him is palatable to say.
Ian Anderson, Executive Director, Iceni Projects