Key insights from our tor&conversation with Louise Duggan, Head of Regeneration and Growth Strategies, Greater London Authority
Earlier this month, we hosted our latest tor&conversation in London. With the next London Plan expected to be published this summer, the discussion explored the significant shifts now influencing strategic decision-making for sites, schemes, and portfolios.
Several clear themes emerged that will shape the year ahead:
Good Growth – Quality, Character and Stewardship
The emphasis is increasingly on quality, character, and long-term stewardship.
- High-quality urban design is becoming a baseline expectation, not an optional ambition. Schemes will need to demonstrate strong place identity, local connectivity, and integration with surrounding neighbourhoods.
- Transport-led development remains central. Proximity to stations, bus priority corridors, and active travel networks will play a bigger role in determining the acceptability and density of proposals.
- Civic and social infrastructure must be front-loaded. Schools, health facilities, community spaces, and early-stage mobility solutions will be considered essential components rather than later-phase additions.
- For new towns and major settlements, governance is now a critical consideration. The expectation is for developers and public bodies to outline credible stewardship models, long-term revenue plans, and clear partnerships that support delivery over multiple decades.
Viability, Delivery, and Emerging Funding Tools
With London experiencing viability pressures across many typologies, the conversation highlighted the GLA’s growing interest in mechanisms that can help unblock delivery.
- Innovative public-private funding frameworks are being explored to support infrastructure and de-risk early phases.
- The emergency measures introduced in October 2025 signalled recognition by the GLA that the policy system needs to adapt to unblock housing delivery.
- There is a focus on supporting schemes with clear implementation pathways. Proposals that demonstrate practical deliverability, transparent phasing, and committed partnerships may fare better in discussions with the GLA and boroughs.
- Mixed-use and strategic housing sites continue to be a priority, particularly where evidence of market realism and deliverable infrastructure strategies is clear.
Evidence-Led Green Belt Review and Land Release
While politically sensitive, the conversation acknowledged that London’s growth will require difficult decisions about land supply.
- The GLA is exploring evidence-led opportunities for Green Belt review or selective release, particularly where the value of land is appropriate, the accessibility is strong, or the environmental impact can be offset or enhanced.
- Any changes will be strictly grounded in data, supported by environmental assessments, infrastructure capacity analysis, and clear evidence of unmet housing need.
- Community engagement is essential. Successful land promotion will increasingly depend on early, meaningful dialogue with local stakeholders and a transparent narrative around benefits for existing communities.
- For developers, this represents an opportunity to align site strategies with the emerging direction of travel—but the bar for evidence, sustainability, and community benefits will be high.
Social Value, Inclusion, and Long-Term Outcomes
Development must deliver equitable and inclusive outcomes.
- Social value is now integral, not supplementary. Planning decisions will increasingly consider how schemes promote opportunity, wellbeing, access to services, and community cohesion.
- Beyond Section 106 obligations, there is an emphasis on genuine commitments to local jobs, training pathways, SME involvement, and accessible public spaces.
- Long-term stewardship and management models are rising on the agenda, reflecting a wider shift towards ensuring schemes remain high-quality and well-maintained in perpetuity.
- Developers will be expected to demonstrate how proposals contribute to inclusive economic growth, aligning with London-wide goals for fairness, affordability, and community resilience.
As these policies evolve, balancing high-quality place-making and project viability will be a key challenge. Whether you are reviewing your current portfolio or identifying new strategic sites, we are here to help align your projects with these emerging GLA priorities.