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[Written a few weeks ago, and published on MJ website 10.11.16]
Almost drowned out by the noise over airport expansion, Sadiq Khan issued A City for All Londoners this week, the vision document that will underpin the Mayor’s strategies, and in particular the London Plan, the city’s spatial blueprint.
What then does this tell us about what we can expect from Sadiq’s mayorality? The changes are subtle – many paragraphs would not look out of place in Boris Johnson’s 2008 Planning for a Better London – but they do signal shifts in emphasis and focus.
There is no change in the Mayor’s commitment to protecting the Green Belt, but there’s a strong focus on the intensification of existing development, for example, in town centre locations and around transport hubs, with a particular focus on TfL and other public sector landholdings. Big sites and opportunity areas like Barking Riverside, which has been promising to deliver 10,000 homes for the past 15 years, are still part of the story, but as Centre for London’s report Going Large emphasises, these can be challenging to deliver. Looking at existing town centres and transport hubs for new growth opportunities acknowledges the limits of a ‘big site’ approach in a city that is growing as fast as London.
There’s also a welcome emphasis not just on housing numbers, but on the creation of neighbourhoods. This includes reference to mixed-use development, and a ‘good growth’ strategy that encompasses affordability, quality of place, social infrastructure and zero-carbon initiatives. The document largely steers clear of the more controversial aspects of housing policy, with no mention of estate redevelopment (as discussed in Centre for London’s recent Another Storey), 50 per cent affordable housing presented as a long-term target rather than a day one stipulation, and only a cursory reference to ‘lack of transparency’ in foreign ownership (although an investigation into the latter is planned).
A further subtle shift can be seen in Sadiq’s proposals for economic development, as the self-styled “most pro-business Mayor yet”. While maintaining the strength of the central London’s business districts, including through opposing office to residential conversions, A City for All Londoners emphasises the potential for more development, including offices and hotels, in well-connected outer London centres.
Transport and environmental issues are discussed together, confirming pledges on air quality, and setting out a vision for ‘healthy streets’ (using a pedestrianized Oxford Street as an example), which enable walking and cycling. Major infrastructure schemes – like Crossrail 2, East London river crossings and the Bakerloo Line extension – are plugged, with an emphasis on their integration with new development, as is the takeover of suburban rail that Centre for London proposed earlier this year in Turning South London Orange. But there is also a strong focus on behaviour change – to reduce car use, and deliver a ‘feet first’ plan for central London.
The document also touches on some of the less tangible aspects of urban infrastructure, social cohesion, mental health, community safety, active citizenship, and volunteering. There’s a reference to economic inequality also, including the establishment of an Economic Fairness Team to push for better workplace standards. Cultural infrastructure – from theatres and galleries to skate parks and gay pubs – is presented as central to London’s success, and the Mayor argues for ‘agent of change’ measures to ensure that long-standing clubs and music venues are protected from noise complaints from new residents.
Though it has dominated public life for five months, references to Brexit are few and far between. The EU referendum result is delicately described as “not what I and many London businesses had hoped for”, but the Mayor is cautious in pushing for special provisions for London. Fiscal devolution – the focus of the reconvened London Finance Commission– is only mentioned in passing, and immigration is set aside as a matter for government despite recent publicity for the idea of regional visas. Understandably perhaps, the Mayor is avoiding self-fulfilling prophecies of doom, or grand claims for what he can deliver – particularly where this will need government agreement, or depend on the murky ebb and flow of Brexit policy and negotiation.
Richard Brown 