THE STRATEGIC HOUSING LAND AVAILABILITY ASSESSMENT 2013 Part of the evidence base for the Mayor’s London Plan

THE LONDON STRATEGIC HOUSING LAND AVAILABILITY ASSESSMENT 2013

COPYRIGHT

Greater London Authority January 2014

Published by Authority City Hall The Queen’s Walk More London London SE1 2AA www.london.gov.uk enquiries 020 7983 4100 minicom 020 7983 4458 ISBN Copies of this report are available from www.london.gov.uk

THE LONDON STRATEGIC HOUSING LAND AVAILABILITY ASSESSMENT 2013

CONTENTS

Acknowledgements 4 1 INTRODUCTION AND CONTEXT 5 Purpose of the 2013 Strategic Housing Land Availability Assessment 6 The London SHLAA and the NPPF 7 Future guidance 8 Development of methodology 8 Viability 10 The need for additional housing 10 Structure of report 11 2 METHODOLGY 14 Stage 1: planning the Assessment 15 Stage 2: determining the sources of supply 15 Stage 3: desktop review of existing information 17 Stage 4: determining which sites to survey 18 Stage 5: site surveying - the Large Sites Assessment 18 Stage 6: assessing housing potential 21 Stage 7: assessing when and whether sites are likely to be developed. 35 Sources of capacity outside the large site system 37 3 RESULTS 45 Identified large sites: phases one to five 46 The target phases: phase two and three (2015-2025) 55 Overcoming the constraints 66 Sources of capacity outside the large site system 69 Total housing capacity from all sources 2015-2025 77 Comparison of targets and the DCLG household projections 82 Comparison of SHLAA figures and past delivery 84 4 SCENARIOS 87 Density Scenarios 89 Allocation scenario 94 Town centres and Opportunity Areas: target based scenario 98 Notional capacity 99

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Scenario conclusions 101 5 CONCLUSION 102 Further Alterations to the London Plan: Housing targets 104 Delivery 105 Contribution of SHLAA to Local Plan preparation 105 Using the SHLAA data to inform specific site allocations 106 6 Appendixes 108 Appendix 1: Overall capacity by source 2015-2025 phase 2-3 109 Appendix 2: LLDC boroughs overall capacity by source 2015-2025. 110 Appendix 3: Large site capacity by borough by phase 2013-2036 111 Appendix 4: Large sites with capacity in each borough by source 112 Appendix 5: Large site capacity in each borough by source 2013-2036 113 Appendix 6: Large site capacity by borough by source 2015-2025 114 Appendix 7: Small site calculations 115 Appendix 8: Allocated and approved site list by borough 116 See separate PDF

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Acknowledgements

The 2013 Strategic Housing Land Availability Assessment was made possible by the contributions and co-operation of a wide range of stakeholders, in particular planning, housing and other officers from all the London boroughs, the and the London Legacy Delivery Corporation and the Strategic Housing Market Partnership.

The London Strategic Housing Market Partnership

Gerry Ansell/ Sophie Donaldson- London Bough of Newham Michael Bach- London Forum of Amenity & Civic Societies Julia Bray – TFL Lizzie Clifford – NHF Dominic Curran – London Councils Adam Dodgshon - Planning Advisory Service Michal Edwards - Just Space Peter Eversden - London Forum of Amenity & Civic Societies Robert Farnsworth – Emma Fenton - London Borough of Sue Gaywood- Hyde Housing James Gleeson- GLA Neil Goldberg/ Edward Broadhead – LLDC Lauran Gray/Peter Hall - London Borough of Havering Sakiba Gurda – London Borough of Bill Harris – Environment Agency Martin Howell/ Daniel Crawford- London Borough of Georgiana Hibberd – RICS Ron Hollis - Tenants Association Justin Kenworthy/ Neil Goldberg – Barton Wilmore Richard Lee - Just Space Nick Lynch – Clodagh McGuirk - London Borough of Haringey Dominick Mennie – London Borough of Croydon Dale Meredith – Southern Housing Sheree Aitkin – Royal Borough of Kingston upon Thames Mathew Paterson – Lisa Russell/ Peter Shadbolt - City Corporation Graham Saunders – English Heritage James Stevens - Home Builders Federation Mark White – Hyde Group

Greater London Authority Project Team Jennifer Peters Mike Newitt John Lett

Additional Thanks to: Duminda Baddevithana (GLA), Chris Woollard (GLA), Chris Mein (Open IQ), Scott Day (GLA), Jonathan Finch (GLA), Andrew Pain (GLA), Jonathan Brooker (GLA).

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1 INTRODUCTION AND CONTEXT

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Purpose of the 2013 Strategic Housing Land Availability Assessment

1.1. The London Strategic Housing Land Availability Assessment (SHLAA) identifies London’s housing capacity and is an essential component of the evidence base required for the London Plan and borough Local Plans. Along with the new Strategic Housing Market Assessment (SHMA), which sets out an estimate of London’s current and future housing requirements, the SHLAA forms the foundation for the housing targets in the Further Alterations to the London Plan (FALP) and Local Plans. Together they provide the basis for addressing the National Planning Policy Framework’s1 (NPPF) needs driven requirement to boost supply significantly housing supply in the unique circumstances of London. This SHLAA and the FALP also fulfil a commitment in the 2011 London Plan to review current housing targets by 2015/16.

1.2. In London the SHLAA is carried out in partnership between the GLA, the London Boroughs, the City Corporation and the London Legacy Development Corporation2. The last SHLAA/ Housing Capacity Study was undertaken in 2009. The approach to the 2013 SHLAA develops that of the 2009 study, which was found to be robust at Examination in Public (EiP) as a refinement of national SHLAA guidance3, taking into account the unique circumstances of the London housing market area.

1.3. The 2011 Census found that the population of London was 8.17m, which means London’s population is growing significantly faster than was projected when the 2011 London Plan was published. The most recent GLA projections suggest London’s population could grow to 10.1 million by 2036, which will have significant implications for the numbers of new homes required. GLA projections suggest that household growth will be circa 40,000 homes per annum between now and 20364. Shorter term DCLG projections are higher, projecting household growth of 53,000 a year in London between 2011and 2021. Neither of these figures takes account of current (backlog) housing need, second homes or vacant units.

1.4. Alongside the SHLAA, the GLA has carried out a SHMA to provide an objective assessment of London’s need for market and affordable housing5. The SHMA uses GLA’s population and household projections and includes and an assessment of the number of households currently in need (backlog) as well as projected future growth. The SHMA estimates London’s need for additional new homes is 49,000 homes a year, or as high as 62,000 if current housing need is met more quickly6.

1 DCLG National Planning Policy Framework. 2012 2 For the purposes of the SHLAA the LLDC and City Corporation are treated as boroughs, thus for ease within the document references to boroughs includes the LLDC and the City Corporation. 3 SHLAA practice guidance. DCLG. 2007 4Mayor of London .The London Strategic Housing Market Assessment 2013 (SHMA). GLA 2014 5 ibid 6 ibid 6

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1.5. This demonstrates that for London to meet its housing need, at least 49,000 additional homes need to be delivered each year between now and 2036, significantly more homes than the 32,210 per annum minimum provision target in the current London Plan.

The London SHLAA and the NPPF 1.6. The NPPF requires authorities to carry out a SHLAA (NPPF para 159) and to identify a five year supply of deliverable sites in years 0-5 and developable sites or broad locations in years 6-10 and if possible 11-15 (NPPF para 47). The NPPF notes that once completed a SHLAA is an important evidence base for planning making. However, it does not allocate housing, nor should it pre-empt or prejudge any future decisions a planning authority (including, in London the Mayor) may make on any particular site or planning application.

1.7. Though government has prepared ‘Beta’ guidance on compiling the evidence base for plans, its 2007 Strategic Housing Land Availability Assessment practice guidance remains extant. This guidance strongly encourages joint working between local planning authorities and other key stakeholders to undertake assessments to ensure a joined up and robust approach to SHLAA.

1.8. Previous London Plan EiPs have recognised that London’s housing market has little regard to borough boundaries, and unlike most of the country, the market for housing in London covers the whole region, even though there are many local variations within this broad area. For local planning purposes, both supply and demand for housing are most effectively addressed and coordinated at the London wide level. Doing this requires close partnership working, building on boroughs’ long experience of pan London, collaborative and cost effective work.

1.9. National guidance on carrying out a SHLAA provides flexibility to take account of local circumstances. This study was driven by the nationally set requirement to identify sufficient developable sites for the first 5 years of a plan, minimising the reliance on windfall as far as possible; deliverable sites or broad locations for development for years 6-10 and where possible for years 11-15. In line with national guidance, the study recognises it is not possible to accurately identify sufficient sites in London for the whole of the plan period. Thus, the study provides the evidence base to support judgements around whether broad locations should be identified and/or whether there are genuine local circumstances that mean a windfall allowance is justified.

1.10 Like previous London Plans, the FALP includes a ten year housing target. The nature of London’s land market and the importance of sites currently in other uses in delivering housing capacity mean it is challenging to provide an authoritative estimate of capacity which will come forward in the longer term. Therefore, the SHLAA only provides detailed capacity estimates for 2015-20257.

7 The SHLAA is based on financial years. For example, where the SHLAA refers to 2015-2025 it is referring to April 2015 to March 2025. 7

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Future guidance 1.11. The Taylor Review of planning guidance identified SHLAA guidance as a priority for updating and the Government has recently consulted on its National Planning Policy Guidance Beta website, which includes guidance on all necessary aspects of the NPPF. The section on ‘Assessing land availability’ suggests an updated approach to SHLAAs, recommending that they should be carried out alongside an assessment of employment land needs. The guidance also has suggests that windfall assumptions should only be used in the first five years of housing supply as the NPPF gives the flexibility to identify broad areas in later years. In responding to the guidance the GLA underscored the distinct nature of London’s housing market, and to address this, how London has sought to refine the national methodology to maximise housing output rather than following all the detail of the national assessment methodologies. While the 2013 SHLAA has been carried out within the requirements of the current SHLAA guidance note, the approach is in line with the NPPF.

Development of methodology 1.12. The SHLAA methodology has built on the experience of previous pan London SHLAAs, in particular the last study undertaken in 2009, ensuring that it meets the requirements of the NPPF and reflects the significant housing challenge London is facing. The SHLAA objective was to provide a robust indication of London wide housing capacity at borough level, built up from a range of sources and assumptions on individual site capacity, including large sites ( 0.25ha or larger), small sites (below 0.25ha), non-self- contained units and vacants returning into use.

1.13. In line with national guidance, London’s Strategic Housing Market Partnership acted as a steering group for the study. The group included representatives from the boroughs, voluntary and private sectors, as well as GLA officers from relevant departments (see Acknowledgments for list of members). This group contributed to the development of the methodology along with all the London Boroughs. In addition, a Technical sub group was convened to advise on the development of the SHLAA computer system and detailed refinements to the methodology.

1.14. A key part of the London SHLAA approach is the assessment of the notional housing capacity, and probability of housing development, identifying the constrained capacity of a large number of sites across London; including those with planning permission and sites identified in borough development plans together with other potential housing sites. Given London’s land market, potential housing sites, often currently in a different use, play an important role in boroughs housing land supply; the probability approach adopted in the London SHLAA provides a robust as possible understanding of the potential capacity and phasing of such sites. This approach ensures that the most accurate understanding of capacity can be gauged in order to inform London Plan housing targets and borough site allocations.

Table 1.1 below demonstrates how the London SHLAA meets the requirements of the SHLAA guidance.

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Table 1.1 – Core outputs and 2013 SHLAA approach.

Government’s SHLAA core outputs 2013 London SHLAA approach 1. A list of sites, cross referenced to maps A list of publicly identified sites is set out in showing locations and boundaries of specific Appendix eight (approvals and allocations) sites (and showing broad locations where necessary) Boundaries of all identified sites have been shared with the boroughs to inform the development of their Local Plan Documents. 2. Assessment of whether a site is deliverable The London SHLAA uses a probability or developable (i.e. in terms of its suitability, approach to assessing if a site is deliverable or availability and achievability) to determine developable as detailed in the methodology when an identified site is realistically expected section of this report, with the results detailed to be developed. in section three. 3. Potential quantity of housing that could be The potential quantity of housing from each delivered on each identified site or within each source is summarised in Section three of the identified broad location (where necessary) or report. on windfall sites (where justified) 4. Constraints on delivery of identified sites The large sites study system is designed to consider a number of broad constraints in the delivery of identified housing sites as part of the probability based approach. The broad constraints on delivery are determined by GIS information and local knowledge and are set out in section two.

5. Recommendations on how these The potential approach identifies constraints constraints could be overcome and allows the assessment of, if, and when that constraint could be overcome and reflect this through the adjustment of the likely probability of a site coming forward. In addition, where constraints were identified which render a site unsuitable for development a range of broad actions to overcome these constraints in the future were provided for boroughs to consider (see section three). Government’s SHLAA process checklist 2013 SHLAA approach 1. Survey and Assessment should involve key The Assessment was overseen by the Strategic stakeholders including house builders, social Housing Market Partnership covering landlords, local property agents and local representatives of all government’s suggested communities and other relevant agencies. stakeholders (see acknowledgments). In addition a public call for sites was undertaken. 2. The methods, assumptions, judgements The method, assumptions and judgements and findings should be discussed and agreed used in the study are set out in section two. upon throughout the process in an open and They were developed with the Strategic transparent way, and explained in the Housing Market Partnership and London assessment report. The report should include boroughs. This also explains why sites or areas an explanation as to why particular sites or have been excluded from the Assessment, with areas have been excluded from the detailed results in section three. Assessment.

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Viability 1.15 The viability of a scheme is important to understanding if a site is deliverable or developable as set out in the NPPF. To some extent viability is taken into account by boroughs in their assessment of sites, but the level of knowledge about site viability will differ on a site by site basis and between boroughs. Therefore, to provide a consistent understanding of viability, a separate viability study has been commissioned8. The study includes an understanding of the overall housing market and its direction of travel according to various industry experts. It also assesses the viability of a hypothetical site in each London borough and has carried out detailed viability assessments on 40 sample SHLAA sites. The site samples have been drawn from boroughs which have identified significant housing capacity and also are considered the most likely to have viability issues, with some adjustments to ensure a range of geographical coverage. In addition, the London SHMA provides an overview of housing market trends which will impact current and future housing delivery9.

The need for additional housing 1.16 London’s population has grown every year since 1988, even during the severe economic downturn of the early 1990s; indeed, growth accelerated then. It has accelerated again, and to a much greater extent than was anticipated in the 2011 London Plan. Informed by projections that average growth between 2001 and 2011 would be in the order of 46,000 pa, that Plan was based on the assumption that London would grow by an average of 51,000pa in the two decades to 2031. However, the 2011 Census showed that during this decade London grew at a much more substantial rate, by an average of 83,000 per annum to 8.2 million in 2011 rather than the 7.8 million expected by the 2011 plan.

1.17 The GLA has developed a range of population and household growth scenarios. The central scenario suggests that households are likely to grow by 40,000 homes a year between now and 2036. However, there is uncertainty about future population growth, as the growth could be part of an economic cycle which has seen London perform better than the rest of the country through the recession, thus attracting more domestic immigration and having a reduced level of out migration. Once the economy in the rest of the UK improves, this trend may be reduced or reversed. An alternative scenario could be predicated on population growth being a result of structural change and therefore long term. There is also uncertainty as to the size and number of future households. Despite long term predictions of household size falling, the 2011 census saw a rise in average household size in London to 2.47 people. This could be caused by the constrained housing supply, lifestyle choice or a combination of the two. In line with the DCLG’s figures, the GLA’s central assumption is predicated on average household size falling from 2.47 in 2011 to 2.34 people in 2036. Under this assumption, the number of households in London could rise by 1 million10.

8 London SHLAA viability assessment – forthcoming 9 . SHLAA 2014 op cit 10Ibid 10

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1.18 Using the assumption of household growth of 40,000 homes a year the SHMA indicates that London’s housing need is between 49,000 and 62,000 a year. The difference is dependent on the timespan chosen as this impacts both the average household growth (as household growth starts to slow from 2027) and the amount of homes that need to be built per year to address current identified need (backlog). The Further Alterations to the London Plan are based on an understanding that housing need in London is at least 49,000 homes a year, and thus requires a significant increase in its housing supply above the 32,000 target in the 2011 London Plan.

Structure of report

 Section two explains the methodology employed by the London SHLAA. This section is essential to understanding the approach and results of the London SHLAA.

 Section three presents the results of each component of the study: large sites, small sites, non-self-contained and vacants returning into use.

 Section four sets out the results of a number of different scenarios. This aims to provide an understanding of potential extra capacity beyond that identified by the base SHLAA findings and to test the sensitivity of the assumptions that underpin the SHLAA.

1.19 The results of this study are outlined in this report by the components of capacity at a regional, sub regional and borough level as appropriate. Tables and figures are presented throughout with a commentary on the results and their implications. Figures 1.1 and 1.2 below show the locations of the London boroughs, the sub regions they form and their location in inner or outer London. Figure 1.3 is a map of the London Boroughs, the LLDC and the City of London.

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Figure 1.1 London’s sub regions.

Figure 1.2 Inner and outer London.

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Figure 1.3 London Boroughs

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2 METHODOLGY

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The approach

2.1. The SHLAA establishes housing capacity in London by identifying sites with planning permission for housing development, and considering site constraints and probability of development of other large housing sites, and the potential housing capacity of small sites, non-self-contained units and vacants returning to use. The SHLAA is designed to provide a robust indication of aggregate housing capacity at borough level across London. It is not designed to provide a comprehensive list of all the housing sites which may come forward over the term of the London Plan; in the unique circumstance of the London land market that is neither feasible nor realistic.

Stage 1: planning the Assessment 2.2. The 2013 methodology built on the 2009 approach and was informed by a review of the sites identified in the last two SHLAAs, responses to the SHLAA methodology scoping paper and input from the Strategic Housing Market Partnership, London boroughs and Technical sub group. The study approach was also informed by the Government’s SHLAA Practice Guidance11. The process follows the stages set out in the guidance, but has been adapted in some respects to better reflect the particular housing circumstances in London.

Stage 2: determining the sources of supply The study used four key sources of housing capacity to inform the understanding of London’s overall housing capacity;

. sites 0.25 ha or larger with planning approval for housing (approvals).

. sites 0.25 ha or larger publicly identified in published or emerging development plans as sites with housing capacity (allocations)

. other sites 0.25 ha or larger, not in the public domain, which have potential to contribute to strategic and local housing targets (potentials). Though these sites are identified individually, their contribution to future supply is defined in terms of probabilities and expressed only in terms of aggregate capacity. Information on them is collected solely for the purposes of this study and has no other status. In view of possible misapplication of this information, the GLA does not publish individual details of potential sites.

. assumptions on the capacity of sites of less than 0.25 ha (small sites), including new build, conversions and change of use and capacity from non-self-contained accommodation and vacant dwellings returning to active housing use.

2.3. For large sites (0.25ha and above) a bespoke SHLAA system was developed to assess the capacity of each site. The system estimates housing capacity by identifying sites confirmed to have housing capacity (approvals) and assessing all other large sites

11 DCLG. SHLAA practice guidance CLG. 2007 15

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(allocations and potentials) based on the probability of them coming forward for housing. For approved sites the system uses information from the London Development Database on the number of units approved to identify the capacity of the site. For sites identified as allocations or potentials the system provides a notional capacity; the potential housing yield from the site should it come forward for development. The notional capacity is based on the site area (adjusted to reflect the proportion of a site anticipated to deliver residential development) and system default densities. The constrained capacity based on the probability of a site coming forward for development, derived from an assessment of the constraints impacting the site. Boroughs were able to refine both the notional and constrained calculation in light of local knowledge. This capacity is divided into four periods for delivery between 2015 and 2036 and a preliminary phase for sites that are to be developed from 2013-201512.

2.4. This “constraints model” approach is the same as that used in the 2009 SHLAA. Given London’s highly pressurised land market where the vast majority of housing provision comes from formerly used sites, often in existing uses, this is considered to be the most appropriate approach to identifying such an important source of future capacity and is considerably more robust than traditional ‘windfall’ assumptions. It effectively aims to include within the ambit of the SHLAA all potential housing sites across London above the size threshold and provides an understanding of why some of those sites will not come forward wholly or partly for housing development.

2.5. One of the salient features and strengths of the probability based element of the methodology is in recognising that not all identified sites will come forward for housing. The constraints built into the system and the partnership based approach to the study which provides scope for initial estimates to be refined and made more realistic in light of local knowledge provides the best way of understanding London’s overall housing capacity. When the probability based results for all potential and allocated sites are added together they provide an aggregate estimate of the contribution of this source which is robust at borough, sub-regional and regional levels.

2.6. Due to the probability approach to assessing potential sites, information on individual ‘potential’ sites is confidential; the SHLAA uses the assessment of potential sites to provide an aggregate, probability based estimate of the future contribution from this source at a borough level, not as an indication of the capacity of individual potential sites. The release of detailed information on these sites could lead to misunderstanding as to its status and to its misapplication. This in turn might undermine current uses, pre- empt the statutory planning decision process and affect land values. Consequent increases in land value and speculative disposals and purchases would not necessarily support optimum housing development outcomes and could compromise wider planning objectives.

2.7. Appendix eight includes information about sites with planning approval or which are otherwise publicly identified as suitable for housing e.g. as published or emerging Local

12 The SHLAA is based on financial years. For example, where the SHLAA refers to 2015-2036 it is referring to April 2015 to March 2036. 16

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Plan allocations. Boroughs are likely to bring forward ‘potential’ sites as appropriate for development in their Local Plan process, allowing them to identify sufficient land to meet London Plan targets and address the requirements of the NPPF. It is for each borough to determine whether it wishes to make this information publicly available at site level.

Stage 3: desktop review of existing information Large sites

2.8. Large sites (0.25ha or over) form a key component for the study. Given the number of sites to assess, the GLA developed a bespoke system for the 2013 SHLAA. The system performed many of the same functions of the 2009 system, but was designed to be more user friendly and more importantly, provide a system that boroughs would find useful for the long term. The system showed information on all sources of capacity and provide a capacity running total reporting dashboard for the boroughs so they could understand the implications of individual site assessments on overall capacity. It also included a scenario testing area, which allowed boroughs to test site capacities and run alternative scenarios to understand how the different scenarios would impact their figures. These improvements were introduced to help ensure understanding and ownership of the figures and were developed with input from the boroughs through the Technical Sub Group.

2.9. This system provides the basis for collating information on all large housing sites with planning permission, those identified in borough development plans and all other potential housing sites across London. Just over 9,000 separate digital boundary polygons were uploaded into the system, including both residential and non-residential sites and buildings

The large site boundaries were sourced from;

. The London Development Database (LDD)

. Sites identified through the call for sites

. 2009 sites (updated where planning permission has been granted, lapsed or developments completed).

. Site boundaries identified by the GLA group

. Sites identified by boroughs, including development sites allocated in published or emerging LDFs/Local plans and other relevant documents. In 2013 significantly more site Development Plan Documents had been adopted than at the time of the 2009 study.

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Call for sites

2.10. To ensure the SHLAA captured all potential sites, the GLA carried out a London wide call for sites, jointly with boroughs. The call was advertised on the GLA website, through boroughs’ websites and direct mail outs as well as coverage in numerous planning related newsletters. 345 sites were submitted through the call for sites, helping to ensure that all sites with housing potential are assessed as part of the SHLAA. The exercise also provided an appreciation of land owners and developers aspirations for those sites and their views on deliverability.

Stage 4: determining which sites to survey

2.11. All sites identified above were included in the SHLAA system to be assessed for housing potential.

Stage 5: site surveying - the Large Sites Assessment 2.12. Following an initial check by boroughs, the identified sites were uploaded into the SHLAA system and the system ‘went live’ in April 2013. Boroughs were asked to assess every site, deciding if they agreed with the systems default assumptions and making amendments where necessary. Boroughs were encouraged to accept the default assumptions unless they had evidence to suggest that the assumptions were inappropriate on a site by site basis. In addition, boroughs were expected to upload any additional sites they identified as having housing potential.

2.13. The general approach to assessing the capacity of large sites requires classifying sites on the basis of:

. Approved housing sites (those with planning permission)

. Allocated housing sites (sites in areas allocated for housing in borough development plan)

. Potential housing site (all other sites 0.25 ha or larger, which may come forward for development at a specified point in time up to 2036).

2.14. The system automatically identified sites as being approved by linking with the LDD Database and populating the relevant fields. The approved planning permission provides the yield for these sites. Boroughs were encouraged to check the information for accuracy, particularly the phasing of the site (see phasing section).

2.15. For allocated and potential sites the system generated notional yields based on site size and default density (the notional capacity) and a probability calculation based on the identified constraints for a site based on GIS layers (the constrained capacity). Boroughs used their knowledge of each site to amend and update the system assumptions. The following sections detail the working of the system and the role of the boroughs in the site assessments.

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Exclusions, deletions and low probability

2.16. Not all ‘potential’ sites loaded into the system have housing potential. The system automatically identifies some sites as unsuitable where policy, local or environmental constraints make them unsuitable for housing development13. In these circumstances the system assumes the site has a zero housing potential (see constraints section). Even when the system has accounted for constraints that render a site unsuitable it still includes a number of sites identified as potential housing sites that, for a variety of reasons, are actually very unlikely to come forward as housing sites in the study period. Therefore, the system allowed boroughs to specifically delete or exclude some sites from the study where they felt there was no potential for the site to deliver housing over the plan period.

2.17. If a site was deleted from the system, it would no longer appear in the borough’s list of sites and would be deleted permanently from the assessment. Sites were only deleted from the system if the site did not meet the criteria for inclusion in the study; if it was below 0.25ha (although only sites sized 0.25ha or larger were loaded into the system, the redrawing of a site, for example, if it crossed a road could lead to the resultant site being under 0.25ha); it was outside London‘s boundaries or genuinely loaded in error e.g. if it is part of a larger site and needed to be redrawn. Sites were checked by the GLA before they were deleted to ensure that only sites that met these criteria were removed from the system.

2.18. The ability to delete sites was introduced in the 2013 SHLAA for two reasons; firstly to enable boroughs to ensure the most up-to-date site boundaries were reflected in the system; secondly to remove ‘non sites’ from the system and prevent them from appearing in future SHLAAs. The SHLAA database did include a number of polygons that could not be considered as ‘sites’ per se , for example, some polygons covered only roads. In previous studies these sites were excluded. As the 2013 study aimed to ensure all potential sources of housing capacity were explored, all previously excluded sites were included in the assessment. This meant that these ‘non sites’ appeared again in the study and had to be reassessed by boroughs. The delete function ensures that they have been removed from the database for future studies. The GLA checked to ensure that only ‘non sites’ or sites that would be redrawn as part of another site were deleted and did not delete any sites that, although not considered suitable for housing now, could be in the future.

2.19. The system allowed some sites to be excluded on the basis that they would not have capacity for housing within the study period; to exclude a site a reason for exclusion was required. Because the SHLAA system aims to include all sites, it is inevitable that a significant number of sites will be categorised as excluded or unsuitable. While assessing these sites has resource implications, it ensures that the SHLAA is robust and has assessed all possible potential sources of housing capacity, which is crucial given the current need for housing and the requirements of the NPPF.

13 All approved schemes are assumed to be suitable for housing development. 19

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2.20. The approach to exclusions was amended in the 2013 study to ensure that only those sites with no development capacity were excluded. As part of the work developing the 2013 methodology the GLA undertook a review of the number of excluded sites in the 2004 and 2009 SHLAAs that have since delivered housing. This review found that some sites that were excluded from the 2004 and 2009 study had come forward for housing development. Considering that these sites were delivered within seven years or less of the initial assessment, it can be assumed that over the life of the plan more excluded sites would come forward.

2.21. Assessing the propensity for sites excluded in the 2004 SHLAA to come forward for housing between 2004 and 2011 suggested that approximately 8% of sites which are excluded will deliver housing. Therefore, the methodology for the 2013 study was updated to ensure that it captured this development potential, while not generating unrealistic assumptions around development capacity; a new ‘low probability’ category was introduced and the categories for exclusion were amended.

2.22. Low probability sites were given an 8% probability of delivering housing, spread across phases three, four and five (2020-2036). Given that the London Plan targets are based on phase two and three (2015-2025), only a third of the assumed 8% capacity would be included in the target period. Sites were only classified as low probability when borough considered the likelihood of the site coming forward for housing was very limited and it met one of the criteria set out below:

. School or with no planned redevelopment before 2036.

