When you’re trying to plan a city as sprawling, as complex, and as dynamic as London, there are no easy wins – only tough trade-offs, big ambitions, and a lot of listening. That was the mood when we gathered for the consultation on the Towards a New London Plan, with Lisa Fairmaner, Head of London Plan and Growth Strategies, and Lucinda Turner, Assistant Director of Planning and Regeneration, from the Greater London Authority, walking us through their latest thinking.
Here’s the lowdown. The London Plan shapes how the city grows, how we use our land, and where we invest. The new plan, due for adoption in 2028, has a bold but challenging mission: deliver 880,000 homes over 10 years.
Not a draft – a direction
Let’s be clear: this isn’t the draft Plan. It’s the step before. A direction of travel, testing the waters on some thorny policy options: some the Mayor may support, others simply raised through past engagement. It’s all up for discussion. Lisa was clear this isn’t simply a revision, but a full reset. The GLA is committed to replacing the current 500-page London Plan with a streamlined, strategic document, redrafted to better reflect London’s evolving needs and to support delivery across boroughs and sectors.
The heart of the plan: housing and growth
Two themes dominate the Plan’s direction, housing delivery and economic growth.
But these aren’t in competition – they’re intertwined. If London can’t grow its economy, it can’t deliver homes. And if people can’t afford to live here, the economy falters.
For the Plan to establish the strategic direction required to meet the Government’s 88,000 homes per year target will mean embracing higher densities across the capital, but especially in outer London.
Brownfield first (but not brownfield only)
Filtering down from national policy and previous London Plans, there is a big emphasis on brownfield land, but it’s not a rigid rule. It’s a principle: make the best use of what we have before exploring poor-quality parts of the green belt. That said, the GLA are already undertaking a strategic review of London’s green belt land – focusing upon where transport infrastructure can support proper, high-density development.
It’s all about viability
Viability is front and centre. Lisa was frank: if we lump every possible policy burden onto development, it won’t happen. There are trade-offs everywhere. Some policy options will need to be phased. Others might not survive closer inspection. But the headline is this: the Plan will not increase the overall burden on development.
Transport to unlock the homes we need
Delivering 880,000 new homes over the next decade will be impossible without major investment in London’s transport infrastructure. That means progress on key schemes like the DLR extension to Thamesmead, the West London Orbital, and the long-awaited Bakerloo Line extension. Metroisation – bringing Overground-style frequency and reliability to national rail lines – must also be part of the mix. But the real obstacle is funding. Unlike Greater Manchester, London still lacks a long-term settlement for capital investment in transport, making it difficult to plan and prioritise with confidence. That’s why securing a comprehensive deal in the upcoming spending review is absolutely critical.
Future of Commercial Spaces
Lisa set out some of the early thinking behind the next iteration of the London Plan, highlighting the need for a planning framework that keeps pace with London’s changing economy. Opportunity Areas, first introduced back in 2004, may be de-designated as they mature and deliver, helping to sharpen focus on those areas with the greatest potential to come forward at pace. The role and definition of the Central Activities Zone could also be revisited to reflect the capital’s evolving commercial core, while town centres – often well-connected but underused – could play a greater role in housing delivery. Lisa also acknowledged the growing pressure on industrial land and called for a more strategic approach to ensure space is safeguarded for critical sectors. And with new economic clusters emerging across the city, we may also see fresh spatial designations introduced to better capture the diverse nature of London’s future economy.
Design, families, and liveability
Planning for density doesn’t mean forgetting about people. Lisa was emphatic: future homes must work for families, for kids, for life. That means great design, appropriate space standards, and thinking long-term about living, not just building.
Sustainability, climate, and infrastructure
Expect the next London Plan to spark debate on how bold the capital should be on sustainability and inclusivity. Questions remain over whether to retain London-specific energy standards or align with national rules. Embodied carbon benchmarks are firmly on the table, alongside opportunities to harness waste heat from data centres to power local networks. And expect a stronger push to mainstream inclusive design, creating spaces that are accessible, child-friendly and welcoming to all.
What happens next?
Consultation responses will shape the next stage: the 2026 draft Plan. That will head to public examination in 2027, with adoption expected by early 2028. This consultation isn’t the end – it’s the beginning.
Whether you’re in housing, transport, sustainability, development, or just care about how London grows – get involved. The city we plan today will shape the city we live in tomorrow. If you’re a member, get in touch and ensure your voice is part of the conversation.