. The site is an area of private/mixed tenure housing in multiple ownership with no known plans for redevelopment.

. Social with no planned intensification programme up to 2036.

. New build housing completed before 2003 where there is a low probability of additional housing development

. A high value retail/leisure/office development completed before 2003 where there is a low probability of additional housing development

. Boroughs were also allowed to add their own low probability reasons where necessary, although these were scrutinised by the GLA for suitability.

2.23. It is important to reiterate that a site that met one of these categories was not automatically identified as a low probability site; to be classified as such boroughs also needed to be sure that the site circumstances meant that the potential of the site delivering housing within the whole SHLAA period was limited.

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Reasons to exclude sites

2.24. In addition to the introduction of the low probability sites, the reasons for exclusions were also refined to prevent sites with housing potential from being excluded. Crucial to this was the removal of the ‘other’ excluded category. In both the 2004 and 2009 SHLAAs the majority of excluded sites were excluded for ‘other’ reasons. This did not provide a clear understanding of why a site was perceived as having no housing potential. Therefore, in the 2013 SHLAA for a site to be excluded it needed to meet one of the criteria below have a zero or close to zero chance of coming forward for housing development;

. New build housing completed since 2003 where additional housing development is improbable.

. A recently completed (completed in the last 10 years) high value retail, leisure or office development, which means redevelopment is improbable.

. The site includes a listed building or scheduled monument where development or intensification is unlikely (boroughs were encouraged to take account of potential for enabling development around the site, and potential intensification ‘behind the façade’ before selecting this option).

. The site is safeguarded for a strategic transport infrastructure project (e.g. )

. The site is in strategic operational use and is expected to continue to be in use over the plan period so redevelopment is considered improbable. This exclusion is for sites that contain strategic infrastructure such as airports, railways, sewerage treatment works, waste sites and associated depots that are in operational use and have no potential of becoming redundant over the plan period. Boroughs were advised not to include sites that had been proposed by a land owners as part of the call for sites in this category.

2.25. Unlike the 2009 study, protected open space was not included as a reason for exclusion; this is because such sites were assessed as unsuitable for housing due to the protection being a constraint on development, rather than being excluded. Both approaches give such sites a zero probability of coming forward (see constraints section).

Stage 6: assessing housing potential

Notional capacity

2.26 The study system is designed to derive a ‘notional’ (unconstrained) capacity estimate for a potential/allocated site based on the size of the site and default density assumptions. The notional housing yield identifies the likely number of dwellings if a site is fully built out. The key assumption in calculating the ‘notional’ capacity is the density for each site which is derived from the London Plan Sustainable Residential Quality (SRQ) matrix. This is an initial assessment that boroughs then test and amend

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where necessary; both through amending the density assumption and also through reflecting how much of the site is likely to be used for residential purposes.

Figure 2.1 PTAL map 2015-2019

2.27 The London Plan SRQ matrix is based on both the setting\character of an area and the Public Transport Accessibility Level (PTAL). In order to make an initial assessment of the appropriate density the system used two GIS layers14, one which details the PTAL and another that identifies the setting/character of an area.

2.28. The PTAL maps are supplied by Transport for London (TFL) and reflect changes in PTAL accessibility over the plan period. As the PTAL levels for some areas will change across the life of the study - reflecting changes and improvements in transport accessibly - two PTAL maps were used, one for 2015-2019 (figure 2.1) and one for 2020 to 2036 (figure 2.2). Therefore the assumed phasing of the site can also impact the notional capacity.

14 GIS layers’ are a means of storing information [data] on a mapped or mapable basis so they can be interrogated by a GIS system spatially. The GIS system can then determine the information related to a specific locational point or area [polygon]. ‘ 22

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Figure 2.2 PTAL map 2020- 2036

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2.29. The character map (figure 2.3) was based on a combination of 2001 census data at a neighbourhood level (super output area) and distance from town centre to address the definition in the London Plan (see figure 2.3 below). Neighbourhoods with more than 75% flats were designated ‘central’, those with more than 75% flats and terraced houses were designated ‘urban’ and the remainder were designated ‘suburban’. Areas within 800 metres of a town centre boundary were superimposed over the neighbourhood and designated as central (International, Metropolitan and Major Centres, and also the Central Activities Zone) and urban (District Centres). As the map partly relies on 2001 census, there are inevitably areas that have changed in character; therefore boroughs were able to amend a site’s setting. As with other borough changes to assumptions, these were subject to challenge by the GLA if they were considered inappropriate.

Figure 2.3 Character map

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Density Ranges

2.30. The SRQ matrix sets out density ranges for multiple PTAL levels (i.e. 0-1, 2-3 and 4-5) and for different habitable rooms per unit. Each character area is divided into three based on the range of habitable rooms per hectare; the SHLAA uses the mid-range - 3.1-3.7 habitable rooms per hectare - as the basis for standard density assumptions. See Table 2.1 below.

Table 2.1- London Plan table 3.2; sustainable residential quality (SRQ) density matrix (habitable rooms and dwellings per hectare)

2.31. For the 2013 SHLAA, while keeping the standard density assumptions within this range (3.1- 3.7 habitable rooms per hectare), the assumptions within the range have been amended to take better account of the different densities and types of units that are sustainable and appropriate in different PTAL areas and different character areas, reflecting the role that increasing density can have in meeting pressing housing need. The 2013 defaults assume that areas with high PTALs in central and urban settings will deliver a greater number of one and two bed units and thus are set near the top of the

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3.1-3.7 habitable rooms per ha range and areas in lower PTALs are assumed to deliver more family sized units and thus set nearer the lower end. For example the mid-range for a suburban location in PTALs 0-1 is 40-65 units per hectare; the default in the system for suburban PTAL 0 is 40 units per hectare. For a central location in PTAL 4-6 the mid-range is 175 -355 units per hectare; the default in the system for a central PTAL 5 is 301 and for PTAL 6 is 355, so to optimise densities in the most sustainable locations, while reflecting the type of units that are most appropriate. This approach assumes that a PTAL 4 location is likely to have a greater number of family units than a PTAL 6, and PTAL 3 would have more family units than PTAL 4 etc. The standard default densities are set out in Table 2.2 below. This approach reflects the Housing SPG 15 which provides flexibility for lower density development in areas where the current character would be damaged by high density development (paras 1.3.42- 1.3.44) and the promotion of high density development in high PTAL areas to optimise potential (para 1.3.41).

Table 2.2 Standard default density assumptions

PTAL Suburban Urban Central 0 40 46 46 1 40 56 64 2 56 91 132 3 64 109 158 4 76 123 238 5 97 174 301 6 115 225 355

2.32. In addition to the standard density assumption outlined above, the 2013 SHLAA introduced a separate density consideration for town centres. Town centres are important sources of housing capacity; they are sustainable development locations, suitable for high density development and as such they are key to meeting the needs of London’s growing population. The town centre assumptions used a graduated point in the 2.7-3.0 habitable rooms per hectare range rather than the mid-range and increased the default point in the range for higher PTALs and settings, leading to PTAL 6 being set at the top of the range (405 units) See Table 2.3. This is approach is justified on the assumption that firstly, town centres are sustainable locations for high density development and secondly, that the type of housing suited to town centres is one and two bedroom units rather than larger units.

2.33. The default assumptions are not designed to reflect local site circumstances or borough level policies about mix. Therefore, boroughs were able to amend the densities of sites based on local considerations to reflect the local character of individual areas. However,

15 Mayor of London. Housing SPG. 2012 26

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boroughs were urged to understand the role higher densities can play in meeting housing need as required by the NPPF and thus not to artificially supress density.

Table 2.3 Town centre density assumptions

PTAL Suburban Urban Central

0 70 86 98

1 72.5 90.5 104

2 76 136 192 3 85.5 153 216 4 104 208 324 5 117 234 364.5 6 130 260 405

2.34. Analysis of past delivery helped inform the development of the defaults, but past development has not dictated the assumptions in the SHLAA. This is because firstly, analysis of past delivery often produced unreliable figures due to the low number of sites in some density categories. Secondly, average figures do not always represent actual on site density levels. Thirdly, the new SHLAA is not based on past trends; the population growth projected requires an increase in densities in sustainable locations to be able to contribute as much as possible to meeting housing need. Using past trends to underpin defaults would not have recognised this issue and would not necessarily assume the appropriate density in the most sustainable locations and thus would not contribute sufficiently to meeting need as required by the NPPF.

Mixed use

2.35. The notional housing output calculation is based on the net site area. Where a site is only partially suitable for housing or is to be a mixed use scheme, boroughs were asked to assess how much of the site should be used to calculate housing capacity. The boroughs considered a range of factors in determining the likely housing yield of a site. While this includes some of the issues that the system and boroughs may have already noted as ‘constraints’, boroughs also used their local knowledge to make adjustments to a site’s net developable area for residential uses, which affects the site’s notional capacity. This is important, as the system only uses constraint information to assess probability of the site coming forward, it does not impact the notional capacity of the site. Thus relying on the system constraints alone could overestimate the capacity of a site.

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Constrained capacity

2.36. Once a potential/allocated site has been assessed for the notional housing capacity, the system generates a probability of housing being developed on the site based on the number of constraints affecting it; identified initially through a number of GIS-based layers and then further refined through the borough assessment process. The system then applies the calculated probability of a site coming forward for development to the notional housing capacity to generate a constrained housing capacity estimate. For example, if a site has a notional capacity of 150 units and an 80% probability of coming forward for development, the constrained capacity is 120 units.

2.37. This probability based approach has been developed to provide the best understanding of housing potential possible in the context of London’s highly competitive land market. The SHLAA uses constraints to:

 determine the probability of potential and allocated sites being developed for housing,

 when aggregated at a borough-wide level, determine the likely impact on the number of homes that will come forward over the target period (i.e. an estimate of housing capacity at the borough, sub-regional and regional levels which will inform the development of housing targets), and

 provide an assessment of deliverability and developability of each site (determining whether a site is developable for housing, particularly in terms of its suitability and that it will be available, and could be developed, at a specific point in time). The degree of constraint also impacted the initial assessment of likely delivery phasing of the individual site.

2.38. As detailed above, the impact of identified constraints does not directly affect the notional housing yield of that site should it come forward for housing development, as derived by the study system. Constraints only impact the probability of development, and therefore only affect the constrained capacity estimate, not the notional capacity of the site should it be fully built out.

2.39. Some site constraints are so severe that the methodology automatically classifies the site as unsuitable for housing development. In other cases the constraint simply reduces the probability of the site coming forward for housing development within the plan period. Some constraints were automatically identified by the system through GIS constraint layers, others required input from boroughs. Boroughs also had the ability to amend system identified constraints. For example Boroughs could reclassify unsuitable sites as suitable if circumstances had changed or potential policy changes meant the site may become suitable for housing. However, it is important to note that the SHLAA is not an allocations exercise. Where boroughs seek to include a site currently protected for other uses such as open space or a Strategic Industrial Location (SIL) as part of their

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land supply the usual process of de-designation through local plan policy will need to be carried out and the GLA consulted.

Policy constraints

Designated Open space

2.40. The SHLAA system automatically assigns sites formally identified as Green Belt, Metropolitan Open Land, Areas of Outstanding Natural Beauty, and Sites of Special Nature Conservation Interest as unsuitable and attaches a zero per cent probability to these sites. Boroughs then assessed if this was the correct categorisation and could choose a series of actions to make the site suitable for development where appropriate. Boroughs were also able to class any other protected Public or Private Open Space identified on a borough proposal map as unsuitable for housing development.

Protected Wharves

2.41 Protected wharves are treated in the same manner as open space.

Strategic Industrial Locations (SILs), Local Strategic Industrial Locations, (LSILs) and Non designated industrial sites which boroughs wish to retain.

2.42. As for open spaces, the SHLAA system automatically categorised potential sites identified as SIL as unsuitable for development but boroughs had the ability to address a SIL designation as a constraint and identify the site as suitable for housing where they considered the loss of SIL appropriate. When assessing the suitability of SIL sites for housing, boroughs were asked to carefully consider the impact of potential loss of SIL, and taking account of their industrial release benchmarks16.

2.43. Protected local industrial locations (LSILs) that are specifically identified in existing or emerging Local Plans but are not part of SILs were given a probability of delivering housing over the plan period, based on whether the London Plan categorises the borough as having a “restricted”, “limited” or “managed” approach to industrial land release17. Sites within a “restricted” borough received a 60% reduction relative to the notional capacity, those within “limited” boroughs received a 50% and those within “managed” boroughs received a 40% reduction.

2.44. Where boroughs felt the site could not be lost to housing in the early years of the plan and they had an up-to-date local evidence base such as an Employment Land Review to support this protection, the phasing of the site could be adjusted to move the potential housing capacity into a later phase. This acknowledged that the site’s protection as an

16 Link to bench marks; http://www.london.gov.uk/sites/default/files/SPG%20Land%20for%20Industry%20and%20Transport.p df 17 Link to bench marks; http://www.london.gov.uk/sites/default/files/SPG%20Land%20for%20Industry%20and%20Transport.p df 29

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LSIS meant it was extremely unlikely to come forward for housing in the first SHLAA phases, while accepting that the need for the site to remain in its current use may change in the later years of the Plan.

2.45 For those sites that are not designated as SIL or LSIS, but are identified in boroughs local plans for retention as industrial sites, the initial constrained housing capacity was again based on the London Plan’s categorisation for industrial release. Sites within a “restricted” borough received an automatic reduction of 55%, those within “limited” boroughs 45% and for those within a “managed” borough 40%.

2.46 This approach was designed to reflect fairly the varying planning status of such industrial sites and is consistent with the approach used in 2009. Table 2.4 provides more detail on the system assumptions.

Table 2.4 Planning Policy constraints

Impact of Impact Borough Ref Constraint Source Options Default yes of no editable GLA, Borough Designated open designations, Yes or Read 0% 1 none Yes space Local no from GIS probability knowledge Read 0% 2 SIL GLA Yes or no none Yes from GIS probability Read 0% 3 Safeguarded Wharves GLA Yes or no none Yes from GIS probability Assumed probability: 40% Borough 4 LSIS Yes or no No ‘Restricted’ none Yes knowledge 50% ‘Limited’ 60% ‘Managed’ Assumed Non LSIS or SIL probability industrial/warehousin 45% Borough 5 g site that borough’s Yes No No ‘Restricted’ none Yes Knowledge Local policies wish to 55% ‘Limited’ retain. 60% ‘Managed’

Strategic/ Environmental constraints

2.47. GIS layers were also used to identify strategic/environmental constraints, such as air pollution, flood risk, noise pollution and pylons. These constraints are classified as low, medium or unsuitable. Strategic constraints that are classed as “low” do not affect a sites probability of coming forward and so have no impact on the constrained capacity

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of the site. One “medium” constraint impacts a sites probability by reducing the capacity by at least 10%. This reduction graduates to 25%, 34% or 50% depending on how many “medium” constraints are present. An unsuitable constraint reduced the probability of a site coming forward to zero. Table 2.5 below shows the process in more detail. The approach is consistent with the one used in the 2009 SHLAA.

Figure 2.5 Strategic/Environmental constraints

Impact of Impact of Impact of Borough “medium” “unsuitable” Ref Constraint Source Options Default “low” on editable on on probability probability probability Cumulative reduction: Air Pollution Read Low 0% 6 (NO2 & GLA GIS from No None Medium 1“Medium” probability PM10) GIS = 90% probability,

Flood Risk Low- 2“Mediums“ (3B Medium None. Environment Read = 75% unsuitable, Medium 0% 7 Agency and from Yes 3A Low, 3A High- probability GLA GIS GIS higher risk medium 3“Mediums” medium) Unsuitable = 66%

Noise Low, Read Pollution 4“Mediums” 0% 8 GLA GIS Medium, from No None (Aircraft) =50% probability Unsuitable GIS and (Road) Low, Read 0% 9 Pylons GLA GIS Medium, from Yes None probability. Unsuitable GIS Low (no HSE zone)

Health and Medium – Safety middle Read 0% 10 executive GLA GIS zone and from Yes None probability consultation outer zone GIS zones. Unsuitable- inner zone

Sites that fall into flood risk categories medium and high have their probability reduced by a further 7% and 10% respectively.

2.48. Following the same process as for policy constraints, boroughs had the ability to amend Strategic/Environmental constraints to make a site suitable where appropriate; the only constraints that could not be amended were noise and air pollution. Therefore, where

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boroughs considered an existing constraint might be mitigated or removed in the future they could adjust the probability level accordingly. For example, a number of sites that were constrained due to being within HSE consultation zones were amended by boroughs to remove or mitigate that constraint based on local knowledge around the time scale for gas site decommissioning, with the phasing of the site amended to reflect when the site was expected to become suitable.

Local constraints

2.49. For all potential and allocated sites, boroughs were able to use local knowledge to identify local constraints such as ownership, local infrastructure, contamination and environmental constraints that will reduce the probability of a site coming forward. The impact of local constrains is as follows; “low” had no impact on probability, “medium” reduced probability by 10% for each “medium” constraint (four mediums = 60% probability) and “unsuitable” reduced the probability to zero. This approach is consistent with the 2009 SHLAA. Table 2.6 below shows how this works in more detail.

Table 2.6 Local constraints

Impact Impact Borough Impact of Ref Constraint Source Options Default of of editable unsuitable Low medium Low, Borough 10% 0 % 11 Ownership medium, Low Yes None Knowledge reduction probability unsuitable Low, Local Borough 10% 0 % 12 medium, Low Yes None Infrastructure Knowledge reduction probability unsuitable Low, Environmental Borough 10% 0 % 13 medium, Low Yes None Setting Knowledge reduction probability unsuitable Low, Borough 10% 0 % 14 Contamination medium, Low Yes None Knowledge reduction probability unsuitable Cumulative impact; 4 Mediums = 60% probability, 3 Mediums =70% probability, 2 mediums 80% probability, 1 medium 90% probability.

Final probability calculation: constrained capacity

2.50. The system used these assessments to calculate a probability for the three types of constraints (Policy, Strategic, and Local) on a site and then applied the lowest of these to the notional capacity to generate the site’s final constrained capacity (see table 2.7). Thus if a site generates a 0% probability in any of the categories, the site was assigned

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a 0% probability of development by the system. If the site has strategic constraints that reduce the probability of development coming forward from 100% to 66% and local constraint that reduce it from 100% to 80%, the lower 66% probability is applied to the notional capacity (a 44% reduction) to give the constrained yield. Where a site has no constraints it has 100% probability of development and the notional capacity is used.

Figure 2.7 Final probability calculations

Probability Ref Constraint options default source

Planning Policy System System 15 Lowest of 1,2,3,4,5 Constraints Generated Generated Strategic System System 16 Lowest of 6, 7, 8,9 Constraints Generated Generated Lowest of System System 17 Local Constraints 11,12,13, 14 Generated Generated

Final Constrained Lowest of 15, 16, System System 18 Housing Capacity & 17 Generated Generated

2.51. This overall approach provides London wide consistency while allowing informed discussions on individual sites, and also reflects the industrial policies and SIL framework outlined in the London Plan.

Overcoming constraints

2.52. The SHLAA Practice Guidance requires consideration of how any constraints could be overcome (Para 42):

. Where constraints have been identified, the Assessment should consider what action would be needed to remove them. Actions might include the need for investment in new infrastructure, dealing with fragmented land ownership, environmental improvement, or a need to amend planning policy which is currently constraining housing development.

2.53. The SHLAAs probability based approach to potential and allocated sites means that boroughs are already encouraged to assess the potential for overcoming constraints as part of the site assessment. For sites with capacity, the probability based approach implicitly allows boroughs to takes account of the likelihood of the constraints being overcome through adjusting the probability and adjusting the net site area if overcoming that constraint would reduce the net site area available for residential development. For sites where the constraint rendered them unsuitable, boroughs could remove the constraint if there was some possibility that the constraint would be

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overcome over the life of the plan and if overcome, the site would have housing potential.

2.54. In addition, to provide further information about the possible ways to increase housing capacity, for all sites with constraints, boroughs were given a series of options as to how each particular constraint could be overcome. The borough could select none or one or more of the available options. Boroughs were encouraged to only select an option when they felt overcoming the constraint(s) would deliver a suitable housing site.

2.55. It is important to note that the overcoming constraints options were to help boroughs consider how the constraints could be overcome in the future and inform the GLA of possible future capacity, but it did not affect a site’s probability of coming forward or impact the capacity figures. Identifying opportunities to overcome constraints did not imply that these actions alone would enable delivery of housing; however they identified actions that would be required to overcome the identified constraint.

2.56. The constraints and options for overcoming them are set out below in Table 2.8 below.

Table 2.8 Policy constraints

Policy Constraints Overcoming constraints  De-designate open space. Designated open space  Re-provide open space elsewhere.  Allow enabling development to improve designated open space  De-designate SIL (where justified by other circumstances) Strategic Industrial Location  Allow mixed-use development

Locally significant industrial site  De-designate LSIL (where justified by other circumstances) Allow mixed-use development  De-designate protected site (where justified by other Other protected industrial site circumstances)  Allow mixed-use development Strategic/ Environmental

Constraints  Design mitigation measures for proposed residential Air Pollution development (e.g. set-back, location of habitable rooms etc.) (low/med/unsuitable)  Reduce air pollution through road network management

 Design mitigation measures for proposed residential Noise Pollution development (e.g. set-back, location of habitable rooms etc.)  Reduce noise pollution through road network management  Provide set-back on-site Provide on-site SUDS Provide other flood mitigation measures on-site Flood Risk  Reduce density (no ground floor provision)  Provide other off-site flood mitigation

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 Pylon undergrounding (funded by development) Pylons  Pylon undergrounding (not able to be funded by development)  Pylon re-routing Local Constraints Developer land purchase/dealing with fragmented ownership Ownership  Compulsory borough/GLA purchase of site  Relocation of existing user to transfer ownership  Provide public transport infrastructure  Minor changes to local road network Social Infrastructure  Provide additional utilities services  Require contribution to social infrastructure provision  Closure/removal of neighbouring uses Environmental Setting  Change to surrounding area through comprehensive redevelopment  Improvement of air/noise pollution in surrounding area  Decontaminate land (funded by development) Contamination  Decontaminate land (may require funding)  Develop only part of site

2.57. This section of the system also recorded the reason for changing constraints that either rendered a potential site unsuitable or gave an unsuitable site capacity.

Stage 7: assessing when and whether sites are likely to be developed.

Phasing of sites

2.58. The phasing of a site is informed by the status of development (approval, allocated, potential etc) its size and type and judgements around the feasibility and viability of the site.

2.59. This study is divided into 5 phases; phase one is the preliminary phase; from the date of the study (2013) to the year the Further Alterations are expected to be adopted (2015), phase 2, 3 and 4 are five year phases, with the final phase a six year phase to take the assessment to the end of the plan period.

Table 2.9 the SHLAA phases; 2013-2036

Phase One Two Three Four Five

Start April 2013 April 2015 April 2020 April 2025 April 2030

Finnish March 2015 March 2020 March 2025 March 2030 March 2036

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2.60. The system generated default phasing based on the status of the site and the site’s probability for development. Thus changing a site's constraints also changed the assumed phasing of the site. Boroughs were asked to check the phasing of every site (including approvals). This was because the system defaults were based on broad assumptions which required refinement based on the site size, the type of development and local insight into the feasibility and viability of the site and surrounding land uses which could have implications for the phasing of the site. The defaults in the system were:

 Approved sites on which development had started were allocated to phase one; all others with planning permission were allocated to phase two  Potential/allocated sites that have a 100% probability of development were allocated to phase 2  Potential/allocated sites with probability of less than 100% but greater or equal to 60% were allocated to phases 3  Potential/allocated sites with probability less than 60% were split between phase 3 and 4  Low probability site capacity was split between phase 3, 4 and 5

2.61. Boroughs were encouraged to check the phasing of all schemes to ensure the system reflected an ambitious but realistic phasing of sites. Sites that were complete or very close to completion at the time of the assessment were excluded or recorded as complete in phase one.

2.63. While the for large sites the SHLAA covers the period 2013-2036, the nature of London’s land market and the importance for making provision of sites currently in other uses, means it is challenging to provide an authoritative estimate of capacity which will come forward in the longer term. Therefore, the average of phases 2 and 3 is used to underpin the housing targets in further alterations to the London Plan. This approach was also taken in the 2004 and 2009 SHLAA.

Deliverable or developable and viability

2.64. The NPPF requires sites in the first 5 years of supply to be deliverable18 and sites or broad locations in years 6-10 should be developable19. London’s housing market, which involves the recycling of land in existing uses, makes an exact site by site understanding of whether a site is deliverable or developable problematic. The probability based approach addresses this by assigning probabilities and phasing to sites, which on

18 To be considered deliverable, sites should be available now, offer a suitable location for development now, and be achievable with a realistic prospect that housing will be delivered on the site within five years and in particular that development of the site is viable. Sites with planning permission should be considered deliverable until permission expires, unless there is clear evidence that schemes will not be implemented within five years, for example they will not be viable, there is no longer a demand for the type of units or sites have long term phasing plans.

19 To be considered developable, sites should be in a suitable location for housing development and there should be a reasonable prospect that the site is available and could be viably developed at the point envisaged. Office to residential

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aggregate provide an authoritative indication of the potential deliverable and developable housing capacity across the phases. Taking account of probability calculations, sites with a zero probability of coming forward are classified as not currently developable and all sites in phase 5 are classified as not currently developable. Approved sites are considered deliverable and other sites with the majority of delivery in phase one and two and 100% probability of development are considered deliverable. All other sites in phase 1-4 are considered developable. .

Viability

2.65 The NPPF places an increased emphasis on viability both in terms of assessing if sites can be considered as deliverable or developable and in terms of the viability of overall plans. The NPPF’s definition of deliverable and developable requires an appreciation that a site is viable for housing development or will be at the point in time envisaged. Through their local assessments of sites, boroughs will have included their own knowledge about the sites’ viability, amending the phasing and probability accordingly. However, the level of that understanding will differ on a site by site basis and between boroughs; for example, boroughs that have carried out detailed work to inform their Community Infrastructure Levy will have comprehensive viability information on some sites. Boroughs also have a good viability overview of allocated sites. However, appreciation of the viability of potential sites is usually less developed.

2.66. The large scale nature of the pan London SHLAA and the complexity and pressures of the London land market means that this SHLAA includes potential sites as well as sites already identified for housing. Thus, detailed viability testing of all sites is not possible – a point recognised by Harman20 in his support for a sample based approach to inform planning policy.

2.67. However, to ensure that the housing targets in the London Plan are informed by a consistent understanding of viability a separate viability study has been carried out as part of the SHLAA. This provides an appreciation of the overall housing market and its direction of travel according to various industry experts. It also assesses the viability of a “notional” site in each London borough and includes viability assessments on a sample of 40 specific SHLAA sites. The site samples have been drawn from boroughs which have significant housing capacity and which are also considered the most likely to have viability issues, with some adjustments to ensure a range of geographical coverage21.

Sources of capacity outside the large site system 2.68. As well as large sites, the SHLAA also takes account of other sources of capacity, calculated through a range of measures. These additional sources of supply include small sites (sites under 0.25ha, including new build, conversions and change of use), non-self-contained accommodation and supply from bringing vacant stock back into

20 Viability Testing Local Plans –advice for planning practitioners. Local Housing Delivery Group, chaired by Sir John Harman. June 2012 21 Three Dragons, David Lock Associates, Housing Futures. London SHLAA viability assessment 2013 37

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use. In the unique circumstances of London these source of housing supply have historically been important in addressing housing need.

Small sites

2.69. Small sites are those below 0.25ha. They make a significant contribution to housing delivery in London. The approach to assessing future housing yield from small sites is based on extrapolating historic trends drawing on data from the LDD on housing completions from 2004/05-2011/12 forward. The time series of 2004-2012 provides a robust basis for such a trend as it covers a full market cycle, providing a realistic average for the plan period. The sources of supply from small sites includes change of use, new build, and conversion, thereby reflecting trends such as conversions of houses into flats and infill development.

2.70. Historically, some small site development has been delivered on garden land; though the NPPF is clear that garden land should not be included in any windfall assumptions, the 2009 SHLAA anticipated this national policy change. It included an amendment to the small site figures to reduce the small site capacity from garden land to take account for the then forthcoming 2011 London Plan which allowed boroughs, where the evidence justified it, to introduce policies to restrict development on garden land. This amendment removed 90% of garden land sites from the small site trend assumption. The rationale for not removing a 100% of this contribution is that the measure used to identify garden land in the LDD is only a proxy measure. Therefore, development that is not taking up garden land in a traditional sense (it is part of a site that has an existing residential unit but is not ‘garden’ per se;) will also be included in the garden land numbers. Using a 90% reduction rather than 100% reflects the fact that prevention of this sort of development is a matter for local policy and some is likely to continue. However, it is in keeping with the NPPF as it effectively removes any assumptions about capacity coming from garden land as a result of a windfall assumption. Therefore this approach was maintained in the 2013 SHLAA.

2.71. In consultation on the small site approach, some boroughs felt that a simple average across 2004/05- 2011/12 would not reflect the impact of proposed or recently introduced local policies to constrain “small” site development. However, there was not sufficient evidence to demonstrate that these policies are significantly reducing the number of units coming forward. Some boroughs pointed to decreased output in 2009- 2010, but this might also be attributed to the impacts of the recession. In addition, there are also arguments to assume that the 2004-12 trend will in fact under estimate future delivery, in particular due to; the tendency for densities to increase over time, the office to residential permitted development rights and the proposed retail to residential permitted development rights, which are all likely to lead to an increase in housing numbers from small sites.

2.72. The methodology did raise the possibility of adjustments being made to take account of these potential increases in small site provision. However, given the uncertainty around the implications of office to residential, including its potential to actually reduce

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capacity where sites were identified for redevelopment rather than conversion (see office to residential section) and the robust justification for using a past trend approach, no adjustments were made. All small site data was supplied to boroughs in order for them to check the data for accuracy and anomalies.

Long term vacants returning into use

2.73. The London Plan aims to reduce the number of long term empty properties down to 1% of the housing stock. Previous SHLAAs have been based on the premise that London will aim to reduce private sector long term vacants to 1% of the private sector stock in each borough over ten years. Data is now available for long term vacants for all tenures, but is no longer broken down by tenure. The data is sourced from council tax records and is available from DCLG.

2.74. The data shows that there has been a decrease in long term vacants in London as a whole from 42,600 in 2004 to 29,540 in 2011 (see Table 2.10). This could be due to a number of reasons, including the increased pressure on the housing stock in London and the New Homes Bonus as an incentive for Local Authorities to bring properties back into use. However, there have also been changes to council tax over this time and a number of Local Authorities have reduced or removed the discount available to empty properties, which may have reduced the numbers of people declaring/registering that their homes are empty.

2.75. While cross tenure data on long term empty properties provides a fuller picture of long term vacants in each borough, it requires a new approach to assessing the numbers of vacants expected to be returned back into use over the plan period. The addition of affordable housing into the data set reduces the number of vacants as a per cent of the overall stock. This is probably due to social housing having a managed turnover and, given the current pressure for social and affordable rented dwellings, it is unlikely that these units will be empty for longer than 6 months unless they are earmarked for demolition. Therefore the 1% of stock as vacants criterion is not appropriate reduction benchmark for the SHLAA when looking at the whole stock rather than just the private sector.

2.76. To address this, two options were considered in the methodology for the 2013 SHLAA; a target based on reducing the proportion of long term vacants to 0.75% of total stock or a target based on reducing long term vacants to 0.50% of total stock – see Table 2.10.

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Table 2.10 Vacant potential approaches

2004-2011 Option three: Option one: Option two: Current annual reduce Current Long term reduce vacants reduce vacants London average vacants to total stock vacants to 1% of total to 0.75% of Plan Vacants 0.5%of stock (2011) * (2011)** stock -annual stock -annual target brought back -annual target target into use target Barking and -5 72,070 468 11 Barnet 79 38 138,610 1390 0 35 70 Bexley 17 94,330 779 0 7 31 Brent 61 95 109,320 629 0 0 8 Bromley 95 134,310 840 0 0 17 Camden 64 98,350 1053 7 32 56 City of London 11 6,000 45 0 0 2 Croydon 91 237 150,820 1321 0 19 57 Ealing 47 80 126,970 656 0 0 2 Enfield 22 256 118,600 1057 0 17 46 Greenwich 65 -44 107,760 1620 54 81 108 Hackney 31 35 99,000 2023 103 128 153 Hammersmith and 30 97 82,080 757 0 14 35 Fulham Haringey 28 64 98,230 649 0 0 16 Harrow 0 28 85,620 210 0 0 Havering 11 98,290 996 1 26 50 Hillingdon 13 102,940 693 0 0 18 139 93,580 19 0 0 Islington 41 96,280 944 0 22 46 Kensington and Chelsea 45 21 86,060 1107 25 46 68 Kingston upon Thames 105 65,440 797 14 31 47 Lambeth 46 40 130,050 1676 38 70 103 -134 114,820 940 0 8 37 Merton -13 85,000 538 0 0 11 Newham 11 103,400 1252 22 48 74 Redbridge 11 -29 101,340 693 0 0 19 Richmond upon Thames 33 82,020 387 0 0 Southwark 148 119,050 1157 0 26 56 Sutton 59 81,080 817 1 21 41 Tower Hamlets 43 -78 99,640 939 0 19 44 Waltham Forest 69 39 95,930 670 0 0 19 Wandsworth 0 356 132,090 549 0 0 81 34 109,190 1869 78 105 132 Total 749 1,864 3,318,270 29,540 343 755 1375

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* Stock data was sourced from DCLG live table 125 in February 2013. Since then stock data has been updated to take account of the census, therefore the figure above may not be consistent with the updated table 125. However, this data was consulted on as part of the methodology thus it is being retained for consistency. ** Long term vacant data is sourced from DCLG live table 615 and relates to long term vacants at 3rd of October 2011

2.77. Trend data demonstrates that the number of vacants has reduced in many boroughs, even those boroughs that already have less than 1% of their private rented stock vacant. Figure 2.10 above compares the implication of introducing a 0.75% of total stock target and a 0.5% target for each borough, comparing it with current trends and the current London Plan target. It demonstrates the decreasing relevance of the 1% target for most boroughs.

2.78 The 0.75% benchmark was adopted because it provides numbers that are realistic in comparison to past delivery. However, it is also conservative enough to reflect the possibility that the recent scale of reductions in numbers of long term empty properties could be from a combination of less people declaring empty properties, and an improvement in the quality of council tax data rather than actual properties coming back into use.

2.79. While this does represent a change to the approach set out in the London Plan, it is justified given the data available and the on-going commitment to bring empty properties back into use.

Non-self-contained units

2.80. Predominantly non self-contained accommodation in London is delivered in the form of student housing. Previous SHLAAs used development data over a period of time to establish a trend to project forward for future student accommodation. However, a number of boroughs have raised issues with this approach, particularly where they have seen significant student housing development and are concerned about its impact on their ability to meet conventional housing need, as well as the implications of concentrations of student housing on surrounding neighbourhoods. Moreover, the historic approach assumed that new student housing developments would not be delivered on sites that had been counted in the SHLAA as potential housing sites. However, student housing has become relatively profitable, to the extent that it was one of the few housing sectors that delivered consistently through the recession. While in the past, when student housing was a lower value investment, sites that were not considered to be suitable for housing were often utilised for this form of accommodation, more recently, student accommodation can compete with conventional residential for land. Therefore, it is often built on land identified in the SHLAA as having potential for conventional housing in the SHLAA. Thus it would be double counting to add a student trend to the conventional housing targets. Moreover, such an approach would reinforce concentrations of student development.

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2.81. The Mayors Academic Forum, the findings from which were presented to the Mayor to inform the FALP22, explored alternative ways to address student housing needs. These included: developing a needs based target on a borough by borough basis; developing a needs based target to be distributed by reasonable travelling times to universities; or a needs based target distributed uniformly across London. An alternative approach entails incentivising greater dispersal by ensuring boroughs, universities and the student housing sector work more closely together. Of these options the latter was found to be the most workable. There were considerable practical difficulties associated with developing targets on a borough level. For example, using reasonable travelling distances would reinforce current patterns. Splitting provision across all boroughs is not practical as many outer London boroughs do not have interest from universities or private student accommodation providers and thus they would be unlikely to be able to deliver their share of the target, which would have implications for the overall supply of student housing. The Academic Forum therefore recommended that the FALP should set out the overall need for purpose built student accommodation and that each borough should aim to help meet both local and strategic need, with a particular focus on encouraging a dispersed distribution away from the areas of greatest concentration in central London. This would be encouraged through more positive engagement between the universities, boroughs and private sector housing providers.

2.82. For SHLAA purposes the capacity from student bed spaces is based on the pipeline of student housing development in each borough. This has been collated in much the same way as is allocations and approvals information for conventional housing. In addition, boroughs were asked to provide information on any other student pipeline sites of which they were aware. The pipeline figure for the SHLAA was then established by removing any schemes that have an anticipated completion date of before April 2015. This approach captures the additional capacity from student accommodation without double counting. Student provision beyond this point will have to be balanced with need for conventional housing supply on potential housing sites and through identifying additional sites that may be suitable for student housing. In particular high density development in town centres should be considered as having potential to meet this need, which would not only deliver sustainable housing development but also help revitalise town centres.

Specialist housing uses

2.83. Although the SHLAA is predominantly focused on identifying sites for conventional housing, boroughs were also encouraged to use the SHLAA process as a way of identifying which sites that have potential to meet specific housing needs; particularly the potential for sites to meet the needs of older people, ‘self-build’ and gypsies and travellers. Where a site was considered particularly appropriate for these uses, densities could be amended in the system to reflect this.

22 Mayor’s Academic Forum: Strategic planning issues for student housing in London. Recommendations. GLA 2014 42

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Office to residential

2.84. The London Plan has always had a liberal approach to applications to change offices to residential and provides explicit encouragement for the managed release of surplus office space, especially outside the CAS and the Isle of Dogs. The SHLAA has reflected this by attaching no protection specifically to offices, although the probability of development will be affected by constraints in the same way as other sites. In January 2013 the government announced a change to permitted development rights which would allow the conversion from office to residential without planning permission for three years. There was an option to exempt areas where there is a robust case to do so. The GLA worked with relevant boroughs to seek the exclusion of the CAZ and other particularly significant central London office locations from the permitted development rights. Those who were successful in gaining an exception were announced on the 9th of May.

2.85. When assessing current office sites, boroughs were encouraged to take account of the new PD rights and make assumptions about the impact of this on the probability of housing coming forward on a particular site. Because this is a step change in planning policy, there is limited past information that can be draw on to inform a judgement about the potential impact. Information on past trends on housing capacity arising from changes of use from offices does exist and it shows that over the last four years up to the introduction of the new PD rights, some 4,000 residential units per annum have been delivered on former office sites, backed by a significant pipeline. There is uncertainty as to how the new PD rights will bear on this level of provision. In taking this into account when considering the yield of potential sites currently in office use, it should be noted that the London Office Policy Review (LOPR)23 found that office conversions delivered lower levels of units than office redevelopments. For office sites where conversion is more likely than redevelopment, boroughs were advised to amend the density assumptions to take account of the actual office building and estimate a housing capacity based on that.

2.86. The office to residential PD rights are currently time limited to three years and would only be in operation for one year of the plan period and thus the impact on capacity across the ten year target may not be significant. However, some boroughs have already noticed that current office sites identified as having a large capacity as potential housing sites through redevelopment are seeing PD applications. Given that conversions often deliver fewer units than redevelopment, this could reduce the numbers of units delivered on such sites. On the other hand, many small offices are also being converted to residential which could suggest an underestimation of capacity in the small sites trends reported in this SHLAA.

Stakeholder involvement

2.87. Consultation on the SHLAA methodology covered the assessment’s approach to all the constituent elements of London’s housing capacity. All boroughs and the SHMP were

23 London Office Policy Review 2012. GLA 43

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invited to be involved in shaping the methodology. The approach to non-self-contained (NSC), which is concerned primarily with specialist provision for students, was taken forward by the Mayor’s Academic Forum which included borough representatives.

2.88. The SHLAA system was designed to provide boroughs with a running total of potential capacity while they carried out their assessment, including the small site assumptions and assumptions about the number of vacants coming back into use. This ensured that boroughs were clear about their overall figures (excluding NSC which was addressed separately) and thus were in a position to understand the impact of each large site assessment on their total capacity figure.

2.89. To provide a consistent basis for site assessments and understanding of emerging results, the GLA held a meeting with each borough following submission of individual site assessments. The GLA developed a proforma to ensure each borough’s figures were scrutinised on a consistent basis. At the time the SHLAA was being carried out, household projections and the London wide SHMA were still being developed. As an interim measure the DCLG 2011 household projections were used as starting point for understanding housing need to inform the discussions with the boroughs. In particular, boroughs were encouraged to identify capacity that would meet their household projections to help London meet its needs within the context of the NPPF.

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3 RESULTS

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3.1. This section presents the capacity results of the 2013 SHLAA. They are presented by source: large sites, small sites, non-self-contained units and targets for long-term vacant properties returning into use. Capacity is given at the London wide, sub regional and where appropriate borough level. The commentary seeks to highlight the patterns in distribution of each component of supply across the capital.

3.2. It is important to re-iterate that the calculations of capacity for large potential housing sites are based on borough aggregates, using the identified constrained capacities from individual sites. They are not intended to imply that a site will achieve a specific housing output, but when aggregated to borough level are considered to provide valid estimates of potential capacity from all identified housing sites. As potential and low probability housing sites are identified purely for the purposes of this study, site level information on sites which fall into these categories is not identified in this report. Site level information is only provided on sites identified as allocations and approvals - see Appendix eight.

Identified large sites: phases one to five 3.3. 9,210 large sites (0.25ha and larger) sites were identified and initially loaded into the study system by the GLA, 339 of which were identified through the call for sites. Notional and constrained housing capacities were initially calculated for each site using the parameters of the SHLAA system detailed in the methodology (Section two). Once the sites had been loaded in the system, boroughs were able to log into the system and make amendments to the assumptions using local knowledge of the sites. Through this process sites were classified in terms of their housing potential.

3.4. A number of sites were identified by boroughs as needing to be deleted from the system. Often these were removed to enable a site to be amalgamated or redrawn (therefore a reduction in site numbers may not necessarily mean a reduction in site area overall). On a small number of occasions borough’s identified ‘non sites’: sites that covered solely or mainly roads, or sites that once a correct boundary was drawn were under 0.25ha. These sites were deleted from the system if the GLA agreed with the assessment. Borough users added 387 sites to account for sites that were not originally captured by the GLA dataset or as part of redrawing more appropriate or amalgamated site boundaries.

3.5. Following the removal of deleted sites and inclusion of extra sites by the boroughs, 9,351 sites were contained in the large site system. The system initially identified 494 sites as being allocated for housing, 789 as having planning permission for development which includes housing, 2,619 were identified by the system as being unsuitable for housing and 5,449 were identified as potential housing sites.

3.6. Following borough assessments the 9,351 sites were classified as detailed in the figure 3.1below.

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Figure 3.1: status of sites following borough assessments

Unsuitable sites

3.7. As discussed in Section two, the system automatically identified some sites as unsuitable due to the constraints on the sites. In all cases boroughs were asked to verify that the site should be identified as unsuitable. Of the 2,619 unsuitable sites the system identified, 170 were amended from ’unsuitable’ to ‘excluded’ by boroughs. 614 were amended by boroughs as being suitable for development. There were a variety of reasons for this; mitigation of constraints, de-designation of protections, or rectifying errors in the system’s base information (for example some sites had been identified as SIL sites but actually had already been de-designated). Of the unsuitable sites that boroughs reclassified as suitable, the majority were reclassified as low probability sites (320), reflecting that the sites retained significant barriers to actually coming forward as housing sites.

3.8. 549 additional sites were identified by boroughs as unsuitable (identified in the system and figure 3.1 above as “unsuitable selected”). Of these, 192 sites were identified as unsuitable due to being allocated protected local open space, which reflects the fact that the system did not automatically identify local open space designations. The majority of sites that were identified by boroughs as unsuitable were unsuitable due to local constraints, in particular, ownership constraints. This was especially prevalent for sites in town centres, where the sites loaded into the system covered a number of buildings in multiple ownership. Without a comprehensive regeneration programme it is unlikely that such areas would come forward as one site and thus boroughs identified these sites as unsuitable. In reality housing is delivered in such locations and to some

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extent this is captured in the small site trend data. However, as discussed in Section four, these sites could provide significant opportunities for high density development and could particularly boost the housing capacity of outer London boroughs. Thus it should be recognised that the SHLAA may underestimate the potential capacity of such locations.

3.9. Following the borough assessments, a total of 2,389 sites were classified as unsuitable, The main reason for sites being classified as unsuitable was policy constraints (83%), in particular, open space (1194 sites) and SIL designations (834 sites).

Excluded sites

3.10. 1,296 sites were excluded from the study. As discussed in Section two, the 2013 methodology differed from the 2009 SHLAA in respect of excluded sites to reflect the fact that some excluded sites do come forward with housing (para 2.20 -2.21). The new approach in the 2013 SHLAA has led to a significant decrease in the number of sites that have been excluded; from 5,577 sites in the 2009 study to 1,296 in the 2013 study. Sites could be excluded only for the five reasons detailed in para 2.24. Figure 3.2 shows that the largest proportion of excluded sites is those within the ‘strategic use’ category (46%). While the initial intention of this category was to identify strategic uses such as waste disposal, sewerage, water etc., the results suggest that this category was used to exclude sites in a far wider range of uses.

Figure 3.2 Reasons for site exclusion

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Large site capacity

3.11. Following the borough assessment, of the 5665 large sites identified as suitable for housing (all phases), 16% (888) were classified as approval sites, 12% (653) as allocation sites and 28% (1610) as potential housing sites and 44% (2515) as low probability sites. See Figure 3.3 and for borough level detail see appendix four.

Figure 3.3 sites with capacity 2013-2036

3.12. The overall unit capacity from these sites is 471,773 units. The actual unit contribution to large site capacity from these sources is 37% from approval sites, 30% from allocation sites and 28% from potential housing sites and 5% from low probability sites (Figure 3.4).

Figure 3.4 Source of capacity 2013-2036

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Large site summary 2015-2036

3.13. Of the large identified sites with potential:

 36% were classified as being ‘central’ in character, 42% as ‘urban’ and 22% as ‘suburban’

 27% of sites are mixed use.

 3% of sites had total constrained capacity for 500 units or more, accounting for 40% of overall capacity across the phases. 5% of all sites with capacity have a notional capacity of over 500 units.

 18% of sites are in Town Centres, accounting for 27% of large site constrained capacity (251,912)

 23% of sites are in Opportunity Areas accounting for 53% of large site constrained capacity (127,542)

 1% of sites are in Areas of Intensification, accounting for 3% of large site constrained capacity (12,970).

3.14. 210 sites identified as suitable for housing had either a zero net additions or a net loss. 97of these are approvals: this is generally explained by redevelopment of a single dwelling on a large plot or estate renewal schemes which result in a loss of housing. Two of them are allocations and 56 are low probability, where the application of the 8% to the site means no units would actually come forward (for example schemes where the notional capacity is 12 units or less). These sites are included in the following sections as the aggregate figures provide an understanding of overall net capacity.

3.15. Figure 3.5 shows the breakdown of large site unit capacity by phase and status. It demonstrates that phase one (2013-2015) is predominantly made up of approvals and the level of approvals reduces over the phases as potential sites become more important.

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Figure 3.5 Phasing of all large sites with capacity 2013-2036 by category

3.16. Phase one is only a two year phase, as it covers the time from the SHLAA study (2013) to the publication of the further alterations in 2015. Phase five is a six year phase (taking the study to 2036); phase four and five both identify much less capacity than phases 2 and 3 because most of the ‘known’ sites are expected to have been delivered by then. As detailed in section two, given London’s land market, phases four and five cannot provide a true picture of capacity and thus are not used to inform the benchmarks in the London Plan. However, the later phases can still provide an understanding of some of the capacity that may be available in the future and can help boroughs identify their land supply for years 10-15. Figure 3.6 provides a breakdown of large site capacity by phase and sub region, Appendix three provides the breakdown of large site capacity by phase for each borough.

3.17. The total number of approved and allocated sites that contributed to capacity over phases 1 to 5 is 1,541. A site list providing details of identified approved and allocated sites can be found in Appendix eight. The boroughs with the greatest number of sites with approval are: Bromley (74 sites), Barnet (67 sites) and Tower Hamlets (56). The lowest numbers of sites with approval are in the City of London (6), Redbridge (9) and Haringey (10). Redbridge (76) Wandsworth (45) and Ealing had the largest number of allocated sites (38).

3.18. The phasing of the unit contribution of these 1,541 approved and allocated sites is as follows, 17% is in phase 1, 39% is in phase 2, 26% is in phase 3, 13 % is in phase 4 and 5% in phase 5. 407 sites with approval had already started on site at the time of the assessment and 84 sites had already been completed.

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Figure 3.6 Large site capacities by phase and sub region.

Low probability

3.19. As detailed in section two the low probability category was introduced to provide a better understanding of London’s true housing capacity. 2,515 sites were identified as low probability.

Table 3.1 Reasons for sites being categorised as Low probability

Low probability Sites School or hospital and other educational uses 1385 Housing in multiple ownership 248 Social housing estate 103 New build housing 156 High value retail/office/leisure 334 Other 289 Total 2515

3.20. Table 3.1 demonstrates that school or hospital sites and other sites in educational use have the largest number of sites categorised as low probability. During the site assessments and borough meetings, significant concern was raised about the number of school sites falling into the low probability category. Most boroughs are experiencing increased need for school places due to population growth and fertility rates and felt that school sites would not deliver housing in the foreseeable future. However, innovative solutions to delivering increased school capacity have included the addition of residential units on school sites. Moreover, the low probability assumption is set at 8% of a sites capacity and, like potential sites, should only be taken account of at the

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borough wide level. There are 2,515 low probability sites in the system contributing to 5% of the overall capacity 2013-2036 (25,632 units) and less than 2% (5,061 units) of the capacity in phase two and three. Of the total 2,515 sites 1,411 are identified as being a school or hospital site or in other educational use.

3.21. Potentials, approvals and allocations contribute the most to housing capacity, accounting for 446,141 units 2013-2036 (95% of capacity –see figure 3.4). Figure 3.7 shows the spatial distribution of this capacity.

Figure 3.7 Spatial distribution of allocated, approved and potential sites by borough 2013-2036.

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Deliverable or Developable

3.22. As discussed in Section two, a site was identified as deliverable if it had approval for housing or has a 100% probability and a significant proportion of its housing capacity phased to be delivered in phase one or two. Developable sites are the remainder of sites with capacity in phases 1-4. Sites with capacity in phase 5 only were considered not currently developable.

Figure 3.8 deliverable or developable status of sites with capacity 2013-2036.

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The target phases: phase two and three (2015-2025)

3.23. As discussed in Section two, London’s land market dictates that the most robust capacity data to use to underpin the plan’s housing targets is phases two and three (2015-2025). Capacity identified in phase one should be completed by the time the Further Alterations are adopted and phases four and five are unreliable because of the uncertainty around future land availability. The total constrained capacity for net additional dwellings, from large identified sites has been estimated at 290,244 between 2015 and 2025. This is generated by 3,592 sites from the main large site dataset. It includes 22 sites that have a negative capacity, because proposed redevelopments on the sites provide a net loss in unit terms.

Table 3.2 Total capacity from large sites by sub region phases two and three (2015-2025).

Sub 2015-2025 Percentage region total North 35,334 12% East 136,533 47% South 32,929 11% West 40,645 14% Central 44,803 15% Total 290,244 100%

3.24. As Table 3.2 shows, the greatest contributor of future capacity from large sites is the East sub region (47%). This demonstrates the significant contribution to London’s growth arising from East London, particularly associated with the Thames Gateway area. The next highest contributor is the Central sub region (15%) followed by the West (14%), North (12%) and the South (11%). This distribution partly reflects the type of boroughs in each sub region, with the South predominantly made up of outer boroughs, which will generally have lower PTALs and are more suburban in character than the inner London boroughs. In addition, the East sub region has the largest number of boroughs of all the sub regions.

3.25. However, as discussed later in this section, the pressure for housing growth has not been taken into account by all boroughs in their assessment. The numbers in the SHLAA and the subsequent discussions with boroughs has demonstrated that the East sub region in particular has grasped the importance of growth and meeting both local and strategic need, while other boroughs, particularly in the South sub region have not embraced growth to the same extent. The implications of this in terms of both DCLG household projections and within the context of London’s needs projections set out in GLA’s London wide SHMA24 is discussed later in this section.

24 Mayor of London. The London Strategic Housing Market Assessment 2013. GLA. 2014. 55

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3.26. Of the large sites that contribute to capacity in phase two and three, figure 3.9 demonstrates that 44% of sites were classed by the boroughs as low probability sites. In previous studies many of these sites would have been excluded. However, as explained in section two, the low probability category was introduced to reflect the fact that some of these sites will still come forward for housing. Given that the probability approach assumes that only a few of these sites will actually come forward, a better understanding of the sources of future housing capacity is provided by figure 3.10.

Figure 3.9 Identified large sites, by classification, with capacity in phases 2 and 3 (2015-2025)

Figure 3.10 Identified large sites, by classification (excluding Low probability), with capacity in phases 2 and 3 (2015-2025)

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3.27. Figure 3.11 demonstrates that in terms of unit capacity of large sites in phases 2 and 3, approvals accounted for 35%, allocations for 35%, potential development sites for 28% and low probability sites only 2%. This demonstrates the underlying assumption of the SHLAA methodology that only a few low probability sites will come forward. It also shows the reliance in phase two and three on sites that have already been identified in the planning system through having approval for planning permission or being allocated for housing.

Figure 3.11 Identified housing capacity in phases 2 and 3 (2015-2025) by site classification

3.28. The distribution of large site capacity by borough is outlined in Table 3.3. The table shows the distribution of the figures and how contributions from the boroughs individually make up the total large site capacity of 290,244. Figure 3.13 shows the spatial distribution of the large site capacity.

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Table 3.3 Large site capacity by borough phase 2 and 3 (2015-2025) 2013 SHLAA Large site Borough Sub region capacity 2015-2025 Barking and Dagenham East 11388 Barnet North 18565 Bexley East 3300 Brent West 10449 Bromley South 2892 Camden Central 3935 City of London Central 764 Croydon South 8235 Ealing West 8976 Enfield North 5219 Greenwich East 22274 Hackney East 5719 Hammersmith and Fulham West 7554 Haringey North 11550 Harrow West 3202 Havering East 9936 Hillingdon West 3853 Hounslow West 6611 Islington Central 3610 Kensington and Chelsea Central 5259 Kingston upon Thames South 4144 Lambeth Central 7781 Lewisham East 8915 LLDC East 12669 Merton South 1995 Newham East 15855 Redbridge East 8535 Richmond upon Thames South 1396 Southwark Central 18494 Sutton South 1755 Tower Hamlets East 33172 Waltham Forest East 4770 Wandsworth South 12512 Westminster Central 4960 London 290,244

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Figure 3.12 Large site capacity by borough 2015-2025

Crown Copyright and database rights 2013. Ordinance survey 100032216

3.29. As shown in figure 3.12 and table 3.3, the borough providing the greatest amount of large site capacity is Tower Hamlets (33,172) which accounts for 11% of total capacity. This is followed by Greenwich (22,274), Barnet (18,565), and Southwark (18,494). It is worth noting that the creation of the new planning authority - the LLDC - has reduced the contribution coming from Newham in particular as many of its development sites are now in the LLDC (appendix two details the totals for the LLDC constituent boroughs using their pre LLDC geographical boundaries for comparison and monitoring purposes). Both the LLDC and Newham contribute a significant amount of capacity in the East, as do Haringey in the North and Wandsworth in the South.

3.30. A number of the outer London boroughs, particularly in the South, have a low level of large site capacity; in particular Richmond (1,396), Sutton (1,755) and Merton (1,995). Other boroughs with a low amount of large site capacity include City of London, Harrow, Bromley, Bexley and Islington. A number of boroughs have seen a reduction in their large site capacity since the 2009 study, including Barking and Dagenham, Bromley and Havering.

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3.31. Opportunity Areas account for 57% of the identified capacity in phases two and three, demonstrating the crucial role they play in housing delivery in London. As discussed in the methodology (section two) the 2013 SHLAA increased the assumed densities in town centre locations: 29% of phase two and three capacity is in town centre locations, some of which are located in opportunity areas. Intensification Areas account for 3% of overall capacity.

3.32. 134 sites with capacity between 2015 and 2025 have a constrained capacity for 500 units or more, accounting for 119,173 units, 40% of total 2015-2025 capacity, demonstrating the importance of these large sites in the delivery of homes. If using the notional capacity of sites (based on the assumption that if a site is built out it will deliver its notional capacity rather than its constrained capacity); 415 sites have a notional capacity of over 500 units with some delivery phased between 2015 and 2025, potentially delivering a total of 307,915 units in this period.

Figure 3.13 Approval capacity distribution by borough 25

25 The LLDC’s approvals have been recorded in the SHLAA system as allocations. 60

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3.33. Figures 3.13 - 3.15 show how the distribution of approvals (fig 3.13), allocations (fig 3.16) and potentials (fig 3.17) varies between boroughs depending on variants in local circumstances, including the nature of sites in each borough and the stage the borough is at in developing their local development framework. For example, 82% of Sutton’s identified capacity is from allocated sites, whereas Enfield, Haringey, Hillingdon and Waltham Forrest have no allocated sites; 84% of Wandsworth’s capacity already has planning approval as opposed to Kingston which only has 5 units with planning approval in phases two and three; 95% of Enfield’s capacity is from potential housing sites whereas Lewisham has no potential housing sites in phase 2 or 3.

Figure 3.14 Allocations capacity distribution by borough

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Figure 3.15 Potentials capacity distribution by borough

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Existing use

3.34. The sources of large site capacity in terms of an existing use classification are shown in figure 3.16. Not all sites had information inputted into the system about their current use and many sites are currently in more than one use. Figure 3.16 details the existing use where it was recorded for sites with capacity in phase two and three (2015-2025).

Figure 3.16 Sources of land supply for large sites with capacity (ha)

Density

3.35. As discussed in the methodology section, the notional capacity of sites was calculated using default densities from the SRQ matrix. The default densities where chosen to reflect the type of development envisaged to come forward from each PTAL and Setting. The boroughs checked the density assumptions on a site by site basis making amendments to the default densities where their local knowledge suggested amendments where necessary. These were then checked by the GLA.

3.36. The system automatically calculates the density of approved sites based on the information in LDD, so these generally were not aligned with the defaults in the system. Removing approvals from the figures, of the remaining sites with capacity in phase two and three (3117), 1002 had their densities amended; 708 sites had their densities reduced, and 294 had their densities increased. A large number of the changes in densities are a result of boroughs amending the setting of the location. Excluding approvals, of the sites with capacity as originally identified by the system: 599 where identified as “central”, 329 as “urban” and 73 as “suburban”. Following the site

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assessments only 209 sites were categorised as “central”, 548 as “urban” and 245 as “suburban”.

3.37. Table 3.4 below details the average density by PTAL and setting for allocated and potential sites with capacity in phase 2 and 3. This is based on the average density of each scheme (rather than the average density across all sites). Compared to the default densities in the system, the outcome is close to the average of the standard and town centre defaults, which is to be expected given many of the density changes were made by changing the setting, which uses an existing default rather than introducing a new density.

Table 3.4 Average density (dph): allocated and potential sites (with capacity in phase 2 and 3) PTAL 0 1 2 3 4 5 6 Average Central 103 152 207 283 310 393 302 Urban 79 120 138 167 203 240 152 Suburban 38 43 63 66 100 107 130 59

3.38. The table below (table 3.5) shows the average density of completions on sites of 0.25ha and above between 2004 and 2013. It demonstrates that generally the SHLAA densities are higher than the average delivered in the past, although there are specific setting and PTAL’s that have seen much higher densities delivered (such a suburban PTAL 5 and Urban PTAL 4). Comparing the tables demonstrates that overall the SHLAA is more ambitious in terms of densities that past delivery while keeping average densities well within the ranges set out in the SRQ matrix.

Table 3.5 Average density (dph) completions 2004-2013 sites 0.25ha and above. PTAL 0 1 2 3 4 5 6 Average Central 5 131 212 232 200 313 328 156 Urban 11 73 118 137 183 210 274 126 Suburban 12 38 69 128 75 351 54

3.39 Table 3.6 shows the average densities of approvals in the system by character area. This demonstrates that approvals in the system follow a similar pattern to allocations and potentials.

Table 3.6 Average density of approvals (with capacity in phase two and three).

Setting Density Central 302 Urban 128 Suburban 50

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Figure 3.17 Average Density by Borough of large sites with capacity in phase 2 and 3.

3.40. Figure 3.17 shows the average density per borough based on the average site density on allocated and potential sites. Density generally reduces moving out of the centre of London as expected. The lowest average densities are in Hillingdon, Enfield, Bexley, Richmond and Bromley. The highest are in City of London, Lambeth, Hackney and Islington. It is important to remember that scheme averages will be skewed by sites with very high or very low densities and it is likely that a range of densities will actually be delivered across each borough; with higher densities in the most accessible locations.

Mixed use

3.41. The system also asked boroughs to indicate if the site would be for a mix of uses and if so, how much of the site would be used for residential development. Of the sites assessed to have housing potential (but excluding low probability sites) across all phases, approximately 40% are expected to deliver mixed use development. On 11% of sites residential accounts for less than 50% of the site.

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Overcoming the constraints

3.42. As previously mentioned, 2,389 large sites were identified as having constraints of such a high level that the probability of the site coming forward was zero. 3,150 sites were included in the SHLAA phase 1-5 as approvals, allocations or potentials, 1,514 of which were constrained by an identified constraint. For sites with capacity, the probability based approach implicitly takes account of the likelihood of the constraints being overcome and the impact on the size of the site by reducing the probability and net site area accordingly.

3.43. Of the unsuitable sites, 59 were unsuitable due to Environmental/Strategic constraints, 403 due to local constraints and 1,986 due to Policy constraints. Table 3.7 breaks this down further: it demonstrates that most sites were unsuitable due to SIL or protected open space designations. Where sites were classed as unsuitable, analysis of potential measures to overcome the constraints allows a judgement to be made as to whether there is the possibility of unlocking potential housing capacity. Such constraints could be overcome by de-designation. Where boroughs felt this was likely; they amended the constraints to make the site suitable and adjusted the probability accordingly. However, it should be noted that amending the site designation in the SHLAA system does not constitute a de-designation because a site can only be de-designated via the process of a local plan review.

Table 3.7 unsuitable sites per constraint.

Unsuitable Constraint sites Flood Risk 3 Health and safety consultation zones 33 Noise 24 Ownership 360 Local infrastructure 17 Local environment 23 Local contamination 9 SIL 834 Open space 1194 Protected Wharf 17 Total * 2514 * It’s possible for a site be unsuitable in more than one category 3.44. The same probability approach was applied to Local and Environmental constraints, ensuring that any potential capacity was captured even if the site was constrained.

3.45. For sites which remained as unsuitable, the system gave users a number of options for overcoming the constraints and asked them to record if overcoming the constraint would have any impact on the site area if the site were to come forward. Boroughs could select none, one, or more of the available mitigation options in the system. The selections only provide information for boroughs when considering how and when a site

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can be brought forward for development in their Local Plans and do not have any impact on the identified capacity. Details of the available options and the methodology followed can be found in Section three.

3.46. For many sites that had local constraints, boroughs identified a way of overcoming those constraints which could lead to the site coming forward for development. However, all of the ways of overcoming constraints require significant investment; for example, a way of overcoming the constraint of fractured ownership of a site is for the council to CPO the site for regeneration, which is only likely to be feasible in specific circumstances. A developer may also buy up the elements of the sites for redevelopment, but the planning system has little direct role in encouraging such an approach. However, town centre redevelopment could be a way of helping meet London’s pressing housing need while also helping to rejuvenate town centres; the role town centres may play is set out in the Further Alterations to the London Plan.

3.47. 33 sites were identified as unsuitable due to the site housing gas works or a gas holder (Health and Safety Consultation Zones). There is a programme of decommissioning gas works in London which may open up some of these sites in the future. However, the probability approach means that sites where there is a known timetable for decommission generally will be picked up as potential development -either at a reduced probability, or later in the phasing to reflect the likelihood and timetable of the sites coming forward. Many of the remaining 33 sites have other constraints which make the site unsuitable, thus the removal of the gas holder will not necessarily lead to housing potential.

Industrial capacity

3.48. London Plan policy supports the need to manage, promote and, where appropriate, protect strategic industrial locations (SILs) as London’s strategic industrial development capacity. A cautious but flexible approach was taken to industrial land in this assessment. The system automatically identified SILs as unsuitable for housing, giving them a zero percent chance of delivering housing. Local Strategic Industrial Sites and other industrial sites boroughs sought to protect through policy, were given a probability based on the London Plan industrial release designation (see section three). Boroughs were able to amend these assumptions on a site by site basis, which included identifying SIL sites as having housing potential. Table 3.8 shows by source the potential loss of industrial capacity over phase 2 and 3. The table is divided between potential housing capacity (low probability and potential sites combined) and allocated and approved sites. However, these figures could potentially be over-inflating the potential loss as some sites in the system were incorrectly identified as SIL because they had already been de-allocated, which means their loss would have already been accounted for.

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Table 3.8 Potential loss of industrial capacity by source phase 2 and 3 (2015-2025)

Other industrial LSIS Other SIL land LSIS land sites SIL Land Land industrial approved approved approved with with land with or or or potential potential potential allocated allocated allocated housing housing housing for for for capacity capacity capacity housing housing housing Total Potential loss of industrial land ha 46 74 146 139 107 196 709

3.49. The industrial land release benchmark for London as a whole is 36.7 ha per year from 2010. The SHLAA therefore represents a significant increase on the benchmark level at 71 ha per year if taken in total. Moreover, industrial land may also be lost to other land uses, so the overall loss across the period could he higher than identified in the SHLAA. However, this figure is actually below the average industrial land released each year; between 2006 and 2011 the average loss was 83 ha per year.

3.50. The sub regional breakdown (Table 3.9) below demonstrates that in absolute terms the East is assumed to deliver the largest amount of industrial land for housing. However, in relation to the capacity benchmark the North appears to be under particular pressure to release industrial land, with the SHLAA identifying almost three times the amount land than set out in the benchmark.

Table 3.9 sub-regional break down of industrial land identified as having housing capacity in the SHLAA.

Industrial 2015-2025 SHLAA release assumed industrial benchmarks Sub region release 2015-2025 North 97.56 34 East 335.94 194 South 63.62 44 West 160.44 72 Central 51.54 23 Total 709.1 367

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Sources of capacity outside the large site system

3.51 As well as large sites, the SHLAA also estimates the potential capacity from small sites (less than 0.25ha), vacants returning into use and non-self-contained accommodation over the period 2015-2025.

Small Sites Capacity

3.52. The SHLAA defines small sites as those with a gross site area of less than 0.25ha. The way in which the capacity is calculated for small sites is covered in Section two of this report. The small site label can be misleading, as sites under 0.25ha in London often do deliver large numbers of homes. The SHLAA estimates the capacity for net additional dwellings from small sites between 2015 and 2025 is 106,476. Table 3.10 below shows this capacity by sub region.

Table 3.10 Assumed Capacity from sites less than 0.25ha from 2015-2025

Small sites Proportion 2015-2025 of total North 9264 9% South 21251 20% East 31923 30% West 13487 13% central 30551 29% Total 106476 100%

3.53. Table 3.10 shows that the East and Central sub region contribute most to the small site capacity. The distribution of assumed small site capacity by borough is shown in Table 3.11. This demonstrates that the largest amount of small site developments is likely to come from the inner boroughs of Southwark (7461), Hackney (7285), Islington (6624) and Lambeth (6147) with a significant contribution from only one outer borough, Croydon (5923). The boroughs that are assumed to have the least small site capacity are the LLDC (358), City of London (644) and Barking and Dagenham (967). For Barking and Dagenham in particular, this low figure is not likely to be due to a lack of physical capacity (unlike the City for example), instead it is likely to be due to the fact that the market has not previously brought forward small site development and the figures assume a continuation of this trend.

3.54. Small sites play a greater or lesser role in a borough’s overall capacity depending on the location and constraints in a borough. For Islington, Bromley, Merton and Richmond small sites account for over 50% of their total capacity, whereas for Greenwich, Barking and Dagenham and the LLDC it accounts for less than 10%. This is explained by a combination of the availability of larger sites in boroughs and also the buoyancy of the sub markets in each borough.

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Table 3.11 Assumed small sites capacity by borough 2015-2025

Sub 2015-2025 small site Borough region capacity Barking and Dagenham East 967 Barnet North 3272 East Bexley 1087 Brent West 2629 Bromley South 3521 Camden Central 3489 City of London Central 644 Croydon South 5923 Ealing West 3014 Enfield North 2587 Greenwich East 2260

Hackney East 7285 Hammersmith and West Fulham 1988 Haringey North 3405 Harrow West 2505 Havering East 1505 West Hillingdon 1740 Hounslow West 1611 Islington Central 6624 Kensington and Chelsea Central 1519 Kingston upon Thames South 1548 Lambeth Central 6147 Lewisham East 4442 LLDC East 332 Merton South 2112

Newham East 2908 Redbridge East 2697 Richmond upon Thames South 1754 Southwark Central 7461 Sutton South 1661

Tower Hamlets East 5108 Waltham Forest East 3331 Wandsworth South 4734 Westminster Central 4667 Total 106476

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Figure 3.18 Historic small site completions by type 2004/05- 2011/12

9000 8000 7000 6000 5000 New build 4000 Conversions 3000 Change of use 2000 1000 0

Source LDD

3.55. Figure 3.18 above shows the historic small site delivery from 2004-20012 which the trend has been based on. The graph shows the split between new build, conversions and change of use. It demonstrates the significant drop in new build from 2008 following the credit crunch and the upturn in 2010/11. Change of use and conversions also showed a reduction following the credit crunch with change of use following a similar pattern to new build with an upturn in 2011. Conversions on the other hand, are continuing to fall. The new permitted development rights allowing offices to change of use to residential introduced by the government is likely to lead to an increase of change of use completions over the next three years. This could be further increased if the Government’s proposal for retail to residential permitted development rights is also introduced. However, as discussed in section two this may not lead to an overall increase in housing completions as office conversions generally yield a lower number of units than redevelopment.

Garden land

3.56. As discussed in Section two, a reduction to the small site figures was applied to take account of the NPPF’s stance on including garden land in windfall assumptions and to reflect the London Plan’s approach to garden land development. The LDD has only recorded specifically if a development was on garden land since 2012 and thus the SHLAA has to rely on a proxy measure for identifying which sites have been delivered on garden land. This is done using the database to identify units completed in the selected financial years where the existing use is C3 but no existing units are lost, plus the development type is new build. Schemes with more than 14 proposed units are excluded as these are likely to be part of estate redevelopment rather than use of garden land. As discussed in Section two, limiting the reduction to 90% of such sites reflects that some sites identified have not led to a loss of garden land per se.

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3.57. The garden land discount removed 4,418 units from the ten year trend based figures. Croydon and Bromley had the largest reduction as result of the reduction (383 and 295 units respectively). Appendix seven provides the details behind the small site assumptions by borough.

Comparison with the 2009 study

3.58. The small site figures in the 2013 study are higher than those for the 2009 study. There are a number of reasons for this; firstly the 2009 SHLAA initially used the time series for 2004/05-2007/08 which produced a figure of 99,819 for 2011-2021 (discounting for a 90% reduction for garden land development). However, due to concern over the time series being too short and covering predominantly “boom” years, it was later adjusted using 2000-2007 data. This data reduced the small site total to 73,572. There is a considerable draw backs with the 2000-2004 data as it is based on approvals rather than completions. However, in 2009 this was considered a more robust approach than relying on a short time series.

3.59. For the 2013 SHLAA, an 8 year time series was used 2004/05-2011/12. A number of boroughs raised concerns over the increase in the small site figures. However, this time series provides a broader spectrum of the cycle and thus provides a more robust basis for the small site trend. Some individual boroughs were concerned about certain elements of their trend based assumptions, particularly where they believe they had introduced policies that would reduce the number of small sites coming forward. However, there was limited evidence to distinguish the impact of policy and the impact of the recession on reduction in numbers. Therefore, a consistent approach based on the 2004/05-2011/12 trend with the 90% garden land adjustment was adopted with no individual borough amendments. Boroughs were however able to amend the base trend small site figures for errors (for example where a site was actually larger than 0.25 hectares).

3.60. Garden land developments have reduced from their peak in 2007, which may be due to a combination of factors, including policy changes but also the effects of the recession. The garden land adjustment in the 2013 compared to the 2009 study reflects this reduction in garden land development (the less garden land that is being built on, the less the adjustment for garden land development will be). Moreover, the technical approach to the 2013 study has sought to focus only on development that has led to a loss of garden land so as not to overestimate the garden land being lost.

3.61. Figure 3.19 below, shows the average annual spatial distribution of assumed small site capacity 2015-2025.

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Figure 3.19 Distribution of assumed Small Site capacity per annum 2015-2025

Vacant properties returning to use

3.62. In addition to the small site capacity, estimates of the number of vacant dwellings returning to use were included as contributors to overall capacity. Vacant properties returning into use have in the recent past been an increasingly important part of housing provision, accounting for 20 per cent of overall housing supply in 2010/11 and 2011/12.

3.63. The methodology sections explains that the number of vacants being brought back into use is based on reducing the number of long term vacants in every borough to 0.75% of total stock. The capacity from vacant properties returning into use between 2015 and 2025 has been estimated at 7,550 (table 3.12). The East and Central sub regions contain the greatest potential for long term vacant properties returning to use. The South has the lowest capacity with 2% share of the total capacity from vacants.

3.64 The contribution this makes to each borough’s capacity figures is detailed in table 3.14 below. It shows that 42% of vacant capacity is assumed to come from three boroughs; Westminster, Hackney and Greenwich.

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Table 3.12 Total capacity from long term vacants returning to use 2015-2025 Assumed number of vacants returning into Sub region use 2015-2025 % share of capacity North 520 7% East 3170 42% South 710 9% West 140 2% Central 3010 40% Total 7550 100%

3.65 If the targets are met, the number of long term vacant properties across London would reduce to 0.66% of total stock because many boroughs already have long term vacant rates below 0.75%.

3.66. Since the methodology was developed and the data for vacants circulated to the boroughs, the 2012 updated figures were released. For most, 2012 saw another large reduction in long term vacants, which suggests that capacity for future vacants to be brought back into use may now be reduced. However, given that the assumed contribution from boroughs is smaller than the trend, and also to provide consistency with the agreed methodology, the 2011 figures have been retained.

Non self-contained accommodation

3.67. As discussed in Section two the approach to student accommodation in the 2013 SHLAA differs from previous SHLAAs, because it is based on student pipeline, rather than a historic development trend. It is important to note that the student pipeline should not be considered a target as it simply reflects the pipeline for student sites and is not linked to projected need. It is for this reason the FALP no longer includes a monitoring benchmark for non-self-contained accommodation. However, student accommodation will continue to be monitored separately from conventional housing.

3.68. The Mayor’s Academic Forum26 has identified a need for between 2,000 and 3,100 additional purpose built student bed spaces per year between now and 202627. The current pipeline in London can accommodate 19,617 student bed spaces. The pipeline information also suggests that between now and 2015 over 5,000 student beds spaces could be delivered, suggesting capacity for almost 25,000 student bed spaces from 2013.

26 Mayor’s Academic Forum: Strategic planning issues for student housing in London. Recommendations. 2014. GLA 27 The London SHMA also provides detail on how the student projections have been calculated. 74

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3.69. The sub regional distribution of NSC is shown in table 3.13. The East sub region has the greatest concentration of NSC capacity with 38%, followed by Central with 28%. The lowest are the North (7%) and South (7%). The bulk of the pipeline is concentrated in a few specific boroughs. Table 3.14 shows that in the East, the LLDC (1710) and Hackney (1704) have the biggest student pipeline, the Central sub region includes the borough with the largest student pipeline and biggest historical student delivery: Islington (2187). In the North, Barnet provides the largest contribution (1302), while in the South only Wandsworth and Kingston currently have a student pipeline.

Table 3.13 Total capacity from non-self-contained units 2015-2025

Sub region Student pipeline % share of capacity North 1366 7% East 7395 38% South 1309 7% West 4007 20% Central 5540 28% Total 19617 100%

3.70. There is a balance to be made between providing student accommodations and delivering conventional homes. However, increasing the stock of purpose built accommodation could play a role in freeing up conventional, often family stock. In addition, while student accommodation does compete for conventional housing land, there are locations which could accommodate student housing that would not necessarily be appropriate for conventional housing and can be delivered at high densities.

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Table 3.14 Capacity from non-self-contained units and long term vacants returning to use by borough 2011-2021 2015-2025 student 2015-2025 capacity from non self contained Borough Sub region long term vacants accommodation returning to use *. pipeline Barking and Dagenham East 0 0 Barnet North 350 1302 Bexley East 70 0 Brent West 0 2175 Bromley South 0 0 Camden Central 320 1148 City of London Central 0 0 Croydon South 190 0 Ealing West 0 982 Enfield North 170 0 Greenwich East 810 1506 Hackney East 1280 1704 Hammersmith and West Fulham 140 630 Haringey North 0 64 Harrow West 0 220 Havering East 260 0 Hillingdon West 0 0 Hounslow West 0 0 Islington Central 220 2187 Kensington and Chelsea Central 460 92 Kingston upon Thames South 310 432 Lambeth Central 700 966 Lewisham East 80 410 LLDC East 1710 Merton South 0 0 Newham East 480 702 Redbridge East 0 0 Richmond upon Thames South 0 0 Southwark Central 260 1147 Sutton South 210 0 Tower Hamlets East 190 844 Waltham Forest East 0 519 Wandsworth South 0 877 Westminster Central 1050 0 Total 7550 19617 * Stock data was sourced from DCLG live table 125 in February 2013. Since then stock data has been updated to take account of the census, therefore the figure above may not be consistent with the updated table 125. However, it was this data which was consulted on as part of the methodology thus it is being retained for consistency. Long term vacant data is sourced from DCLG live table 615 and relates to long term vacants at 3rd of October 2011

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Total housing capacity from all sources 2015-2025

3.71. The total housing capacity from all sources in London for net additional dwellings between 2015 and 2025 has been estimated at 423,887 (Table 3.15).

Table 3.15 Total capacity 2015-2025 by sub region

Total Capacity % share of total Sub region 2015-2025 capacity North 46484 11% East 179021 42% South 56199 13% West 58279 14% Central 83904 20% Total 423887 100%

3.72. As shown above (Table 3.15) the East sub region yields the greatest contribution to capacity in the region as a whole, with 42% of all future capacity, equating to 179,021 new homes over the period 2015 to 2025. The next highest contributor to future capacity is the Central sub region with 20%. The South contributes 13% of future capacity and the West and North regions contribute 14% and 11% of future capacity respectively.

3.73 Figure 3.20 shows the spatial distribution of the total capacity identified by the SHLAA between 2015-2025 (phase 2 and 3) and Table 3.16 shows the same information in table form and gives the total capacity for each borough, for each of the various sources of capacity. It shows that Tower Hamlets is by far the biggest contributor to capacity (39,314), followed by Southwark (27,362), Greenwich (26,850), Barnet (23,489) Newham (19,945) and Wandsworth (18,123). Together these boroughs make up 37% of the total future housing capacity in London. Tower Hamlets alone accounts for 9% of the total.

3.74 Boroughs that have identified the least capacity include City of London (1,408), Richmond upon Thames (3,150), Sutton (3,626) and Merton (4,107). A number of other boroughs have identified low amounts of capacity including Bexley and Hillingdon.

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Table 3.16 Total Capacity by Borough 2015-2025

2015-2025 2013 SHLAA Small site 2015-2025 capacity student non-self- Sub Large site Borough capacity from long term contained Total region capacity 2015- 2015-2025 vacants returning to accommodation 2025 use. pipeline Barking and East Dagenham 11388 967 0 0 12355 Barnet North 18565 3272 350 1302 23489 Bexley East 3300 1087 70 0 4457 Brent West 10449 2629 0 2175 15253 Bromley South 2892 3521 0 0 6413 Camden Central 3935 3489 320 1148 8892 City of London Central 764 644 0 0 1408 Croydon South 8235 5923 190 0 14348 Ealing West 8976 3014 0 982 12972 Enfield North 5219 2587 170 0 7976 Greenwich East 22274 2260 810 1506 26850 Hackney East 5719 7285 1280 1704 15988 Hammersmith West and Fulham 7554 1988 140 630 10312 Haringey North 11550 3405 0 64 15019 Harrow West 3202 2505 0 220 5927 Havering East 9936 1505 260 0 11701 Hillingdon West 3853 1740 0 0 5593 Hounslow West 6611 1611 0 0 8222 Islington Central 3610 6624 220 2187 12641 Kensington and Central Chelsea 5259 1519 460 92 7330 Kingston upon South Thames 4144 1548 310 432 6434 Lambeth Central 7781 6147 700 966 15594 Lewisham East 8915 4442 80 410 13847 LLDC East 12669 332 1710 14711 Merton South 1995 2112 0 0 4107 Newham East 15855 2908 480 702 19945 Redbridge East 8535 2697 0 0 11232 Richmond upon South Thames 1396 1754 0 0 3150 Southwark Central 18494 7461 260 1147 27362 Sutton South 1755 1661 210 0 3626 Tower Hamlets East 33172 5108 190 844 39314 Waltham Forest East 4770 3331 0 519 8620 Wandsworth South 12512 4734 0 877 18123 Westminster Central 4960 4667 1050 0 10677 London 290244 106476 7550 19617 423,887

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Figure 3.20 Total capacity 2015-2025 distribution by borough

3.75. The substantial contribution from East London reflects both its development potential and the priority that the Mayor attaches to its regeneration. Much has been achieved already through the Olympics and its contribution to the regeneration of the wider East London area. The challenge will be to ensure that the social, environmental and physical infrastructure required is brought forward to ensure that growth of this scale is sustainable.

3.76. Accommodating growth in the outer sub regions raises a different set of planning issues. Not only is growth limited by extensive ‘green’ designation and an often constrained stock of surplus industrial land, but development opportunities are generally on a small scale. In order to close the gap between need and capacity, outer boroughs will need to focus on development in and around town centres where there is scope to deliver housing at higher densities.

3.77 Central London continues to be a significant contributor to overall provision. As well as the need for supporting infrastructure, a key issue here is managing growth in what is already London’s most densely developed sub region.

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3.78. Table 3.17 compares the 2013 annualised capacity (2015-2025) figures with those from the last three London Housing Capacity Study/SHLAAs (undertaken in 1999, 2004 and 2009). This shows that there has been a continuing increase in capacity since the 1999 LHCS, with the 2013 SHLAA representing the largest increase (10,175 units a year).

Table 3.17 Comparison to the 1999, 2004 housing capacity study, the 2011 London Plan and the 2013 SHLAA (annual total capacity)

2011 Difference 2013 Housing Source 1999 LHCS 2004 LHCS London (2011 and SHLAA Plan 2013)

Conventional 19,048 28,554 29,832 39,673 9,841 Non Self-Contained 2,611 1,828 1,634 1,962 328 Vacants 1,236 1,151 749 755 6 London Total 22,895 31,533 32,215 42,390 10,175

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3.80. Figure 3.21 below compares the annual capacity for each borough in the 2011 London Plan with the capacity identified in the 2013 SHLAA. For Hackney, Tower Hamlets and Newham the 2013 figure includes the contribution from the LLDC so it is directly comparable with the 2011 plan.

Figure 3.21 London Plan annualised capacity compared to 2013 SHLAA

Barking and Dagenham Barnet Bexley Brent Bromley Camden City of London Croydon Ealing Enfield Greenwich Hackney * Hammersmith and Fulham Haringey Harrow Havering 2011London Plan target Hillingdon Hounslow 2013 SHLAA Islington Kensington and Chelsea Kingston upon Thames Lambeth Lewisham Merton Newham * Redbridge Richmond upon Thames Southwark Sutton Tower Hamlets* Waltham Forest Wandsworth Westminster 0 1,000 2,000 3,000 4,000 5,000

* Figures for Tower Hamlets, Hackney and Newham include the capacity from the element of the LLDC in their previous borough boundary to be directly comparable with the 2011 Plan.

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Comparison of targets and the DCLG household projections

3.81. As discussed in section two, at the time of the SHLAA assessments the GLA were also developing household projections and the SHMA which underpin the housing requirements in the FALP. In the absence of these figures to inform the SHLAA process, the GLA used the DCLG household projections as a starting point for understanding the potential need in each borough. However, it is important to note that household projections do not reflect full housing need as they do not include the need arising from existing households (backlog), only that from future households. In addition, the GLA has developed its own household projections. These run to 2036, a significantly longer timescale than DCLG’s household projections which only run till 2021. The methodology underpinning the GLA projections is discussed in detail in the SHMA28 and it is these projections and not DCLG’s that the FALP and SHMA are based on. However, the DCLG household projections can be used as a starting point for understanding the gap between identified capacity and potential need.

3.82. Table 3.19 demonstrates that the majority of boroughs have not identified sufficient capacity to meet the DCLG household projection figures. The gap is the most marked in the outer London Boroughs of Merton (-1,555), Enfield (-1,415), Bromley (-1,100) and Redbridge (-1,056).

3.83. There are 9 boroughs where 2013 SHLAA capacity figures are greater than the DCLG household projections: Brent, Greenwich, Hackney, Hammersmith and Fulham, Kensington and Chelsea, Newham, Tower Hamlets, Wandsworth and Havering. On top of this, capacity in the LLDC can be considered to represent additional capacity. However, on aggregate across London, compared to the DCLG need figure, there is a shortfall of 10,200 units, which arises from outer London. This further highlights the importance of capturing the opportunities for high density development in and around town centres in the outer London boroughs as it is here that the shortfall is most marked.

3.84. To some extent the distribution of capacity is a product of the current London Plan SRQ matrix approach which the SHLAA methodology seeks to reflect and which focuses development in the most accessible places. As such, the higher the PTAL the higher the density assumption with lower density assumptions for the less connected outer London areas. In addition, the current prevailing character of an area is a key determinant of future housing densities in the SRQ matrix, which reinforces low density development in areas which are currently low density. However, the current pressure for new homes means that even outer London areas have to encourage higher density development to help meet their pressing needs. High density can be developed in a way that respects its surroundings as the GLA’s Density study29 demonstrates.

28 The London Strategic Housing Market Assessment 2013. GLA 2014 29 Housing Density Study. Maccreanor Lavington Architects, Emily Greeves Architects, Graham Harrington Planning Advice. August 2012 82

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Table 3.19 2013 SHLAA compared to DCLG household projections (annualised)

DCLG 2012 2013 SHLAA 2013 SHLAA compared to Household identified Borough DCLG's household projections, Capacity projections annualised annualised annualised Barking and Dagenham 1,471 1,235 -236 Barnet 2,837 2,348 -489 Bexley 1,067 446 -621 Brent 1,014 1,525 511 Bromley 1,741 641 -1,100 Camden 1,736 889 -847 City of London 257 139 -118 Croydon 1,838 1,434 -404 Ealing 1,777 1,296 -481 Enfield 2,212 797 -1,415 Greenwich 858 2,685 1,827 Hackney 1,295 1,598 303 Hammersmith and 376 1,031 655 Fulham Haringey 1,642 1,501 -141 Harrow 1,455 593 -862 Havering 1,164 1,170 6 Hillingdon 1,491 559 -932 Hounslow 1,749 822 -927 Islington 1,652 1,264 -388 Kensington and Chelsea 294 732 438 Kingston upon Thames 1,490 643 -847 Lambeth 1,727 1,560 -167 Lewisham 2,238 1,384 -854 LLDC NA 1,470 NA Merton 1,965 410 -1,555 Newham 1,408 1,993 585 Redbridge 2,179 1,123 -1,056 Richmond upon Thames 1,249 314 -935 Southwark 3,220 2,736 -484 Sutton 1,261 362 -899 Tower Hamlets 3,278 3,930 652 Waltham Forest 1,196 862 -334 Wandsworth 1,544 1,812 268 Westminster 1,892 1,068 -824 London 52,571 42,372 -10,200

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Comparison of SHLAA figures and past delivery

3.85. Table 3.20 provides a comparison between the 2013 SHLAA figures and past completions and approvals. The 2004-2012 period is a useful time series as it provides a good indication of performance across an economic cycle. This shows that 12 boroughs have an average delivery above their 2011 conventional target; Bromley, Camden, Hackney, Harrow, Hillingdon, Hounslow, Islington, Merton, Richmond, Sutton, Wandsworth and Westminster.

3.86. A number of these outer boroughs had low targets in the 2011 Plan – in particular Richmond (210), Sutton (211), and Merton (318). Exceeding the target demonstrates one of two things; either a concerted effort to deliver homes beyond the historic minimum target, or it could mean that the original target was artificially low and the 2009 SHLAA failed to identify the borough’s full housing capacity. It should be noted, that despite identifying significantly more housing potential in the 2013 study, Bromley, Hillingdon, Merton, Richmond and Sutton’s capacity targets remain below their average delivery. There is some anecdotal evidence which might suggest that this higher than target delivery could paradoxically be a consequence of boroughs not allocating sufficient housing sites and thus losing planning appeals for development on unallocated sites.

3.87. At the other end of the spectrum are boroughs like Barking and Dagenham, Barnet, Greenwich and Newham which identified large amounts of capacity in the 2011 Plan, but have not yet seen that translated into delivery. It is not generally the lack of identified sites that is preventing delivery in these boroughs. To some extent, given the operation of the housing market, the areas with large amounts of housing capacity outside the prime residential Central London market will find it difficult to deliver large numbers of units over short periods of time. Particularly as much of the identified capacity in these locations is on large sites, often in relatively close proximity to each other, which will take a significant amount of time to be built out

3.88. However, given the key contribution these and other boroughs, such as Tower Hamlets, make to meeting need, ensuring delivery in these areas is crucial if London is to meet its 42,000 homes a year target. The Mayor has already started work looking at the barriers to housing delivery which will help unlock some of these sites. In addition, new initiatives such as encouraging institutional private rented sector investment may help bring forward additional capacity30.

3.89. Average approvals over the same period have been 58,000 homes a year and table 3.20 shows that all boroughs exceeded their conventional 2011 target in terms of approvals, with Hillingdon, Sutton, Wandsworth, Harrow and Bromley all approving significantly more in proportionate terms than their target. In terms of the 2013 SHLAA conventional capacity target (39,673 homes a year) only five boroughs have an average approval rate below that of their target (Haringey, Redbridge, Kingston upon Thames, Kensington

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and Chelsea, and Havering). This suggests that a lack of planning approval is not the key issue in translating housing capacity into units.

3.90. However, table 3.19 does demonstrate that, for the majority of boroughs, meeting the 2013 supply targets will require a step change in delivery. Moreover, the targets are a minimum that all boroughs will need to seek to exceed; this should be easier for those boroughs that are already delivering at or near their target level, some of whom have a large gap between their identified capacity and their DCLG household projection figure.

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Table 3.20 Average annual conventional capacity identified in the 2013 SHLAA compared to average annual conventional delivery and average annual conventional approvals.

2004- 2011 Completions Completions 2012 2008-12 London Plan 2013 SHLAA average 2004- Average average average conventional conventional 2012 2008-2012 approvals approvals capacity capacity Barking and Dagenham 476 431 2093 1010 1041 1,236 Barnet 969 1066 3495 3937 2048 2,184 Bexley 287 319 504 487 337 439 Brent 739 712 1899 1477 975 1,308 Bromley 694 621 1243 906 501 641 Camden 518 558 1172 949 500 743 City of London 47 59 183 167 81 140 Croydon 1055 1131 2359 2213 1221 1,416 Ealing 819 646 1550 1752 843 1,199 Enfield 489 390 837 509 530 781 Greenwich 1136 782 3973 3971 2429 2,453 Hackney 1243 1308 2331 2371 1124 1,301 Hammersmith and Fulham 554 549 1323 1561 564 954 Haringey 663 623 1060 941 792 1,495 Harrow 546 587 997 874 349 571 Havering 457 367 1109 1185 972 1,145 Hillingdon 665 842 1371 1141 375 559 Hounslow 774 584 1042 937 453 822 Islington 1306 1260 1779 1497 922 1,023 Kensington and Chelsea 186 186 534 584 530 678 Kingston upon Thames 294 194 391 339 329 569 Lambeth 1045 981 2040 1567 1142 1,393 Lewisham 912 1074 2234 2801 1088 1,336 LLDC 1,300 Merton 516 462 655 538 318 411 Newham 943 1024 5702 5778 2499 1,877 Redbridge 692 549 915 442 748 1,124 Richmond upon Thames 406 302 441 368 210 315 Southwark 1328 1225 2977 2806 1877 2,595 Sutton 430 364 704 667 211 342 Tower Hamlets 1981 1807 5400 4702 2462 3,828 Waltham Forest 535 459 849 726 688 810 Wandsworth 1188 1105 3519 4257 1081 1,724 Westminster 802 715 1483 1449 594 963 Total 24,694 23,281 58,167 54,911 29,835 39,673

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4 SCENARIOS

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Testing the system assumptions

4.1. The SHLAA system, which estimates capacity for large sites, is predicated on being London Plan compliant (i.e. the assumptions built into the system have been designed to reflect policies in the London Plan). Where a site does not have planning approval the SHLAA system estimates capacity based on the assumptions built into the system. Part of the scenario testing exercise is to assess the sensitivities around these capacity figures by looking at scenarios that differ from the study’s agreed assumptions and potentially those that differ from London Plan policy.

4.2. These scenarios seek to assess the impact of changing the default assumptions initially used to derive a notional capacity for each site. The results of testing these scenarios provide variations on the final capacity for a site, and therefore capacity aggregates at both borough and London wide levels. The variations in capacity generated by the scenario testing indicates how sensitive the final capacity figures are to changes in the assumptions that underpin them, and what variations could be expected when the estimated capacity is realised through new development.

4.3. The scenario testing stage tested the following large site assumptions:

 General density assumptions

 Density assumptions in Town Centres and Opportunity Areas

 Constraints on allocated sites

 Notional capacity in Town Centres and Opportunity Areas

 Increase in PTAL levels

 Loss of industrial land

4.4. The SHLAA central scenario, as discussed in section three, has identified capacity for 420,000 homes 2015-2025. However, the GLA’s London wide Strategic Housing Market Assessment has found that if London is to meet its need more capacity will be required.

4.5. The SHMA31 has found that London requires between 49,000 and 62,000 thousand homes a year if it is to meet need. The 49,000 figure is based on the life of the plan (2015-2036), while the higher 62,000 figure is based on 2015-2026. The reason for the differences in the yearly average is threefold; firstly the base population projections assume a reduction in population growth later in the period reducing the base household projections from 43,000 to 40,000 homes a year; secondly if current need (backlog) is addressed across the life of the plan, rather than in ten years this reduces the backlog requirement from around 13,000 a year to around 7,000 a year. Thirdly the SHMA’s base year is 2011, but the plan will not be published until 2015; it cannot be assumed that the number of homes needed will be delivered between 2011 and 2015. In fact it is already clear that in 2011/12 and 2012/13 London did not reach current London Plan targets and thus an adjustment has been made to account for under

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delivery relative to housing need in years 2011-2015. Again this requires a greater yearly increment if addressed over a shorter timescale.

4.6. However, there is considerable uncertainty around London’s future population and household growth not least because the increased domestic in-migration and decreased domestic out migration could be a product of a cyclical change. This change may be born out of the economic climate in the rest of the UK compared to that of London and the impact of the credit crunch on the housing market and people’s ability to move to London’s hinterlands. Alternatively, it could represent a structural change, either in terms of the economic competitiveness of the rest of the UK relative to London or in terms of peoples preference for city living. To what extent the growth may be cyclical will only become clear once the trend has “bedded down”.

4.7. Because of the significant uncertainty around the future population growth of London, the Further Alterations to the London Plan are using the full Plan timescale as the basis for its household projections and assessment of housing need, while acknowledging that this is the minimum required, particularly in the early years of the Plan. However, as discussed in the preceding chapters, the SHLAA has only identified capacity for 42,000 dwellings a year - well short of the 49,000 a year minimum requirement identified in the SHMA. This section explores the further potential for increasing London’s housing capacity, focusing on the assumptions underpinning the assessments of the large sites. It aims to identify how boroughs could seek to address the gap between need and capacity.

Density Scenarios

4.8. Increasing the density of developments is one of the few ways that London can increase capacity without losing green spaces or an even greater amount of industrial land than already envisaged in the SHLAA. As discussed in section three, the system density defaults were based on the SRQ matrix; the standard assumptions were set within the mid-range of the density matrix, increasing in density within this range for higher PTAL areas and in the central and urban settings. For town centres the defaults followed a similar pattern, but were based on the higher range within the matrix. Following this approach meant that only areas in town centres in PTAL 6 central setting were assumed to deliver at the top of their density range. All others were below the top of the range by various degrees. This approach was taken so as not to overestimate the capacity from sites, in line with the optimising approach to housing capacity in the Plan. The role of the scenarios discussed below is to test out “what ifs” to provide some idea of the extra capacity that could be obtained if densities were increased and to what extent that could help London meet its housing needs.

4.9. Table 4.1 shows the impact of increasing allocated and potential sites in the large site system to the top of the relevant density range. Approvals and low probability sites are not included in this scenario because, for approvals we assume that the approved density will be built out and for low probability sites the uncertain nature of such sites means that assuming higher densities is unlikely to add to the understanding of the capacity of such sites. Sites that already exceed the density matrix are not adjusted.

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Table 4.1 Impact of increasing all allocations and potentials to the top of the relevant density ranges. 2015-2025

Large site Identified max SRQ Small Non-self Capacity Ref Borough wide Capacity Vacants density site contained 2015- applied 2025.

2 Barking and Dagenham 1,556 97 0 0 1,653 3 Barnet 2,149 327 130 35 2,642 4 Bexley 465 109 0 7 581 5 Brent 1,463 263 218 0 1,943 6 Bromley 415 352 0 0 767 7 Camden 436 349 115 32 932 1 City of London 76 64 0 0 141 8 Croydon 1,003 592 0 19 1,615 9 Ealing 1,054 301 98 0 1,453 10 Enfield 764 259 0 17 1,040 11 Greenwich 3,109 226 151 81 3,567 12 Hackney 673 729 170 128 1,700 13 Hammersmith and Fulham 858 199 63 14 1,133 14 Haringey 1,442 340 6 0 1,789 15 Harrow 463 251 22 0 735 16 Havering 1,310 151 0 26 1,487 17 Hillingdon 465 174 0 0 639 18 Hounslow 844 161 0 0 1,005 19 Islington 399 662 219 22 1,302 20 Kensington and Chelsea 611 152 9 46 818 21 Kingston upon Thames 507 155 43 31 736 22 Lambeth 948 615 97 70 1,729 23 Lewisham 1,017 444 41 8 1,511 London Legacy Development 50 Corporation 1,471 33 171 0 1,675 24 Merton 270 211 0 0 482 25 Newham 1,884 291 70 48 2,293 26 Redbridge 1,521 270 0 0 1,790 27 Richmond upon Thames 219 175 0 0 395 28 Southwark 2,126 746 115 26 3,013 29 Sutton 255 166 0 21 443 30 Tower Hamlets 4,069 511 84 19 4,683 31 Waltham Forest 516 333 52 0 901 32 Wandsworth 1,335 473 88 0 1,896 33 Westminster 568 467 0 105 1,140 London wide 36,263 10648 1,962 755 49,628

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4.10 The scenario demonstrates that increasing densities to the top of the SRQ matrix increases the number of homes that can be delivered by just over 7,000 a year, suggesting London could have the capacity to meet the minimum 49,000 homes a year need requirement.

4.11. As detailed in section two, the defaults in the system were developed to maximise capacity in the most sustainable locations (higher PTALs were set at defaults nearer the top of the matrix, particularly those in town centres). The areas that are set at nearer the top of the density matrix will have less room proportionately to increase the capacity when uplifting to the top of the density matrix. In terms of a proportionate increase the difference is far starker in suburban areas (75% increase) than central areas (28% increase). However, in terms of actual numerical increase, using the top of the SRQ matrix produces the largest increase in capacity in urban areas with an increase of circa 3,500, suggesting that urban areas could be a focus for boroughs looking to increase capacity.

4.12. Those which proportionately gain the most through this scenario are Richmond (368% increase) and Enfield (279% increase).

4.13. However, increasing densities to the top of the matrix, in reality, is unlikely to be appropriate for all sites; some sites will be constrained in their ability to deliver more units due to physical site constraints, surrounding uses and access issues. However, the scenario does suggest that further capacity can be found by increasing densities within the SRQ matrix and thus the base SHLAA figures can be treated as a minimum. In order to reconcile capacity and need, boroughs will need to capitalise on this potential where ever possible.

Town centres and Opportunity Areas

4.14. As previously discussed, Opportunity Areas and town centres can provide a sustainable opportunity for increased housing potential through redevelopment and intensification. The table below (4.2) shows the potential increase if the above scenario is run only on town centres, Opportunity Areas and the total from both sources (town centres can also be within opportunity areas). This scenario suggests London has the capacity for 328,684 units on large sites (an increase of 38,440 on the central SHLAA assumptions of 290,244 -3,844 extra homes a year).

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Table 4.2 Impact of increasing allocations and potentials to the top of the relevant density ranges, in Town Centres and Opportunity Areas only. 2015-2025

System generated constrained capacity Constrained capacity phase two and three % increase at maximum (allocations and potential only) Opportunity Areas 98,434 130,536 33% Town centres 55,162 65,220 18% Opportunity Areas and town centres 129,581 168,021 30% total Extra capacity 38,440

4.15. Table 4.3 below shows the distribution by borough of this town centre/Opportunity Area uplift. Greenwich and Barking and Dagenham have the largest proportionate increase through this scenario; both boroughs which have already identified significant capacity. However, a number of other boroughs also have potential for significant proportionate increases in capacity based on this scenario, such as Bexley, Enfield and Redbridge, which could help reduce the gap between need and capacity in these boroughs.

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Table 4.3 Impact of increasing allocations and potentials to the top of the relevant density ranges, in town centres and Opportunity Areas on borough’s total capacity.

2015-2025 TC/Opp areas extra Yearly increase capacity at top of on large site Total Borough SRQ matrix base figures 2015-2025 Barking and Dagenham 3658 366 1,601 Barnet 1433 143 2,492 Bexley 1051 105 551 Brent 2774 277 1,803 Bromley 346 35 676 Camden 22 2 891 City of London 0 0 141 Croydon 185 19 1,453 Ealing 434 43 1,341 Enfield 1514 151 949 Greenwich 8524 852 3,537 Hackney 549 55 1,654 Hammersmith and Fulham 338 34 1,065 Haringey 755 75 1,577 Harrow 198 20 613 Havering 640 64 1,234 Hillingdon 129 13 572 Hounslow 218 22 844 Islington 2 0 1,264 Kensington and Chelsea 476 48 781 Kingston upon Thames 80 8 651 Lambeth 569 57 1,616 Lewisham 1223 122 1,507 London Legacy Development Corporation 1823 182 1,653 Merton 37 4 414 Newham 2392 239 2,234 Redbridge 2129 213 1,336 Richmond upon Thames 52 5 320 Southwark 369 37 2,773 Sutton 79 8 371 Tower Hamlets 5690 569 4,500 Waltham Forest 201 20 882 Wandsworth 299 30 1,842 Westminster 250 25 1,093 Total 38440 3844 46,233

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Allocation scenario 4.16. The SHLAA is based on the assumption that not all sites identified will deliver housing due to a variety of reasons such as existing use, site constraints and competing land uses. Where a site was thought to be suitable for housing if it was not for these constraints, it is included in the system with a reduced probability to reflect the constraints on the site and the likelihood of it coming forward. Sites that have been allocated for housing use should have a greater degree of certainty around their ability to provide homes within a certain timescale; however, not all allocated sites were given 100% probability in the system.

4.17. Reflecting the greater certainty over these sites coming forward, the scenario below retains the densities in the system for all sites (retaining any changes boroughs may have made to those assumptions) but for allocated sites, assumes that all sites in phase 2 and 3 have a 100% probability of development attached. This increases the capacity by just over 19,000 units across the ten years, 1,900 a year. Table 4.4 provides the uplift by borough. Proportionately the adjustment increases capacity by 4%, but has a varied impact for individual boroughs; those that have no current allocations obviously are not affected by this scenario (City of London, Enfield, Haringey, Hillingdon and Waltham Forest). The boroughs with the biggest proportionate increase are Hammersmith and Fulham, Kensington and Chelsea and Newham). To some extent this will be due to large multi-phase allocations which may have some uncertainly attached around when the whole site will be delivered and how much will be residential. It should be noted that in some cases the constrained capacity (with reduced probability) may reflect the actual numbers of homes expected to be delivered on the site (with density changed to get the “correct” figure as detailed in an allocations document), which means assuming a 100% probability will actually artificially inflate the numbers that are likely to be delivered on the site.

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Table 4.4 Allocations probability increased to 100%, impact by borough 2015-2025.

Assumed yearly Increase if average assume all based on allocations 100% Borough 100% allocations Barking and Dagenham 554 1291 Barnet 110 2360 Bexley 155 461 Brent 778 1603 Bromley 81 649 Camden 163 906 City of London 0 141 Croydon 28 1438 Ealing 390 1336 Enfield 0 798 Greenwich 397 2725 Hackney 1007 1700 Hammersmith and Fulham 2867 1318 Haringey 0 1502 Harrow 43 597 Havering 923 1262 Hillingdon 0 559 Hounslow 297 852 Islington 195 1284 Kensington and Chelsea 1056 839 Kingston upon Thames 424 686 Lambeth 703 1630 Lewisham 916 1476 London Legacy Development Corporation 0 1471 Merton 35 414 Newham 2078 2202 Redbridge 579 1181 Richmond upon Thames 0 315 Southwark 1832 2919 Sutton 42 367 Tower Hamlets 2422 4174 Waltham Forest 503 912 Wandsworth 0 1812 Westminster 604 1128 Total 19,182 44,307

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Increasing accessibility

4.18. The SRQ matrix uses the PTAL and setting of an area to determine the appropriate density range. The higher the PTAL the higher the density that is considered appropriate, therefore improving public transport accessibility should lead to increased capacity in many places. Table 4.5 demonstrates the potential impact on capacity of allocated and potential sites if all areas increased accessibility by one PTAL using the SHLAA system defaults, with the PTAL six defaults being the maximum (where a site is already higher than the new PTAL the original density is retained). It demonstrates that an extra 39,684 extra homes could be delivered based on the default densities in the system, or 3,968 a year. This number could be increased further if sites where delivered to the top of the density matrix ranges.

4.19. In reality transport improvements are not made to every area; generally they focus on particular locations where there is scope to deliver large amounts of housing or jobs. As well as increasing the potential housing capacity of an area, improving transport accessibility also improves the likelihood of a scheme actually being delivered, so transport improvements will be important to unlocking capacity and getting sites moving. Further work should be carried out to identify what targeted transport improvements would unlock the most amount of capacity.

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Table 4.5 assumed transport accessibility improvements – increased by one PTAL

Potential Percentage PTAL increase scenario increase increase total (all sources) 2015- Borough 2015-2025 2015-2025 2025 Barking and Dagenham 1,972 17% 14328 Barnet 2,156 12% 25646 Bexley 1,001 30% 5458 Brent 3,350 32% 18603 Bromley 895 31% 7308 Camden 145 4% 9037 City of London 0 0% 1408 Croydon 744 9% 15092 Ealing 716 8% 13688 Enfield 847 16% 8823 Greenwich 4,751 21% 31601 Hackney 762 13% 16750 Hammersmith and Fulham 644 9% 10956 Haringey 1,140 10% 16159 Harrow 801 25% 6728 Havering 1,714 17% 13416 Hillingdon 475 12% 6068 Hounslow 946 14% 9168 Islington 120 3% 12762 Kensington and Chelsea 488 9% 7818 Kingston upon Thames 552 13% 6986 Lambeth 1,281 16% 16875 Lewisham 982 11% 14829 LLDC 596 5% 15307 Merton 282 14% 4388 Newham 1,683 11% 21628 Redbridge 4,690 55% 15922 Richmond upon Thames 381 27% 3530 Southwark 569 3% 27931 Sutton 219 12% 3845 Tower Hamlets 3,756 11% 43071 Waltham Forest 225 5% 8845 Wandsworth 423 3% 18545 Westminster 376 8% 11053 Total 39,684 14% 463,570

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Town centres and Opportunity Areas: target based scenario

4.20. The pervious scenarios where based on amending the assumptions in the system to provide an indication of how different approaches to density and constraints would impact London’s housing capacity. Of the three scenarios, increasing the density of all allocated and approved sites to the top of the relevant scale in the density matrix makes the most impact, increasing overall capacity to just over 49,000 a year- the minimum need figure identified by London’s SHMA. However, as discussed, increasing densities on all sites is unlikely to be practical or desirable. Therefore the next scenario explores the increase in density required to meet the 49,000 homes a year requirement if the increase is only focused on town centres and Opportunity Areas.

Table 4.6 Target based scenario town centre and Opportunity Area uplift 2015- 2025.

Current Figures Houses All large Sites 29,010 Small non-self/Vacants 13,362 Town Centres 5,516 Opportunity Area 9,843

Total TC/OA 12,958 Additional Houses

Additional units needed for 49,000pa 6,628 % uplift applied to TC/OA sites only 51% Total When Uplift is applied 49,000 SRQ uplift Addition units from town centres at SRQ max 3849 Additional units needed for 49,000pa 2,779 % uplift applied to TC/OA sites only 17% Total when uplift to SRQ max is applied 49,078

4.21. Based on the densities in the system, a 51% increase in capacity is needed on potential and allocated sites in Town Centres and Opportunity Areas to meet the 49,000 a year target (table 4.6). To provide a better understanding of the implications of this in respect to the SRQ matrix, if all sites were already at the maximum of the SRQ matrix a 17% uplift on capacity would be needed to deliver 49,000 homes. This suggests that either a significant majority of identified sites in town centres and Opportunity Areas need to be delivered at densities above the density matrix or additional housing sites need to be identified in town centres and Opportunity Areas which can deliver densities at top of the matrix in order to increase capacity to meet need. As mentioned in section three a number of sites in town centres were classed as unsuitable due to multiple ownership constraints. However, these sites may be able deliver housing through programs to redevelop and intensify town centres. Moreover, certain types of housing,

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such as student housing and older person housing would be well located in town centres, delivering high density development while helping to revitalise and renew the centres. This is an approach boroughs will need to explore in order to increase housing supply in their boroughs.

Notional capacity 4.21. The main SHLAA scenario and the scenarios above are based on the sites’ constrained capacity, which is the notional capacity of a site (that is the actual capacity the site would deliver if fully built out) reduced due to constraints which affect the probability of the site coming forward. This approach assumes that not all sites in the SHLAA that have housing potential will be built out, reflecting the uncertainty in London’s housing market where the majority of capacity is delivered by sites in existing uses. However, the notional capacity provides a better indication of the level of housing that would come forward if a site does deliver housing. Table 4.7 demonstrates what each boroughs capacity is if the notional capacity of town centre and Opportunity Area sites with capacity in phase two and three were built out.

4.22. This scenario increases the overall capacity by 2,599 homes a year. Proportionately this scenario impacts Hammersmith and Fulham the most, with their notional town centre and opportunity area capacity being 119% more than their constrained figure.

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Table 4.7 Scenario assuming all town centres and Opportunity Areas deliver their notional capacity.

Notional capacity TC and Opp areas- Total capacity Yearly increase on with notional TC large site base and Opp areas figures notional figures Barking and Dagenham 73 1308 Barnet 29 2378 Bexley 75 521 Brent 81 1606 Bromley 14 656 Camden 8 898 City of London 9 150 Croydon 58 1492 Ealing 34 1331 Enfield 3 800 Greenwich 99 2784 Hackney 94 1693 Hammersmith and Fulham 294 1325 Haringey 135 1637 Harrow 2 595 Havering 103 1273 Hillingdon 6 565 Hounslow 26 848 Islington 5 1269 Kensington and Chelsea 122 855 Kingston upon Thames 52 695 Lambeth 100 1660 Lewisham 92 1476 London Legacy Development Corporation 0 1471 Merton 3 414 Newham 282 2276 Redbridge 29 1152 Richmond upon Thames 1 316 Southwark 174 2910 Sutton 3 365 Tower Hamlets 450 4381 Waltham Forest 69 931 Wandsworth 37 1849 Westminster 38 1106 Total 2599 44987

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4.23. If both the notional capacity scenario and the top of the SRQ matrix range scenario was applied to Opportunity Area and town centre sites (this assumes that all constraints are removed and all sites reach maximum densities), this would give a total figure of 48,930 a year, an increase of 6,541 on the base SHLAA scenario. This suggests that the numbers in the SHLAA for town centres and Opportunity Areas can be regarded as minima.

Scenario conclusions

4.24. Different assumptions and additional considerations were evaluated in the scenario testing to assess the robustness of the identified capacity and also to demonstrate if increased capacity could be delivered if different assumptions about density and constraints were made. The scenarios suggest that London could have the capacity to deliver more housing than the 42,000 homes a year base scenario. In particular, the scenarios identify the potential increased capacity above the SHLAA supply targets that town centres and Opportunity Areas could deliver. Boroughs should take account of this when seeking to reconcile the gap between need and supply and ensuring the London Plan minimum supply targets are exceeded.

4.25. Overall the scenarios also demonstrate that the figures in the system are a robust basis for the targets in the Further Alterations in the London Plan, as they do not assume maximum capacity will be delivered but do provide robust minimum estimates.

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5 CONCLUSION

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5.1. The SHLAA is a key part of the evidence base for the further alterations to the London Plan. The SHLAA base findings, along with the scenarios provide a robust understanding of London’s housing capacity under current policy conditions, from now until 2025, with some understanding of capacity beyond, up to 2036. The fact that the SHLAA is carried out jointly with boroughs helps ensure the assessment provides as accurate and realistic as possible appreciation of London’s housing capacity.

5.2. The assessment has considered all sites which may come forward for housing, categorising them as approved sites, allocation sites, potential housing sites and low probability housing sites, together with assumptions on supply from small sites, non self-contained accommodation and long term vacant homes returning to use, each of which have historically been important sources of housing supply in the capital.

5.3. The study has built on the experience of the 2009 SHLAA, tailoring the approach to reflect increasing housing need in London and the requirements of the NPPF and associated guidance. Two main changes were introduced to the methodology to ensure the 2013 SHLAA reflects London’s housing capacity realistically. The default densities were increased to ensure that the opportunity for higher density development is optimised, while retaining a range that reflects the type of homes likely to be suitable in different locations. The changes to the handling of excluded sites, with the introduction of the new low probability category has helped ensure all potential capacity is captured, providing a more robust understanding of London’s total potential housing capacity.

5.4. In addition, the new large site system was developed to have greater functionality than the previous system, including the ability for boroughs to see their capacity running total as they worked their way through the site assessments which allows them to understand their overall capacity and take ownership of the figures their assessment has produced. The system also included a detailed reporting dashboard and a scenario testing area. The scenario testing area allowed boroughs to test different figures for sites to explore different approaches without affecting the figures in the main SHLAA system. This gave boroughs the opportunity to explore of the impact of testing different policy approaches. The system was developed with the input of the technical steering group who helped ensure the system was user-friendly and fit for purpose.

5.5. Key to the achievement of this assessment has been the engagement and participation of the London boroughs and the Strategic Housing Market Partnership. Continuing the use of the agreed confidentiality approach of the 2009 study - which seeks to ensure that the GLA will not publish details on individual sites apart from those categorised as allocations and approvals – in the 2013 SHLAA allows boroughs to take into account with confidence the theoretical potential of sites currently in different uses to contribute to future housing provision.

5.6. The GLA analysis of borough assessments was also improved to ensure consistency and transparency and to ensure that any questions on boroughs assessments were circulated in advance of each borough meeting with the GLA.

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Further Alterations to the London Plan: Housing targets

5.7. The findings of the 2013 SHLAA suggest that London has the capacity, under current policy conditions, to provide a minimum of 420,000 homes between 2015/16 and 2024/25, or an average of 42,000 homes a year. The SHLAA has been carried out in the context of the NPPF, which requires plans to meet their full objectively assessed needs. As discussed in section four, despite 42,000 units per annum representing an increase of 30% on the 2011 London Plan target, London’s housing needs far outstrip housing capacity, with London’s SHMA estimating the need requirement as being 49,000 homes a year, or as high as 62,000 homes a year if backlog need is cleared more quickly 32.

5.8. To help meet this need, scenario testing, in the context of current London Plan policy, suggests that London’s housing capacity could be significantly higher than the identified 42,000 homes a year if densities at the higher end of the SRQ matrix are achieved. Experience in developing Opportunity Area frameworks demonstrates that the SHLAA can underestimate the potential capacity from these areas. Therefore, for these areas, the higher density scenarios may provide a more realistic understanding of the capacity. Moreover, a concerted effort to revitalise and redevelop town centers, with high density residential uses playing a key role, could help boroughs deliver significantly above the 42,000 identified in the SHLAA.

5.9. The Further Alteration to the London Plan uses the SHLAA identified capacity for each borough between 2015 and 2025 as the basis for minimum housing supply targets. Taking into account local as well as strategic requirements, boroughs are required to seek to reduce the gap between housing need and capacity, in particular focusing on the role town centres and Opportunity Areas can play in delivering high density housing development. This approach provides the most appropriate balance between delivering housing to meet need and providing boroughs with realistic but ambitious minimum targets on which to base their Local Plans.

5.10. The targets in the FALP are supply targets based on the annualised average of the capacity identified in phase two and three of the SHLAA, across the 2015-25 period. As set out in Section two, the reason for only using the 2015-2025 period is the decreasing reliability of the data beyond this point. Using an annualised average is favored over that of a London wide housing trajectory as it allows boroughs flexibility in light of uncertainties in the housing market across the period and on specific individual sites. Boroughs’ own housing trajectories will provide a more detailed understanding of the yearly phasing of the development. For the years beyond 2025, boroughs are advised to roll forward the ten year targets as an indicative target to be checked against any future revised targets in the London Plan. In line with the ‘plan, monitor and manage’ approach which is essential to address the unique circumstances of the London land market, the Mayor will update the SHLAA by 2019/20.

32 Mayor of London. The London Strategic Housing Market Assessment 2013. GLA. 2014 104

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Delivery 5.11. Delivering a minimum of 42,000 homes a year will represent a significant step change in housing delivery. Since 2004 the average annual delivery has been circa 25,000 suggesting average delivery needs to increase by 68%.

5.12. The capacity identified in the SHLAA raises particular concerns around the concentration of a large part of London’s capacity in the East sub region, with many sites in close proximity to one and other. The Mayor is working with government, boroughs, the development sectors and others to address the concerns about the viability and deliverability of such sites.

5.13. With demand so acute for housing in London, it may seem counter intuitive that there are concerns over the viability of some sites. However they reflect the complexities of London’s housing market, the availability of mortgage and development finance and the mismatch between what those in need can afford and the cost of housing being developed. Therefore, this level of housing provision will only be possible with a concerted effort from all players in the sector – government at all levels, developers, housing associations and financiers. The Mayor has set out in his draft housing strategy33 four key areas where change is needed in order to enable the level of housing development needed to reach at least 42,000 homes a year;

 Finance: the implementation of a long –term settlement for housing, with greater autonomy over property taxes.  Product: increase the offer of support to the working Londoners critical to economic growth.  Land: fully exploit the potential for increased levels of housing in highly accessible areas.  Quality: building to high and consistent design standards, while also improving the condition and environmental performance of London’s homes.

5.14. The Further Alterations to the London Plan set out the planning framework to deliver this level of growth for London.

Contribution of SHLAA to Local Plan preparation 5.15. Once adopted the Further Alterations to the London Plan will provide new housing targets for borough Local Plans and they will have to reflect these figures in order to be in general conformity with the London Plan. In addressing land supply for housing, boroughs will need to demonstrate that relevant Local Plan documents are based on evidence of capacity, which is deliverable and developable34. The basis for this information is provided by this SHLAA, but over time it may require updating.

33 Homes for London. The London Housing Strategy. Draft for consultation November 2013 34 National Planning Policy Framework; DCLG para 47 105

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Additional, local studies should not be required, but the SHLAA results may be supplemented by other relevant evidence available locally, particularly on viability.

5.16. In keeping with a key principle of government guidance on housing supply, boroughs are strongly advised, in presenting their evidence, to minimise dependence on ‘windfall’ capacity in order to meet their targets, and maximise use of evidence of capacity coming forward from identified sites. To inform plan preparation, boroughs may wish to supplement the information collected for the SHLAA with evidence of further identified capacity where available, for example, from some sites previously regarded as ‘potential’ and confidential during the SHLAA but which they now wish to make public. In the unique circumstances of London many boroughs are nevertheless likely, in varying degrees, also to have to draw on evidence of the contribution of windfalls. The NPPF does permit allowances for windfall in a five year supply if there is compelling evidence that such sites have consistently become available in the local area and will continue to provide a reliable source of housing. The London wide SHLAA should be used as a key part of the evidence in supporting the use of windfall allowances.

5.17. Boroughs will wish to consider how the SHLAA results impact on the preparation of their Local Plans. For all boroughs the 2013 SHLAA findings and resulting minimum housing targets have increased from those in the 2011 plan and for most they represent a sizeable increment in capacity. Borough’s Local Plans should have regard to this new information and reflect the housing targets in the Further Alteration to the London Plan in their Local Plan documents.

5.18. Local Plan documents being developed following the publication of this SHLAA should take account of the new housing figures. Given the scale and importance of the new housing targets, where Local Plan documents are currently moving towards publication, and earlier public participation has already been completed, boroughs should seek to take account of the SHLAA outcomes where possible. Where this is not possible, supporting text should highlight the SHLAA findings/FALP targets and detail the implications of these for the Local Plan and the timescale for a further review to take account of the new figures.

Using the SHLAA data to inform specific site allocations 5.19. Information on individual sites in the public domain (approvals and allocations) has been published in Appendix eight of this report. Site information on all other sites in the SHLAA has been kept confidential by the GLA. In assessing their land supply, boroughs may wish to consider releasing information on ‘potential’ housing sites where they will contribute to their five and ten year housing supply as identified sites.

5.20. Boroughs may wish to draw on the SHLAA notional capacities to estimate yields from the individual potential housing sites, to provide a better understanding of the likely capacity a site would deliver if it was built out for housing.

5.21. While the minimum targets are expressed as annualised averages, the SHLAA system provides the likely delivery of sites in five phases, therefore boroughs can draw on this

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phasing information to inform their five and ten year supply of deliverable and developable sites. In addition, information on later phases will help boroughs identify broad locations for growth in years 11-15 of their plans. All the data from the SHLAA study system is available to the boroughs including site boundary information (GIS layers) and site capacity information for all individual sites. In addition, the SHLAA system itself remains accessible to boroughs so they can download data to examine individual site records and use the reporting and scenario functions (although boroughs are unable to make changes to the data already in the system). This can assist boroughs in the preparation of their Local Plans.

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6 Appendixes

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Appendix 1: Overall capacity by source 2015-2025 phase 2-3

Capacity from Student non long term self-contained Large site Small site Total 2015- Annualised Borough vacants accommodation capacity capacity 2025 average returning to pipeline use. (rooms)

Barking and Dagenham 11388 967 0 0 12355 1236 Barnet 18565 3272 350 1302 23489 2349 Bexley 3300 1087 70 0 4457 446 Brent 10449 2629 0 2175 15253 1525 Bromley 2892 3521 0 0 6413 641 Camden 3935 3489 320 1148 8892 889 City of London 764 644 0 0 1408 141 Croydon 8235 5923 190 0 14348 1435 Ealing 8976 3014 0 982 12972 1297 Enfield 5219 2587 170 0 7976 798 Greenwich 22274 2260 810 1506 26850 2685 Hackney 5719 7285 1280 1704 15988 1599 Hammersmith and Fulham 7554 1988 140 630 10312 1031 Haringey 11550 3405 0 64 15019 1502 Harrow 3202 2505 0 220 5927 593 Havering 9936 1505 260 0 11701 1170 Hillingdon 3853 1740 0 0 5593 559 Hounslow 6611 1611 0 0 8222 822 Islington 3610 6624 220 2187 12641 1264 Kensington and Chelsea 5259 1519 460 92 7330 733 Kingston upon Thames 4144 1548 310 432 6434 643 Lambeth 7781 6147 700 966 15594 1559 Lewisham 8915 4442 80 410 13847 1385 LLDC 12669 332 1710 14711 1471 Merton 1995 2112 0 0 4107 411 Newham 15855 2908 480 702 19945 1995 Redbridge 8535 2697 0 0 11232 1123 Richmond upon Thames 1396 1754 0 0 3150 315 Southwark 18494 7461 260 1147 27362 2736 Sutton 1755 1661 210 0 3626 363 Tower Hamlets 33172 5108 190 844 39314 3931 Waltham Forest 4770 3331 0 519 8620 862 Wandsworth 12512 4734 0 877 18123 1812 Westminster 4960 4667 1050 0 10677 1068 London 290,244 106,476 7,550 19,617 423,887 42,389

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Appendix 2: LLDC boroughs overall capacity by source 2015-2025.

Tower Hamlets, Hackney and Newham, including their constituent parts of the LLDC for monitoring purposes- 2015-2025 (phase 2-3).

Vacants 2013 Non self Large Small returning SHLAA Annualised Borough contained sites sites back identified average (student) into use Capacity Hackney (including LLDC area) 6,940 7,328 1,280 1,704 17,252 1,725 Newham (including LLDC area) 24,711 3,157 480 2,412 30,760 3,076 Tower Hamlets (including LLDC 35,764 5,148 190 844 41,946 area) 4,195 Total including LLDC area* 67,415 15,633 1,950 4,960 89,958 8,996

* Waltham Forrest does include part of the LLDC area; however this element of the LLDC has no housing capacity according to the SHLAA.

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Appendix 3: Large site capacity by borough by phase 2013-2036 Phase phase Phase phase Phase Borough one two three four five Barking and Dagenham 1905 5627 5761 2782 7415 Barnet 2584 6911 11654 6216 3085 Bexley 1439 1356 1944 1300 578 Brent 633 5294 5155 2387 165 Bromley 974 1190 1702 647 343 Camden 808 2545 1390 3146 1258 City of London 87 501 263 10 8 Croydon 2197 3226 5009 2449 2334 Ealing 1819 4376 4600 2951 1812 Enfield 742 2611 2608 1074 979 Greenwich 2598 11679 10595 6711 1936 Hackney 3392 2155 3564 2520 1837 Hammersmith and Fulham 1517 4249 3305 2379 1668 Haringey 1394 6390 5160 1648 927 Harrow 1151 1582 1620 821 946 Havering 1807 4765 5171 1212 1183 Hillingdon 3619 2046 1807 1007 248 Hounslow 1719 3292 3319 2558 1526 Islington 2657 3189 421 150 676 Kensington and Chelsea 580 1529 3730 1620 72 Kingston upon Thames 512 2172 1972 938 1214 Lambeth 1953 4121 3660 2456 5243 Lewisham 2004 5520 3395 2535 926 LLDC 2958 5275 7394 5076 1141 Merton 445 999 996 554 318 Newham 773 7430 8425 5136 2686 Redbridge 182 4415 4120 2672 1247 Richmond upon Thames 763 659 737 350 305 Southwark 1641 11308 7186 2339 1274 Sutton 697 773 982 562 406 Tower Hamlets 3914 19025 14147 4171 1987 Waltham Forest 448 2235 2535 1927 1613 Wandsworth 2655 6334 6178 4784 1743 Westminster 963 3212 1748 496 1316 Total 53,530 147,991 142,253 77,584 50,415

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Appendix 4: Large sites with capacity in each borough by source 2013-2036

Sites - Sites - Site -Low Site - Sites -grand Borough allocations approvals probability potentials total Barking and Dagenham 23 16 57 28 124 Barnet 26 67 113 101 307 Bexley 2 13 68 65 148 Brent 36 32 69 39 176 Bromley 5 74 49 60 188 Camden 16 23 111 35 185 City of London 6 2 3 11 Croydon 8 42 96 77 223 Ealing 38 27 76 61 202 Enfield 23 122 42 187 Greenwich 11 33 94 31 169 Hackney 37 19 83 50 189 Hammersmith and Fulham 9 25 64 20 118 Haringey 10 91 81 182 Harrow 17 30 20 26 93 Havering 17 35 78 63 193 Hillingdon 33 79 47 159 Hounslow 27 27 54 77 185 Islington 19 24 64 16 123 Kensington and Chelsea 3 23 31 20 77 Kingston upon Thames 10 13 53 56 132 Lambeth 20 27 109 97 253 Lewisham 25 23 74 17 139 LLDC** 19 14 33 Merton 21 14 57 33 125 Newham 35 11 101 73 220 Redbridge 76 9 107 9 201 Richmond upon Thames 1 16 49 28 94 Southwark 37 38 74 79 228 Sutton 15 14 43 8 80 Tower Hamlets 37 56 126 135 354 Waltham Forest 20 92 85 197 Wandsworth 45 36 86 29 196 Westminster 18 29 123 4 174 Total 653 888 2,515 1,609 5,665 *Although recorded as allocations in the SHLAA system, the allocated sites in the LLDC are actually sites with planning approval.

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Appendix 5: Large site capacity in each borough by source 2013-2036 (phase 1-5)* Low Grand Borough Allocation Approval Probability Potential Total Barking and Dagenham 5240 13140 727 4383 23490 Barnet 4367 17071 1056 7956 30450 Bexley 630 1520 625 3842 6617 Brent 6144 3478 536 3476 13634 Bromley 658 2162 349 1687 4856 Camden 3016 2794 1182 2155 9147 City of London 473 18 378 869 Croydon 1462 5390 666 7697 15215 Ealing 6049 6163 788 2558 15558 Enfield 987 1006 6021 8014 Greenwich 12754 14157 836 5772 33519 Hackney 4034 5796 988 2650 13468 Hammersmith and Fulham 4467 5969 1039 1643 13118 Haringey 2968 870 11681 15519 Harrow 1638 3093 199 1190 6120 Havering 3544 3899 1117 5578 14138 Hillingdon 5298 737 2692 8727 Hounslow 4176 2601 748 4889 12414 Islington 2023 3377 676 1017 7093 Kensington and Chelsea 3509 2855 118 1049 7531 Kingston upon Thames 1463 498 699 4148 6808 Lambeth 3327 5079 1449 7578 17433 Lewisham 5541 8428 273 138 14380 LLDC** 17649 4195 21844 Merton 846 817 286 1363 3312 Newham 8452 7153 1353 7492 24450 Redbridge 9192 1254 1115 1075 12636 Richmond upon Thames 24 993 280 1517 2814 Southwark 7944 7920 1392 6492 23748 Sutton 1829 683 272 636 3420 Tower Hamlets 12704 15901 1697 12942 43244 Waltham Forest 1906 465 6387 8758 Wandsworth 3843 16254 364 1233 21694 Westminster 2744 3100 1706 185 7735 139,269 173,177 25,632 133,695 471,773 *Approval figures include some recently completed schemes.

**Although recorded as allocations in the SHLAA system, the allocated sites in the LLDC are sites with planning approval and not allocations.

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Appendix 6: Large site capacity by borough by source 2015-2025 (phase 2 and 3)*

Low Capacity Borough Allocation Approval Probability Potential Total Barking and Dagenham 4483 4250 212 2443 11388 Barnet 3668 10413 317 4167 18565 Bexley 630 266 165 2239 3300 Brent 4748 2568 174 2959 10449 Bromley 658 1062 71 1101 2892 Camden 1260 1820 344 511 3935 City of London 386 0 378 764 Croydon 1462 3193 213 3367 8235 Ealing 5699 2100 231 946 8976 Enfield 243 13 4963 5219 Greenwich 7086 11153 96 3939 22274 Hackney 2730 1604 195 1190 5719 Hammersmith and Fulham 2512 3669 305 1068 7554 Haringey 1891 275 9384 11550 Harrow 1280 1631 25 266 3202 Havering 3524 2311 345 3756 9936 Hillingdon 1746 232 1875 3853 Hounslow 3836 924 144 1707 6611 Islington 1829 910 0 871 3610 Kensington and Chelsea 1925 2275 32 1027 5259 Kingston upon Thames 1463 5 103 2573 4144 Lambeth 3083 3170 1 1527 7781 Lewisham 3059 5847 9 0 8915 LLDC 10763 1906 12669 Merton 761 383 38 813 1995 Newham 6434 5109 344 3968 15855 Redbridge 6161 1072 351 951 8535 Richmond upon Thames 12 230 4 1150 1396 Southwark 6888 6368 427 4811 18494 Sutton 1534 28 0 193 1755 Tower Hamlets 10584 11994 240 10354 33172 Waltham Forest 1458 0 3312 4770 Wandsworth 1565 10449 121 377 12512 Westminster 2686 2128 34 112 4960 Total 102,323 102,656 5,061 80,204 290,244 * Approval figures include some recently completed schemes

*Although recorded as allocations in the SHLAA system, the allocated sites in the LLDC are sites with planning approval and not allocations.

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Appendix 7: Small site calculations

Change 2004/05- of use New Conversions Total 2011/12 less Ten net build net net 2004/05- garden land Yearly year Borough additions additions additions 2011/12 reduction average total Barking and Dagenham 68 678 125 871 774 97 967 Barnet 295 1585 881 2761 2618 327 3272 Bexley 161 738 66 965 870 109 1087 Brent 518 1315 316 2149 2103 263 2629 Bromley 583 2136 393 3112 2817 352 3521 Camden 1137 1537 212 2886 2792 349 3489 City of London 404 104 7 515 515 64 644 Croydon 859 2831 1432 5122 4739 592 5923 Ealing 463 1302 828 2593 2411 301 3014 Enfield 366 1264 657 2287 2069 259 2587 Greenwich 644 945 282 1871 1808 226 2260 Hackney 1064 3841 1070 5936 5828 729 7285 Hammersmith and Fulham 390 683 549 1622 1591 199 1988 Haringey 383 1417 1003 2803 2724 340 3405 Harrow 370 1103 642 2115 2004 251 2505 Havering 95 1154 138 1387 1204 151 1505 Hillingdon 119 1365 159 1643 1392 174 1740 Hounslow 212 1056 169 1437 1289 161 1611 Islington 1415 2693 1223 5331 5300 662 6624 Kensington and Chelsea 673 421 130 1224 1215 152 1519 Kingston upon Thames 304 740 293 1337 1238 155 1548 Lambeth 852 2275 1956 5083 4917 615 6147 Lewisham 653 2029 1060 3742 3554 444 4442 LLDC 11 252 7 270 266 33 332 Merton 251 1223 433 1907 1689 211 2112 Newham 358 1708 405 2471 2326 291 2908 Redbridge 263 1714 367 2344 2158 270 2697 Richmond upon Thames 342 907 324 1573 1403 175 1754 Southwark 842 4770 443 6055 5969 746 7461 Sutton 164 1146 277 1587 1329 166 1661 Tower Hamlets 668 3305 181 4154 4087 511 5108 Waltham Forest 783 1107 920 2810 2665 333 3331 Wandsworth 665 2238 991 3894 3787 473 4734 Westminster 1728 1732 281 3741 3734 467 4667 Total 18,103 53,314 18,220 89,598 85,181 10,648 106,476

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Appendix 8: Allocated and approved site list by borough

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Mayor of London. The London Strategic Housing Land Avalability Assessment 2013.

Appendix Eight: SHLAA 2013 Approvals and Allocations. Site list A provides details of the sites that have been identified as having approval (planning permission) for housing development. The identified capacity has been taken from the London Development Database. Estimated completion refers to the phase the final units of a development are expected to be completed in. Approval sites marked as completed in the SHLAA system have been removed from the list.

Site List B provides details of allocated sites. These are sites that have been identified as having housing capacity in published or emerging Local Plans (as of July/August 2013).

Site list A - Approvals Borough Name Site Name Street Name Identified Estimated Capacity completion City of London Trinity Square, 10 Trinity Square 41 Phase two City of London Lower Thames Street/Tower Hill, Three Quays Lower Thames Street/Tower Hill 64 Phase one City of London Middlesex Street Estate Middlesex Street 23 Phase one Little Trinity Lane, 10 - 25, Ocean House, Fur Trade House & City of London Queensbridge House Little Trinity Lane 9 Phase two City of London Bartholomew Close & Little Britain, Barts Square Bartholomew Close 216 Phase two City of London Bishopsgate, 128 - 170, Stone House, Heron Plaza Bishopsgate 120 Phase two Barking and Dagenham Eastern End of Thames View Bastable Avenue And Renwick Road 29 Phase one Barking and Dagenham HEDGECOCK CENTRE Upney Lane 27 Phase one

Barking and Dagenham Barking Reach Renwick Road, , IG11 0XF Renwick Road 10800 Phase five Buildings G & H - UEL Development Site Longbridge Road, Barking and Dagenham Academy Central, RM8 Longbridge Road 194 Phase one Barking and Dagenham Collier Row EcoGrove Site COLLIER ROW ROAD 83 Phase two Barking and Dagenham Dupont Performance Coatings Freshwater Road 22 - 42 Freshwater Road 60 Phase one Barking and Dagenham Goresbrook Village GORESBROOK ROAD -126 Phase two Barking and Dagenham Loxford Road - Samals LOXFORD ROAD 73 Phase one Lymington Fields Turnage Road, Phases 1 & 2 Lymington Fields, Barking and Dagenham RM8 1QP Turnage Road 602 Phase two Barking and Dagenham London Road/North Street North Street 33 Phase one Barking and Dagenham The Lawns - NW part Rainham Road North 12 Phase one Barking and Dagenham University Of East London Longbridge Road Longbridge Road 1042 Phase two Barking and Dagenham Wood Lane Sports Centre WOOD LANE 27 Phase two Barnet 1-5 Byre Road, N14 4PQ Byre Road 7 Phase two Barnet 185 - 195 Great North Way, NW4 1PP Great North Way 23 Phase one Barnet 22 Totteridge Common, N20 8NH Totteridge Common -9 Phase one Barnet 24 Ingram Avenue, NW11 6TL Ingram Avenue 1 Phase one Barnet 30 Totteridge Common, N20 8NE Totteridge Common 0 Phase one Barnet 31 The Bishops Avenue, N2 0BN The Bishops Avenue 0 Phase one Barnet 41 Eastwood, N2 0BN Eastwood 0 Phase one Barnet 53a Winnington Road, N2 0TS Winnington Road 1 Phase two Barnet 53 Winnington Road, N2 0TS Winnington Road 0 Phase one Barnet 551 Watford Way, NW7 2PU Watford Way 8 Phase two Barnet 765 Finchley Road, NW11 8DS Finchley Road 80 Phase two Barnet 847 - 851 Finchley Road, NW11 8LX Finchley Road 18 Phase two Barnet 886-902 High Road, N12 9RN High Road 52 Phase one Barnet Kingsgate House Amberden Avenue 64 Phase two Barnet Bedford House Nursing Home Hammers Lane, NW7 4DR Hammers Lane 38 Phase one Barnet Block A, 1 and 2 The Croft East Road, HA8 0BS East Road 2 Phase two Barnet Brent Court Highfield Avenue, NW11 9TX Highfield Avenue 24 Phase one Barnet Brent Works, 120 Colindale Avenue, NW9 5HD Colindale Avenue 104 Phase one Barnet Carmelite Monastery, 119 Bridge Lane, NW11 9JT Bridge Lane 45 Phase one Chandos Avenue and Brethren Meeting Hall Chandos Avenue, Barnet N20 9EQ Chandos Avenue 70 Phase two Barnet Colindale Hospital Colindale Avenue 714 Phase three Barnet Dolphins Totteridge Green, N20 8PE Totteridge Green 0 Phase one Barnet Former Fire Station at Bunns Lane Bunns Lane 34 Phase one Barnet Dryades The Bishops Avenue, N2 0BA The Bishops Avenue 0 Phase one Barnet East Weald, 59 The Bishops Avenue, N2 0BG The Bishops Avenue 1 Phase two Barnet Former Parcelforce Depot, Geron Way Geron Way 262 Phase two Former RAF East Camp site Aerodrome Road, Beaufort Park, Barnet NW9 Aerodrome Road 1444 Phase three Barnet The Turretts Public House and 33-39 Friern Barnet Road Friern Barnet 36 Phase one Estate Lanacre Avenue, New Hendon Village, Barnet NW9 5UP Lanacre Avenue 1663 Phase three Barnet Land at Sterling Avenue Green Lane Spur road Estate 62 Phase one Barnet Green Point Edgware Road, NW9 5AR Edgware Road 86 Phase two Barnet Regeneration Area Brent Cross 7333 Phase five Barnet Inglis Barracks Frith Lane 2174 Phase three Barnet Land at rear of 53 Uphill Road, NW7 4PR Uphill Road 4 Phase two Land at the rear of the former Colindale Hospital Site Colindale Barnet Avenue, Colindale Hospital, NW9 5DZ Colindale Avenue 222 Phase two Land To The Rear Of Copped Close, 15 Totteridge Village, N20 Barnet 8PN Totteridge Village 1 Phase two

Barnet Land to the rear of Hornbeams The Bishops Avenue, N2 0BJ The Bishops Avenue 2 Phase two Barnet Leo Baeck House, 65-67 The Bishops Avenue, N2 0BG The Bishops Avenue 20 Phase one Barnet Littleberries The Ridgeway, NW7 1EH The Ridgeway 14 Phase one Barnet Lytton House,39 Totteridge Village, N20 8PN Totteridge Village 0 Phase one Barnet MEADOW WORKS Great North Road, EN5 1AU Great North Road 9 Phase two Barnet Barnet Courhouse and neighbouring properties NORMANDY AVENUE 9 Phase one Barnet Oak Lodge, 48 Totteridge Common, N20 8NB Totteridge Common 1 Phase two Plot 2, Development Site between 63 and 81 Winnington Road, Barnet N2 0TS Winnington Road 1 Phase two Plot 3, Development Site between 63 and 81 Winnington Road, Barnet N2 0TS Winnington Road 1 Phase two Plot 4, Development Site between 63 and 81 Winnington Road, Barnet N2 0TT Winnington Road 1 Phase two Barnet Rear of 1-11 Hemington Avenue, N11 3LR Hemington Avenue 4 Phase two Barnet REDWOOD HOUSE and Circlewood Playground KARA WAY 9 Phase two Barnet Arkley Reservoir Rowley Green Road 3 Phase four Barnet St Josephs College Lawrence Street, NW7 4JZ Lawrence Street 49 Phase two Stonegrove and Spur Road Estates Green Lane, Stonegrove & Barnet Spur Road Estates, HA8 8BT Green Lane 396 Phase two Stonegrove Character Zones 2 & 4 (DP 2) Spur Road, Barnet Stonegrove & Spur Road Estates, HA8 8DE Spur Road 107 Phase one Barnet Sunningdale, 38 The Bishops Avenue, N2 0BA The Bishops Avenue 0 Phase one Barnet Sylvan Hadley Common, EN5 5QG Hadley Common 0 Phase one Barnet The Croft, 198 Barnet Road, EN5 3LF Barnet Road 1 Phase one Barnet The Warren, 29 Totteridge Common, N20 8LR Totteridge Common 0 Phase one Barnet Turpins Partingdale Lane, NW7 1NS Partingdale Lane 0 Phase one Barnet Ullswater, 39 Barnet Road, EN5 3HB Barnet Road 0 Phase one West Hendon Estate Ramsey Close, West Hendon Estate, NW9 Barnet 7QS Ramsey Close 1504 Phase four Barnet Winston House, 2 and 4 Dollis Park, N3 1HF Dollis Park 26 Phase two Barnet Wishtree House, 54 Hendon Wood Lane, NW7 4HR Hendon Wood Lane 0 Phase one Barnet Zenith House The Hyde, NW9 6EW The Hyde 309 Phase one Bexley 29, 31 and 33 Harland Avenue, DA15 7NY Harland Avenue 3 Phase two

Bexley B&Q plc, land at Crittall's Corner Sidcup-by-pass, DA14 6LX Sidcup-by-pass 40 Phase two Fmr Shell Self-Serve & Queensland Service Stations, 183-213 Bexley Lower Road, DA17 6DQ Lower Road 24 Phase one

Bexley Former Forest (euro) Laboratories Bourne Road, DA5 1NX Bourne Road 69 Phase one Bexley Former Samas Roneo Site Maiden Lane, DA1 4AX Maiden Lane 254 Phase two Bexley NCP Car Park Royal Oak Road and Albion Road, DA6 7HJ Royal Oak Road and Albion Road 43 Phase one Norman Park, Between Yarnton Way, Imperial Gateway, DA17 Bexley 6JU Yarnton Way 402 Phase one Site of Crayford Town Hall, Library & surrounding land Crayford Bexley Road, DA1 4ER Crayford Road 187 Phase one

Bexley Site of Former Mill Garage, 92 Bexley High Street, DA5 1JZ Bexley High Street 70 Phase one Bexley Bexley College Tower Road Campus TOWER ROAD 192 Phase two Brent 100 Villiers Road, NW2 5PJ Villiers Road 5 Phase one Brent 105-109 Salusbury Road, NW6 6RG Salusbury Road 14 Phase two Brent 110-118 inc, Kilburn Square, NW6 6PS Kilburn Square 9 Phase two 1-32 inc, Coles Green Court & Garages r/o Coles Green Court, Brent NW2 7HA Coles Green Court 6 Phase two Brent 1-3 The Mall, HA3 The Mall 55 Phase one Brent 243 Ealing Road, HA0 4LF Ealing Road 441 Phase two Brent 3 Broadway, HA8 5LT Burnt Oak Broadway 76 Phase two Brent Alpine House Honeypot Lane, NW9 9RX Honeypot Lane 125 Phase one

Brent Barham Park Estate Roundtree Road, Phases 2 & 3, HA0 2NE Roundtree Road 60 Phase two Bond House, Hicks Bolton House, Wood House, 1-2 Denmark Brent Road Albert Road, NW6 5DP Albert Road 30 Phase one Cambridge Court, , Ely Court, Wells Court Cambridge Avenue, Brent NW6 5QR Cambridge Avenue 60 Phase one Brent Elizabeth House, 341 High Road, HA9 6AQ High Road 103 Phase one Brent First Central Coronation Road, NW10 Coronation Road 545 Phase two Former Palace of Arts & Palace of Industry Site Engineers Way, Brent HA9 Engineers Way 815 Phase four Brent Garages at Barnhill Road Barnhill Road 9 Phase one Brent Garages rear of 27-34 Oxgate Court, NW2 Oxgate Court 14 Phase two Brent Land at Junction of Capitol Way, NW9 Capitol Way 460 Phase two Brent Land bounded by Railway Church Road, NW10 Church Road 178 Phase two Brent land rear of 1-23 Vivian Avenue Vivian Avenue 40 Phase two

Brent Marshall House, Albert Road Day Centre and British Legion Albert Road 141 Phase two Brent Minavil House Rosemont Road, HA0 Rosemont Road 55 Phase two Brent Phase 3, Central Square High Road, Central Square, HA9 High Road 38 Phase two Brent Queen's Park Station Area Salusbury Road 106 Phase two Brent Raglan Court & Garages Empire Way, HA9 0RE Empire Way 63 Phase two Brent Texaco Star Market Forty Avenue, HA9 8JS Forty Avenue 34 Phase two Brent Utilities St Michaels Road, NW2 6XD St Michaels Road 39 Phase two Brent Bronte House & Fielding House Cambridge Road -43 Phase two 103 & 105 and woodland at rear of 91-117 Copers Cope Road, Bromley BR3 1NR Copers Cope Road 37 Phase two Bromley 103a and 103b Plaistow Lane, BR1 3AR Plaistow Lane 0 Phase one Bromley 112-114 Shortlands Road, BR2 0JP Shortlands Road -1 Phase two Bromley 12 Hayne Road HAYNE ROAD 9 Phase two Bromley 12-14 Kemerton Road, BR3 6NJ Kemerton Road 12 Phase two Bromley 12 Park Avenue, BR6 8LL Park Avenue 0 Phase one Bromley 187 Worlds End Lane, BR6 6AT Worlds End Lane 0 Phase one Bromley 140 Worlds End Lane, BR6 6AS Worlds End Lane 0 Phase one Bromley 146 Worlds End Lane, BR6 6AS Worlds End Lane 0 Phase one Bromley 15 Bickley Road, BR1 2ND Bickley Road 8 Phase two Bromley 160-166 Main Road, TN16 3BA Main Road 19 Phase two Bromley 17 St Georges Road, BR1 2AU St Georges Road 11 Phase two Bromley 207 Worlds End Lane, BR6 6AT Worlds End Lane 0 Phase one Bromley 213 Worlds End Lane, BR6 6AT Worlds End Lane 0 Phase one Bromley 225 Worlds End Lane, BR6 6AT Worlds End Lane 0 Phase one Bromley 2 Mounthurst Road, BR2 7QN Mounthurst Road 5 Phase one Bromley 38 Forest Drive, BR2 6EF Forest Drive 0 Phase one Bromley 39-41 and rear of 43 Oregon Square, BR6 8BH Oregon Square 6 Phase two Bromley 39 Homestead Road, BR6 6HN Homestead Road 0 Phase one Bromley 49 Sunningvale Avenue, TN16 3BX Sunningvale Avenue 8 Phase one Bromley Adjacent 7 Fordcroft Road, BR5 2DA Fordcroft Road 28 Phase two Bromley Alkham Tower Bapchild Place, BR5 3PL Bapchild Place -14 Phase two

Bromley Anerley School For Boys Blocks D & E Versailles Road, SE20 8AX Versailles Road 96 Phase two Bromley Anerley School For Boys Versailles Road, SE20 8AX Versailles Road 129 Phase one Bromley Angas Convalescent Home Church Approach, TN14 7QF Church Approach 4 Phase two Beaverwood Lodge Sports And Leisure Club Beaverwood Road, Bromley BR7 6HF Beaverwood Road 0 Phase one

Bromley Blue Circle Sports Ground Crown Lane, Trinity Village, BR2 9PQ Crown Lane 788 Phase two Bromley Brookside Kemnal Road, BR7 6LT Kemnal Road 0 Phase one Bromley Candle Hill, 46 - 52 Sundridge Avenue, BR1 2QD Sundridge Avenue 3 Phase two Bromley Conifers Church Road, BR6 7SN Church Road 0 Phase one Cromwell Cottage, Garthdee and Sunny Croft Chelsfield Lane, Bromley BR6 7RS Chelsfield Lane 5 Phase two Bromley Crystal Palace Park Road, SE20 8DT Crystal Palace Park Road 180 Phase four Bromley Denton Court Birch Row, BR2 8DX Birch Row 27 Phase two Bromley Derwent House Camden Park Road, BR7 5HP Camden Park Road 2 Phase one Bromley Dunoran Home Park Farm Road, BR1 2PF Park Farm Road 9 Phase two Bromley Dylon International Ltd Worsley Bridge Road, SE26 5HD Worsley Bridge Road 149 Phase two Bromley Fair Acres Estate Fair Acres, BR2 9BL Fair Acres 10 Phase two Bromley Foxbury Conference Centre Kemnal Road, BR7 6LY Kemnal Road 1 Phase two Bromley Glenwood Pine Glade, BR6 8NT Pine Glade 0 Phase one Bromley Hazeldene Sevenoaks Road, BR6 7SE Sevenoaks Road 0 Phase one Bromley Hollytop Cricket Ground Road, BR7 5HD Cricket Ground Road 0 Phase one

Bromley Holy Innocents RC Primary School Mitchell Road, BR6 9JT Mitchell Road 9 Phase two Bromley Holy Trinity Convent School Plaistow Lane, BR1 3LL Plaistow Lane 56 Phase two Bromley Home Farm Kemnal Road, BR7 6LY Kemnal Road 1 Phase two Bromley Invicta Works Chalk Pit Avenue, BR5 3JQ Chalk Pit Avenue 39 Phase two Bromley Johnson Court Chislehurst Road, BR6 0DS Chislehurst Road 0 Phase one Bromley Land at 89 Kings Hall Road, BR3 1LP Kings Hall Road 10 Phase one

Bromley Land at Georgian House Holwood Park Avenue, BR6 8NQ Holwood Park Avenue 1 Phase one Bromley Land At South Side Of Ringers Road, BR1 1HP Ringers Road 160 Phase three Bromley Land R/O 86 To 94 High Street, BR1 1ED High Street 38 Phase two Bromley Laurel Farm Jail Lane, TN16 3AX Jail Lane 0 Phase one Bromley Maunsell House, 160 Croydon Road, BR3 4DE Croydon Road 49 Phase two Bromley Multistorey Car Park Simpsons Road, BR2 0QL Simpsons Road 200 Phase two Bromley Mundendorrie Holwood Park Avenue, BR6 8NQ Holwood Park Avenue 0 Phase one Part of Kent County Cricket Ground Worsley Bridge Road, BR3 Bromley 1RL Worsley Bridge Road 48 Phase two Bromley Plot 1The Spinney, 31 Park Avenue, BR6 8LH Park Avenue 1 Phase two Bromley Ramsden Estate, Phase 3 Rye Crescent, BR5 4NS Rye Crescent -100 Phase one Bromley Ravensbourne Westerham Road, BR2 6HE Westerham Road 2 Phase two Bromley Ravensbourne Westerham Road, BR2 6HE Westerham Road 2 Phase two Bromley Silverthorn Norsted Lane, BR6 7PQ Norsted Lane 0 Phase one Sundridge Park Management Centre Ltd Plaistow Lane, BR1 Bromley 3TP Plaistow Lane 67 Phase two Bromley Sundridge Park Mansion Plaistow Lane, BR1 3JE Plaistow Lane 14 Phase two Bromley The Dormers Holwood Park Avenue, BR6 8NQ Holwood Park Avenue 0 Phase one Bromley The Spinney Park Avenue, BR6 8LH Park Avenue 2 Phase two Bromley Westerham Riding School Grays Road, TN16 2HX Grays Road 0 Phase one Bromley Whitecroft Sevenoaks Road, BR6 7SE Sevenoaks Road 0 Phase one Camden 103 Camley Street, NW1 0PF Camley Street 40 Phase one Camden 132-142 Hampstead Road, NW1 2PT Hampstead Road 38 Phase five Camden 14 Templewood Avenue, NW3 7XA Templewood Avenue -5 Phase two Camden 150 Holborn Holborn 5 Phase two Camden 187-199 West End Lane, NW6 2LJ West End Lane 198 Phase two 57-84 & 85-112 Makepeace Mansions Makepeace Avenue, N6 Camden 6DR Makepeace Avenue 39 Phase two Camden Belsize Road Car Park, 131-179 Belsize Road Belsize Road 100 Phase two Camden Bacton Low Rise Estate Haverstock Road 191 Phase two Coram Community Campus, 49 Mecklenburgh Square, WC1N Camden 2NY Mecklenburgh Square 0 Phase one Camden Fitzroy Farm Fitzroy Park, N6 6HT Fitzroy Park 0 Phase one Camden Guinness Court St Edmund's Terrace, NW8 7QE St Edmund's Terrace 41 Phase two

Camden Heath Park (formerly the Annexe) North End Way, NW3 7ET North End Way 0 Phase one

Camden King's Cross Central, Zone J Way, Kings Cross Central, N1 York Way 143 Phase one Camden Kings Cross Railway Lands York Way, NW1 York Way 1626 Phase three Camden Land at and bounded by 50-57 High Holborn, WC1V 6JF High Holborn 22 Phase two Camden Land North of St Edmund's Terrace, NW8 7QU St Edmund's Terrace 26 Phase two Camden NETLEY PRIMARY SCHOOL WILLIAM ROAD 79 Phase two Camden Saatchi Block, 80 Charlotte Street, W1T 4QP Charlotte Street 55 Phase two St Pancras Almshouses, Fraser Regnart Court Camden Road, NW5 4HU Southampton Road -4 Phase two Camden Hawley Wharf, Water Lane and 39-45 Kentish Town Road CASTLEHAVEN ROAD 128 Phase four Camden Westminster Kingsway College, 45 Sidmouth Street, WC1H 8JB Sidmouth Street 52 Phase one Croydon Woodcote Village The South Border 0 Phase one Croydon Former Offices, Car Parks & Public House CARGREEN ROAD AND STATION ROAD 22 Phase two Croydon YMCA & Marco Polo House Lansdowne Road 397 Phase two Croydon Former Council Offices & Rear Of Brighton Road 39 Phase one Croydon Residential Site Shirley Hills Road 0 Phase one Croydon Houses & Land R/of 253 - 257 Caterham Drive 2 Phase two Croydon BMW House Brighton Road 96 Phase two Croydon Warehouse Chipstead Valley Road 38 Phase two Croydon Meat Processing Plant Cherry Orchard Road 55 Phase two Croydon Elderly Persons Home Addington Road 30 Phase one Croydon Former Print Works & Car Sales Site, Shops & Car park Willett Road, Thornton Road 49 Phase two Croydon Bedford House London Road 99 Phase two Croydon Commonwealth Lodge School Woodcote lane 2 Phase one Croydon Croydon College College Road 241 Phase two Croydon Eltron Works, Whitehorse Road 57 Phase one Croydon Former Goods Yard Tennison Road 96 Phase one Croydon Hadleigh Garage Reddown Road 53 Phase one Land adjacent to East Croydon Station & Cherry Orchard Croydon Gardens Cherry Orchard Road 451 Phase two Croydon Development Dingwall Road 625 Phase two Croydon Disused allotments at rear of Rickman Hill 10 Phase two Croydon Oscar Close Russell Hill 7 Phase two Croydon Sites A & C south of Virgo Fidelis Convent Central Hill 39 Phase two Croydon Community Facilities & Land to West Side Central Parade 251 Phase two Croydon Malvern House Foxley Road 19 Phase two Croydon Norton House Pondfield Road 5 Phase two Croydon Pinewood Motors, Brighton Road 94 Phase one Croydon Purdue, Cullesden & Pine Crest Firs Road 0 Phase one Croydon Purley Baptist Church Banstead Road, CR8 Banstead Road 65 Phase two Croydon Quest House, Cross Road 73 Phase two Croydon Randolph and Pembroke Houses Wellesley Road, CR0 Wellesley Road 755 Phase one Croydon Silver Lodge Silver Lane 0 Phase one Croydon YMCA, 4a - 10 Sylvan Hill, SE19 2QF Sylvan Hill 32 Phase two Croydon Wandle Park Village Purley Way 496 Phase two Croydon New South Quarter Purley Way 796 Phase one Croydon 79 Limpsfield Road, Sanderstead Limpsfield Road 26 Phase two Croydon Victory Place & Carberry Work Victory Place, Carberry Road 33 Phase two Croydon House & Gardens West Hill 17 Phase two Croydon House & Garden Russell Hill 10 Phase two Croydon IYLO Tower Site Newgate 181 Phase one Croydon Vacant Site & dwellings Tavistock Road 35 Phase two Ealing 1-20 Sir Alexander Close, W3 7JQ Sir Alexander Close 4 Phase one Ealing 283-303 Uxbridge Road, W3 9QU Uxbridge Road 85 Phase one Ealing 2 Creswick Road, W3 9HD Creswick Road 7 Phase one Ealing 41 - 159 Bromyard Avenue, W3 7JS Bromyard Avenue 221 Phase one Ealing 51 Drayton Green, W13 0JD Drayton Green 21 Phase two Ealing Land to read of 79-101 Uxbridge Road UXBRIDGE ROAD 9 Phase two Ealing 81 - 85 and 58 - 62 Madeley Road, W5 2JH Madeley Road 18 Phase two Ealing Allen Court Ridding Lane, UB6 0JZ Ridding Lane 24 Phase two Ealing Colonial Drive Colonial Drive, W4 5NU Colonial Drive 124 Phase two Cromer Court, Lytham Court, St Davids Court Dormers Ealing Rise/Whitecote Road, UB1 3RG Dormers Rise/Whitecote Road -14 Phase two

Ealing Featherstone Primary School Featherstone Road, UB2 5AG Featherstone Road 143 Phase one Ealing Former Boatyard Tentelow Lane, UB2 4LF Tentelow Lane 30 Phase one Ealing Former Salisbury Depot Salisbury Road, UB2 5QJ Salisbury Road 103 Phase two Ealing Greenman Lane Estate Singapore Road, W13 Singapore Road 289 Phase two Ealing Hanwell Locks St Margaret's Road, W7 2NF St Margaret's Road 73 Phase one Ealing Heath Lodge, 3 Church Road, W7 3HP Church Road 28 Phase one Ealing Land adjacent to 293 Norwood Road, UB2 4JJ Norwood Road 8 Phase one Ealing Land adj to Wallis Road, UB1 3LA Wallis Road 14 Phase one Ealing Dickens Yard NEW BROADWAY 695 Phase two Phase 2, part Of South Acton Estate Bollo Bridge Road, South Ealing Acton Estate, W3 Bollo Bridge Road 442 Phase one Phases 1 & 2:1-95, 2-26, 214-220, 251-303 Rectory Park Ealing Avenue, UB5 6SL Rectory Park Avenue 58 Phase two Ealing Servite House 45 Queens Walk, W5 1TL Queens Walk 18 Phase one Ealing White Street, UB1 1QZ White Street 3453 Phase five Ealing Westel House 32-38 Uxbridge Road, W5 2BS Uxbridge Road 129 Phase two Enfield 103 CAMLET WAY, EN4 0NL CAMLET WAY 1 Phase two Enfield 1, ELLINGTON COURT HIGH STREET, N14 6LA HIGH STREET 12 Phase two Enfield 27 BEECH HILL, EN4 0JN BEECH HILL 1 Phase two Enfield 357 COCKFOSTERS ROAD, EN4 0JT COCKFOSTERS ROAD 2 Phase four Enfield 6-14, And New River House Southbury Road, EN1 1NY Southbury Road 191 Phase one Enfield 65 & 67 Kingwell Road, EN4 0HZ Kingwell Road 1 Phase two Enfield 7 BROAD WALK, N21 3DA BROAD WALK 0 Phase one Enfield 80 CAMLET WAY, BARNET, EN4 0NX CAMLET WAY 2 Phase two Enfield Land to rear of flats, Avenue Road, N14 4EN AVENUE ROAD 8 Phase two BOILER HOUSE SITE, NORTH MIDDLESEX HOSPITAL WATERMILL Enfield LANE, North Middlesex Hospital, N18 1SA WATERMILL LANE 81 Phase two Enfield CATHERINE COURT, CHASE ROAD, N14 4RB CHASE ROAD 4 Phase two Enfield CHASE SIDE WORKS, CHELMSFORD ROAD, N14 4JN CHELMSFORD ROAD 53 Phase one Enfield COVERED RESERVIOR DRAPERS ROAD, EN2 8LT DRAPERS ROAD 45 Phase one Former North Middlesex Hospital housing site Watermill Lane, Enfield N18 Watermill Lane 78 Phase one Garden Land and lock up garages rear of 2-36 Caversham Enfield Avenue, N13 Caversham Avenue 9 Phase two Enfield STUD FARM BURNT FARM RIDE, EN2 9DY BURNT FARM RIDE 10 Phase one Enfield HIGHMEAD ALPHA ROAD, N18 2SL ALPHA ROAD 57 Phase two Enfield Land at rear of 483-499 Green Lanes, N13 4BS Green Lanes 35 Phase two Enfield PARKSIDE COACH HOUSE FERNY HILL, EN4 0QA FERNY HILL 0 Phase one Enfield PUMPING STATION HADLEY ROAD, EN2 8LA HADLEY ROAD 9 Phase two Enfield THE RIFLES PUBLIC HOUSE, 600 ORDNANCE ROAD, EN3 6JQ ORDNANCE ROAD 23 Phase two Greenwich 1-3, 9-27, 33 & 37 Blackwall Lane, SE10 Blackwall Lane 136 Phase two Greenwich 9 - 32 Brookhill Close, SE18 6TX Brookhill Close 38 Phase two Blocks B, C & F - The Quarter, 43-81 Greenwich High Road, The Greenwich Quarter, SE10 Greenwich High Road 227 Phase two Greenwich Broadwater Dock, Gallions Park West Camelot Close, SE28 0ES Camelot Close 70 Phase two

Greenwich BROOKLANDS PARK (Formally Drake Court Home for the Aged) BROOKLANDS PARK 2 Phase two Greenwich Coronet Cinema and 1-5 Well Hall Road, SE9 6SU Well Hall Road 10 Phase one Greenwich Former Baths Eltham Hill, SE9 5SU Eltham Hill 78 Phase two

Greenwich Former Greenwich District Hospital Vanbrugh Hill, SE10 9HE Vanbrugh Hill 645 Phase three

Greenwich Formerly Ferrier Estate, Village, SE3 Ferrier Estate 1763 Phase three

Greenwich Former Montbelle Primary School Montbelle Road, SE9 3NY Montbelle Road 43 Phase two

Greenwich Greenwich Islamic Centre, 131 Road, SE18 7DW Plumstead Road 0 Phase one Greenwich Millennium Village Phases 3, 4 and 5, Peartree Way, Greenwich Greenwich Millenium Village, SE10 Peartree Way 1746 Phase four

Plots N0404, N0405, N0207, M0106, M0107, M109, M0110 and M0118 of the Masterplan, Meridian Greenwich Delta Site Phoenix Avenue, Greenwich Peninsula, SE10 0DX Phoenix Avenue 1505 Phase two Greenwich Greenwich Reach East Thames Street, SE10 Thames Street 980 Phase one Greenwich Wharf (Lovell's, Grainte, Badcock's & Pipers) Greenwich Banning Street, SE10 9PQ Banning Street 400 Phase two Greenwich Grove Market Place, 60 Eltham High Street, SE9 5PT Eltham High Street 52 Phase two Hilton's Wharf (BPTW), 30 -52 Norman Road, Hilton's Wharf, Greenwich SE10 9QX Norman Road 87 Phase two Hilton's Wharf (Durkan) Norman Road, Hilton's Wharf, SE10 Greenwich 9QX Norman Road 88 Phase two Greenwich Kings Highway Garages Kings Highway, SE18 2HB Kings Highway 87 Phase two Greenwich Land at Creek Road/Bardsley Lane, SE10 Creek Road/Bardsley Lane 106 Phase two Greenwich Land at Enderby's Wharf Christchurch Way, SE10 Christchurch Way 770 Phase two Greenwich Land at Love Lane, Love Lane, SE18 6HQ Love Lane 960 Phase two Land bounded by Norman Road Greenwich High Road, Former Greenwich Greenwich Industrial Estate, SE10 8JF Greenwich High Road 181 Phase two

Greenwich Land Rear of 40 Victoria Way, Greenwich Constellation, SE7 Victoria Way 212 Phase two Greenwich Maritime Industrial Estate Horizon Way, SE7 7AY Horizon Way 0 Phase one Mast Quay (Phase 2) Woolwich Church Street, Mast Quay, SE18 Greenwich 5NP Woolwich Church Street 204 Phase two Greenwich Paynes & Borthwick Wharf Borthwick Street, SE8 Borthwick Street 213 Phase two Plot M0114, Greenwich Peninsula John Harrison Way, Greenwich Greenwich Peninsula, SE10 John Harrison Way 207 Phase two The Academy (Fmr Royal Military Academy) Academy Road, Greenwich SE18 Academy Road 328 Phase two

Greenwich Woolwich Arsenal DLR, 15 - 27 Woolwich New Road, SE18 Woolwich New Road 51 Phase two Greenwich Warren Masterplan Beresford Street 2968 Phase four Hackney 1-12 WILTSHIRE ROW 84 Phase one Hackney 14-16 Kenworthy Road, E9 5RB Kenworthy Road -239 Phase one Hackney 18-42 Wharf Road, N1 7SW Wharf Road 327 Phase one Hackney 199 - 205 Richmond Road, E8 3NJ Richmond Road 97 Phase two Hackney 22 Micawber Street, N1 7EQ Micawber Street 108 Phase one Hackney 38-40 Upper Clapton Road, E5 8BQ Upper Clapton Road 75 Phase two Hackney 396 - 408 Seven Sisters Road, N4 Seven Sisters Road 63 Phase one Hackney Alexandra National House Seven Sisters Road, N4 2PE Seven Sisters Road 10 Phase one Hackney Colville Estate Southgate Road, Colville Estate, N1 5DB Southgate Road 466 Phase four Hackney Eagle House , 159-189 City Road, N1 7EH City Road 276 Phase one

Hackney Haggerston West Estate & Kingsland Estate Clarissa Street, E8 Clarissa Street 275 Phase one James Taylor Building & sites A & C, Morningside Estate Hackney Collent Street, Morningside Estate, E9 6SG Collent Street 69 Phase two Hackney Kings Crescent Estate BROWNSWOOD ROAD 490 Phase four Hackney Norton Folgate (Shoreditch High St) 299 Phase two Woodberry Down Estate Seven Sisters Road, Woodberry Down Hackney Estate, N4 2SB Seven Sisters Road 2671 Phase five Hammersmith and Fulham 101 Farm Lane, SW6 1QJ Farm Lane 50 Phase one Hammersmith and Fulham Baltic Sawills Sulivan Road and Carnwath Road 149 Phase four Hammersmith and Fulham 405-409 King Street, W6 9NQ King Street 41 Phase one Hammersmith and Fulham 49 to 68 Sulgrave Gardens, W6 7RB Sulgrave Gardens 10 Phase one Hammersmith and Fulham Fulham Riverside Townmead Road 463 Phase two Hammersmith and Fulham Farm Lane Farm Lane 107 Phase two Hammersmith and Fulham 84 -90B Fulham High Street, SW6 Fulham High Street 58 Phase two Hammersmith and Fulham Car park Seagrave Road, W6 Seagrave Road 808 Phase two Chelsea Creek, bounded by Imperial Road, Imperial Wharf, Hammersmith and Fulham SW6 Imperial Road 489 Phase two Hammersmith and Fulham Goldhawk Industrial Estate Brackenbury Road 57 Phase one Hammersmith Embankment Chancellor's Road, Fulham Reach, Hammersmith and Fulham W6 Chancellor's Road 744 Phase two Hammersmith and Fulham Ibis Hotel Lillie Road 0 Phase one Hammersmith and Fulham Mecca Bingo Club VANSTON PLACE 42 Phase one Hammersmith and Fulham Land adjacent to south side of (Phase 1) Chelsea Creek Chelsea Harbour Drive 395 Phase three Hammersmith and Fulham Land at rear of 44-74 Emlyn Road Emlyn Road 9 Phase two Hammersmith and Fulham Land North of Westfield Shopping Centre Ariel Way 1522 Phase five Hammersmith and Fulham Samuel Lewis Trust Dwellings Lisgar Terrace Lisgar Terrace 38 Phase two Hammersmith and Fulham Shepherd's Bush Market Market Lane, W12 Market Lane 200 Phase two Hammersmith and Fulham Site of Janet Adegoke Lesiure Centre Bloemfontein Road 170 Phase one Hammersmith and Fulham Apex Court Woodger Rd 30 Phase one Hammersmith and Fulham Imperial College Wood Lane 192 Phase two Haringey Frm GLS Supplies Depot Ferry Lane, Hale Village, N17 Ferry Lane 1210 Phase two Haringey Furnival House, 50 Cholmeley Park, N6 5EW Cholmeley Park 15 Phase two Haringey Hornsey Town Hall The Broadway, N8 9JJ The Broadway 123 Phase two Haringey Land at Gilson Place, N10 1PJ Gilson Place 39 Phase two Land at Haringey Heartlands Hornsey Park Road, Mayes Road, Hornsey Park Road, Mayes Road, Clarendon Haringey Clarendon Road, N8 0JX Road 1200 Phase two Haringey Land rear of Corbett Grove, N22 8DQ Corbett Grove 6 Phase two Haringey Omega Works Hermitage Road, N4 1NA Hermitage Road 66 Phase two Tottenham Hotspur Stadium Development (Southern part of site Bill Nicholson Way, Tottenham Hotspur Stadium Haringey Development, N17 0AL Bill Nicholson Way 200 Phase two

Haringey Tottenham Town Hall Town Hall Approach Road, N15 4RY Town Hall Approach Road 109 Phase one Harrow 1 - 110 Mill Farm Close, HA5 3SS Mill Farm Close 42 Phase one Harrow 1 Strongbridge Close, HA2 0TZ Strongbridge Close 37 Phase one Harrow Bentley Hyde Priory Drive, HA7 3HN Priory Drive 0 Phase one Harrow Bentley Priory The Common, HA7 3HR The Common 115 Phase three Harrow Bradstowe House Headstone Road, HA1 1NW Headstone Road 143 Phase one Harrow CANNING ROAD CANNING ROAD 79 Phase one Harrow Canons Court Stonegrove, HA8 7ST Stonegrove 9 Phase one Harrow Cedars Oxhey Lane, HA5 4AL Oxhey Lane 0 Phase one Harrow Copse Farm Brookshill Drive, HA3 6SB Brookshill Drive 3 Phase one

Harrow Edgware Town Football Club Burnt Oak Broadway, HA8 5AQ Burnt Oak Broadway 189 Phase two Harrow Equitable House & Lyon House Lyon Road, HA1 2EW Lyon Road 287 Phase two Gayton Road Car Park, Gayton Library & Sonia Court Gayton Harrow Road, HA1 2HH Gayton Road 374 Phase three Harrow Government Buildings Honeypot Lane, HA7 1BB Honeypot Lane 166 Phase one Harrow Jubilee House Merrion Avenue, HA7 4RS Merrion Avenue 35 Phase one Harrow KODAK SPORTS GROUND HARROW VIEW 985 Phase four Harrow Little Heathfield Heathbourne Road, HA7 3JY Heathbourne Road 0 Phase one Harrow Part of car park of Tesco store Station Road, HA1 2TU Station Road 14 Phase one Phases 7-9 of redevelopment of Government Buildings Harrow Honeypot Lane, Stanmore Place, HA7 1BB Honeypot Lane 367 Phase two Harrow Prince Edward Playing Fields St. Davids Drive, HA8 6QH St. Davids Drive 1 Phase one

Harrow Rayners Lane Estate Rayners Lane, Rayners Lane, HA2 0UZ Rayners Lane 18 Phase one Rayners Lane Phase F, 1-14 & 15-38 Swift Close, Rayners Lane Harrow Estate, HA2 0TJ Swift Close 1 Phase one

Harrow Royal National Orthopaedic Hospital Brockley Hill, HA7 4LP Brockley Hill 191 Phase three Harrow St. George's Field Pinner View, HA1 4RJ Pinner View 27 Phase one Harrow Timbers, 41 Brookshill, HA3 6RT Brookshill 1 Phase one Harrow Travis Perkins Site Neptune Road, HA1 4ES Neptune Road 0 Phase one Harrow Wood Farm Wood Lane, HA7 4LJ Wood Lane 9 Phase one Havering 132 Lake Avenue, RM13 9SQ Lake Avenue 7 Phase one Havering 227-229 London Road, RM7 9EH London Road 6 Phase one Havering 23-55 North Street, RM1 1BA North Street 79 Phase two 268 & 270 (and rear of 268-274 and 278-288) Pettits Lane Havering North, RM1 4PJ Pettits Lane North 7 Phase one Havering 4 Hacton House, Hacton Lane, RM14 2XZ Hacton Lane 0 Phase one Havering 52 Parkstone Avenue, RM11 3LW Parkstone Avenue 1 Phase one Havering Hilldene North BRIDGWATER ROAD 100 Phase two Havering Angel Way Retail Park Angel Way, RM1 1AD Angel Way 350 Phase two Havering Corner of Lambs Lane North, RM13 9EB Lambs Lane North 28 Phase two Dovers Corner, Rainham & BoomesTrading Estates New Road, Havering RM13 8QT New Road 746 Phase two Havering Elmhurst Lodge Torrance Close 27 Phase one Havering Former Dunningford School Dunningford Close 113 Phase one Havering Former Edwin Lambert School Malvern Road 35 Phase one Havering Former Forest Lodge School Site Lodge Lane 9 Phase one Havering Former Harrow Lodge Campus Hyland Way 44 Phase one Havering Former Manor Primary School Shaftesbury Road 30 Phase one Havering Former Oldchurch Hospital Site Oldchurch Road, RM7 0BE Oldchurch Road 493 Phase two Havering Former Ruskins Site [Land adjacent to St Mary's Lane] St Mary's Lane 3 Phase two Havering Former White House Public House Hacton Lane 1 Phase one

Havering Former Whitworth Centre Plot 1 Noak Hill Road, RM3 7YA Noak Hill Road 144 Phase one Havering Former Woolpack Public House & Car Park Angel Way 74 Phase one Havering 'Four Oaks' The Chase, RM14 3BY The Chase 0 Phase one Havering Hampden Lodge Clockhouse Lane 30 Phase one Havering Interwood Site Stafford Avenue 73 Phase one Havering 54 Nelmes Way Nelmes Way 2 Phase one Havering Land to the East of Gooshays Drive, RM3 9LB Gooshays Drive 242 Phase two Havering 'One Oak', Orange Tree Hill, Orange Tree Hill 0 Phase one Havering Former Harold Wood Hospital Gubbins Lane 810 Phase two Havering Site at Roneo Corner Rom Valley Way 141 Phase two Havering Snowdon Court Squirrells Heath Road 53 Phase one Havering The Mardyke Estate Lowen Road, RM13 8DU Lowen Road 23 Phase two

Havering Rainham Station Transport Interchange and Civic Square WENNINGTON ROAD 16 Phase one Havering Winifred Whittingham House Brookway 36 Phase one Hillingdon 103, 105 AND 107 DUCKS HILL ROAD, HA6 2SQ DUCKS HILL ROAD 10 Phase two Hillingdon 1 and 2 MERRIMANS WEST DRAYTON ROAD, UB8 3JZ WEST DRAYTON ROAD 2 Phase two Hillingdon 20 LINKSWAY, HA6 2XB LINKSWAY 0 Phase one Hillingdon 28 NICHOLAS WAY, HA6 2TT NICHOLAS WAY 0 Phase one 452, 456, 460-470 (EVENS) AND REAR OF, BATH ROAD, UB7 Hillingdon 0EB BATH ROAD -2 Phase two Hillingdon 61 - 96 KEITH PARK ROAD, UB10 0PQ KEITH PARK ROAD 24 Phase one Hillingdon 70 WOOD END GREEN ROAD, UB3 2SL WOOD END GREEN ROAD 26 Phase two

Hillingdon BREAKSPEAR HOUSE BREAKSPEAR ROAD NORTH, UB9 6NA BREAKSPEAR ROAD NORTH 17 Phase two

Hillingdon DAGENHAM MOTORS, JUNCTION ST JOHNS ROAD, UB8 2UY ST JOHNS ROAD 41 Phase one Hillingdon FORMER ALLOTMENT SITE BURNS CLOSE, OB4 0EJ BURNS CLOSE 79 Phase two FORMER HAYES & HARLINGTON STATION GOODS YARD 83-103 Hillingdon STATION ROAD, UB3 STATION ROAD 564 Phase one Hillingdon FORMER MILL WORKS BURY STREET, HA4 7TA BURY STREET 66 Phase one Hillingdon FORMER RAF WEST DRAYTON PORTERS WAY, UB7 9 PORTERS WAY 574 Phase one Hillingdon HAYES FOOTBALL CLUB CHURCH ROAD, UB3 2LE CHURCH ROAD 183 Phase one Hillingdon HAYES SOCIAL & SPORT CLUB, 143 CHURCH ROAD, UB3 2LE CHURCH ROAD 32 Phase one Hillingdon HAYES SPORTS STADIUM JUDGE HEATH LANE, UB3 JUDGE HEATH LANE 261 Phase one Hillingdon HILLINGDON ROAD, R A F UXBRIDGE, UB10 0RZ HILLINGDON ROAD 1341 Phase two Hillingdon HONEYCROFT DAY CENTRE HONEYCROFT HILL, UB10 9NH HONEYCROFT HILL 26 Phase two Hillingdon LAND AT 37-45 DUCKS HILL ROAD, HA6 2SF DUCKS HILL ROAD 9 Phase two Hillingdon LAND BETWEEN 11 BRACKENBRIDGE DRIVE, HA4 0NA BRACKENBRIDGE DRIVE 6 Phase two

Hillingdon LAND EAST OF THE FORMER EMI SITE BLYTH ROAD, UB3 1SY BLYTH ROAD 132 Phase two LAND FORMING P/O HAYES & HARLINGTON CONSERVATION Hillingdon CLUB, 141 CHURCH ROAD, UB3 2LE CHURCH ROAD 14 Phase two Hillingdon LYON COURT AND 28-30 PEMBROKE RAOD, HA4 8NE PEMBROKE RAOD 43 Phase two NATS (PHASE TWO) PORTERS WAY, Drayton Garden Village, Hillingdon UB7 9AX PORTERS WAY 773 Phase one Hillingdon OAKHURST, 1 NORTHGATE, HA6 2TH NORTHGATE 2 Phase one PRONTO INDUSTRIAL ESTATE AND 585 - 591 UXBRIDGE ROAD, Hillingdon UB4 8HP UXBRIDGE ROAD 42 Phase two

Hillingdon RADISSON EDWARDIAN HOTEL, 140 BATH ROAD, UB3 5AW BATH ROAD -4 Phase one Hillingdon RAF EASTCOTE LIME GROVE, HA4 8BX LIME GROVE 385 Phase one Hillingdon R A F WEST RUISLIP HIGH ROAD, UB10 8 HIGH ROAD 415 Phase one (SITE E) LAND SOUTH EAST OF UXBRIDGE LIDO NORTH WAY, Hillingdon UB8 NORTH WAY 116 Phase one

Hillingdon SOUTHBOURNE DAY CENTRE, 161 ELLIOT AVENUE, HA4 9UA ELLIOT AVENUE 23 Phase one Hillingdon THE STABLES GOULDS GREEN, UB8 3DG GOULDS GREEN 1 Phase two WEST OF HIGH STREET, NORTH OF TROUT ROAD TROUT ROAD, Hillingdon Reflections, UB7 7 TROUT ROAD 97 Phase one 13-47 (odd) and 14-48 (evens) Chester Road, Beavers Lane Hounslow Regen Proj, TW4 5HH Chester Road 98 Phase one Hounslow 26a-34 and 44-52 High Street, TW3 1TA High Street 101 Phase two Hounslow 31 Sutton Lane, TW3 3BB Sutton Lane 35 Phase one Hounslow 42 - 50 High Street and Goat Wharf, TW8 0BB High Street and Goat Wharf 86 Phase one Hounslow 537A Staines Road, TW14 8BP Staines Road 36 Phase one Axiom (FELTHAM TOWN CENTRE (SITE M21)) HIGH STREET, Hounslow TW13 4BH HIGH STREET 36 Phase five Block 324 to 358 (even) Beavers Lane, Beavers Lane Regen Hounslow Proj, TW4 6HJ Beavers Lane 20 Phase one Brentford Football and Sports Club Ltd, Griffin Park Braemar Hounslow Road, TW8 0NT Braemar Road 125 Phase two Buildings J & H, Thames Water Land Kew Bridge Road, Thames Hounslow Water Land, TW8 0EF Kew Bridge Road 87 Phase two Hounslow Campion House, 112 Thornbury Road, TW7 4NN Thornbury Road 38 Phase one Hounslow M2 - Alfa Laval Great West Road 206 Phase two Hounslow Former Thames Water Land Kew Bridge Road, TW8 0EF Kew Bridge Road 76 Phase two Hounslow Garages site Chinchilla Drive, TW4 7NP Chinchilla Drive 16 Phase one

Hounslow KEW BRIDGE PUMPING STATION AND THAMES WATER LAND KEW BRIDGE ROAD 249 Phase two Hounslow Land adjacent to Kew Bridge Kew Bridge Road, TW8 0ED Kew Bridge Road 308 Phase one Hounslow M6 - Commerce Road Commerce Road 520 Phase two Land fronting 210-304 and 1-13 Brabazon Road, Brabazon Hounslow Estate, TW5 Brabazon Road 37 Phase one Land to RO 2&3 De Havilland Road and Land adj to 12 & 14 Cob Hounslow Brabazon Estate, Brabazon Estate, TW5 Brabazon Estate 10 Phase two Hounslow Lascar Works Site Staines Road, TW3 3JL Staines Road 92 Phase one Hounslow Manor Lane Estate Manor Lane, TW13 4JF Manor Lane 68 Phase one Hounslow Melbourne Works Inverness Road, TW3 3LT Inverness Road 67 Phase two

Hounslow Wallis House/Great West Quarter Great West Road, TW8 9BD Great West Road 275 Phase two Hounslow Worton Hall Worton Road, TW7 6ER Worton Road 13 Phase one Islington 14-18 & 20 - 26 Market Road, N7 9PW Market Road 164 Phase one Islington Transworld, 70 - 100 City Road, EC1Y 2BP City Road 6 Phase two 2-10 (even) and 14 (including car parking area) Morris Place, N4 Islington 3JG Morris Place 15 Phase one Islington 257 (Formerly known as 259) City Road, EC1V 1AD City Road 190 Phase one Islington 261 City Road, EC1V 1LA City Road 308 Phase one Islington Queensland Road Redevelopment Queensland Road 729 Phase one Islington Aberdeen House, Lodge & Studios, Highbury Grove Highbury Grove 72 Phase one Islington 85 Canonbury Road (HC1) CANONBURY ROAD 90 Phase one Churnfield House, Six Acres Estate: land bounded by Pooles Islington Park, N4 3PL Pooles Park 92 Phase one Islington City Central Estate Central Street 161 Phase one Islington City North Islington Trading Estate Fonthill Road 355 Phase two Islington Former North London Mail Centre Upper Street 185 Phase two Islington Kings Cross Triangle (KC2) York Way 114 Phase three Land adjacent to 55 Vulcan Way and beneath 1 -108 Vulcan Islington Way Vulcan Way 17 Phase one Islington Former Moorfields School, 40 Bunhill Row Bunhill Row 65 Phase one

Islington National Children's Home Headquarters, 85 Highbury Park Highbury Park 143 Phase one Islington Packington Estate Phases 3-6 Packington Square, N1 1XX Packington Square 270 Phase two Phase 2, Packington Estate: Land bounded by Packington Islington Square, N1 Packington Square 9 Phase one Islington Royal Mail Sorting Office, 5-6 Almeida Street, N1 Almeida Street 76 Phase two Islington Tamworth House, 37 and 25 North Road, N7 North Road 83 Phase one Kensington and Chelsea 20 (Depot at Victoria Gardens) Victoria Gardens 9 Phase two Kensington and Chelsea Former TA Centre Site Warwick Road 255 Phase two Kensington and Chelsea The Power House (site cleared - vacant plot) Chelsea Manor Street 34 Phase three Kensington and Chelsea Charles House, 375 Kensington High Street, W14 8QH Kensington High Street 519 Phase one Kensington and Chelsea Commonwealth Institute (Former Tent in the Park) Kensington High Street () 62 Phase two Dovehouse Street (Manresa Road, London, SW3 Kensington and Chelsea Former Chelsea College of Art and Design 6LR) 25 Phase one Kensington and Chelsea Former Jamahiriya School - Glebe Place Glebe Place 7 Phase three Kensington and Chelsea Freston Road, Silchester Garages Site, W10 6TR Freston Road 112 Phase two Kensington and Chelsea Gordon House, The Orangery & Creek Lodge Royal Hospital West Road 1 Phase two Kensington and Chelsea Holland Park School Airlie Gardens Airlie Gardens 72 Phase two Kensington and Chelsea Holland Park School Southern Site Campden Hill 69 Phase two Kensington and Chelsea Homebase site Warwick Road 243 Phase three Kensington and Chelsea Kensington Park Hotel, 16 De Vere Gardens, W8 5AF De Vere Gardens 97 Phase two Kensington and Chelsea Kensington Sports Centre (KALC) Walmer Road 29 Phase two Kensington and Chelsea Land and buildings at rear Freston Road 9 Phase two Lots Road Power Station and Chelsea Creek Lots Road, SW10 Kensington and Chelsea 0QG Lots Road 420 Phase three Kensington and Chelsea Nell Gwynn House Sloane Avenue, SW3 3AX Sloane Avenue 1 Phase two

Kensington and Chelsea Odeon Cinema, 263-265 Kensington High Street, W8 6NA Kensington High Street 40 Phase three Kensington and Chelsea Princess Louise Hospital Pangbourne Avenue 36 Phase one Kensington and Chelsea Site B at 321-337 Kensal Road, W10 5DA Kensal Road 145 Phase two West London Telephone Exchange, 213-215 Warwick Road, Kensington and Chelsea W14 8PU Warwick Road 158 Phase three Kensington and Chelsea Wornington Green Estate Wornington Road 462 Phase three Kensington and Chelsea Holland Park Avenue Holland Park Avenue 50 Phase two Kingston upon Thames 15-19 Langley Road Langley Road 34 Phase one Kingston upon Thames 16 - 18 Brook Gardens Brook Gardens 0 Phase one Kingston upon Thames 28-32 Somerset Avenue Somerset Avenue 5 Phase one Kingston upon Thames Amberwood, Golf Club Drive Golf Club Drive 0 Phase one Kingston upon Thames Amy Woodgate House and Coombe Oak, Warren Road Warren Road 4 Phase two Kingston upon Thames Birchglades, Coombe Park Coombe Park 1 Phase two Kingston upon Thames Brycbox House, Cocks Crescent Cocks Crescent 50 Phase one Kingston upon Thames Fairlawn and Sherwood, Warren Road Warren Road 4 Phase one Kingston upon Thames Kingston Power Station Skerne Road, KT2 5UR Skerne Road 347 Phase one

Kingston upon Thames Land Adjoining 24-26 Dinton Road and 219 Park Road, KT2 5LE Park Road 5 Phase one Kingston upon Thames Red Lion PH, 2 Red Lion Road, KT6 7QQ Red Lion Road 47 Phase one Kingston upon Thames Three Gables Coombe Wood Road 1 Phase one Kingston upon Thames Weeton Spring, 2 The Drive, KT2 7NY The Drive 0 Phase one Lambeth 15 Stockwell Green, SW9 9JF Stockwell Green 38 Phase one Lambeth 170-174 and 176-188 Acre Lane, SW2 5UL Acre Lane 57 Phase one Land Bounded by Wandsworth Road, Parry Street and Lambeth Bondway Wandsworth Road 520 Phase two Lambeth 187 - 191 Clapham Road, SW9 0QE Clapham Road 65 Phase one Lambeth 25 - 33 Macaulay Road, SW4 0QP Macaulay Road 117 Phase two Lambeth 34 - 36 Bedford Road, SW4 7HJ Bedford Road 40 Phase three Lambeth 35 - 51 Bedford Road, SW4 7SG Bedford Road 75 Phase one Lambeth 368 - 372 Coldharbour Lane, SW9 8PL Coldharbour Lane 141 Phase one Lambeth Former Beaufoy Institute Black Prince Road 75 Phase one Lambeth 4 6 8 10 12 12a 12b 14a And 14b Union Road, SW9 9AT Union Road 77 Phase one Lambeth Parliament House, 81 Black Prince Road BLACK PRINCE ROAD 101 Phase two

Lambeth Clapham Park Estate Poynders Road, Clapham Park Estate, SW2 Poynders Road 1093 Phase three ICE RINK, CHURCH, BUS GARAGE, 382, 386 - 390 STREATHAM Lambeth HIGH ROAD, SW16 6HX STREATHAM HIGH ROAD 250 Phase one Lambeth Former Annie McCall Hospital and 37 and 39 Jeffrey's Road 30 Phase two Lambeth Former Lilian Baylis School Lollard Street 149 Phase two Lambeth Land at St Agnes Place St Agnes Place, SE11 St Agnes Place 52 Phase one Land Bounded By Barrhill Road, Blairderry Road And Ardwell Lambeth Road, SW2 4RT Barrhill Road, Blairderry Road And Ardwell Road 66 Phase one Land Bounded By Doon Street & Upper Ground, Doon Street Lambeth Tower, SE1 Doon Street & Upper Ground 236 Phase one

Lambeth Loughborough Park Estate Loughborough Park Road, SW9 Loughborough Park Road 135 Phase two Lambeth Myatts Field North Housing Estate Akerman Road, SW9 Akerman Road 503 Phase two Lambeth Redmayne House Sidney Road, SW9 0DN Sidney Road 30 Phase two Lambeth St George Tower Site BRIDPORT TERRACE 223 Phase one Various sites within Stockwell Park & Rosart Estates Rosart Lambeth Street, SW9 Rosart Street 201 Phase two Lambeth Vauxhall Cross WANDSWORTH ROAD 291 Phase two Lambeth Wentworth House and 142-170 Streatham Hill, SW2 Streatham Hill 233 Phase three Lambeth Plot Opposite 251-275 Milkwood Road Milkwood Road 42 Phase one Lambeth Vauxhall Sky Gardens, 143-161 Wandsworth Road 239 Phase two 1-21 WYNNE & 1-12 BOWER HOUSES, and 58-60 Lewisham New Cross Gate Kender Estate BESSON STREET 173 Phase two Lewisham Courts, 335-337 Bromley Road BROMLEY ROAD 117 Phase one Lewisham 5 St Norbert Road ST NORBERT ROAD 32 Phase one Lewisham Boones Almshouses BELMONT PARK 58 Phase one Lewisham Cannon Wharf, Plough Way 35 EVELYN STREET 679 Phase three Lewisham Former Catford Greyhound Stadium ADENMORE ROAD 589 Phase two Lewisham Oxestalls Road, The Wharves OXESTALLS ROAD 905 Phase three Lewisham Renewal BAUDWIN ROAD 207 Phase two Lewisham Former Our Lady of Lourdes Infants School Cedars Close 9 Phase one Lewisham Former United Dairies Depot 2 BARING ROAD 75 Phase one Lewisham Heathside and Lethbridge Estate Renewal BLACKHEATH HILL 627 Phase three Lewisham Deptford Project, Octavious Street OCTAVIUS STREET 132 Phase one Lewisham Loampit Vale, East and West of Elmira Street LOAMPIT VALE 200 Phase two Lewisham Rear of 15 - 17A Tyson Road TYSON ROAD 71 Phase one Lewisham 58-64 Lee High Road LEE HIGH ROAD 40 Phase one Lewisham Lewisham Gateway Lewisham High Street 800 Phase three Lewisham Marine Wharf West, Plough Way PLOUGH WAY 532 Phase two Lewisham Merchant Taylors Almshouses BRANDRAM ROAD 5 Phase one Lewisham Neptune Works, Grinstead Road GRINSTEAD ROAD 199 Phase two Lewisham Marlowe Business Centre and Clifton Medical Centre BATAVIA ROAD 114 Phase one Lewisham Surrey Canal Triangle SURREY CANAL ROAD 2400 Phase four Lewisham Thurston Road Industrial Estate, West of Jerrard Street JERRARD STREET 406 Phase two Lewisham 120, 122a, 136 and 136a Tanners Hill ST JOHNS 58 Phase two Merton 106 Bond Road, CR4 3EN Bond Road 5 Phase one Merton 115 Ridgway, SW19 4RB Ridgway 9 Phase one Merton 175 Burlington Road, KT3 Burlington Road 52 Phase two Merton 44-46 Eastway, SM4 4HR Eastway 4 Phase one Merton Hartfield Road HARTFIELD ROAD 50 Phase three Brown & Root House, 125 High Street Collier's Wood, Phase 1 Merton & 2, SW19 2JG High Street Collier's Wood 218 Phase three Merton Former Atkinson Morley Hospital Copse Hill, SW20 Copse Hill 59 Phase two Merton Former Rowan High School Rowan Road, SW16 5JF Rowan Road 217 Phase one Merton HIGH STREET WIMBLEDON HIGH STREET WIMBLEDON 8 Phase two Merton MORDEN ROAD MORDEN ROAD 34 Phase three Merton Part of 120 -122 Home Park Road, SW19 7HU Home Park Road 0 Phase one Merton Segas House, 49 Western Road, CR4 3ED Western Road 137 Phase two Merton Land Opposite Land Adj 11 (Macey Scaffold) Batsworth Road, Mitcham 14 Phase two Newham Vacant Land, 26-34 Tidal Basin Road, E16 1AD Tidal Basin Road 170 Phase two Area 7 & 1C Newham Way, Canning Town & Custom House, Newham E16 Newham Way 1103 Phase two Newham Barrier Park East North Woolwich Road, E16 North Woolwich Road 765 Phase two

Newham Broadway Chambers, Central House, 2 Broadway, E15 4QS Broadway 342 Phase two Newham Holbrook House Holbrook Road, E15 3DZ Holbrook Road 70 Phase one Kier Hardie Primary School Edwin Street, Canning Town Area 3, Newham E16 1PZ Edwin Street 412 Phase one Newham Minoco Wharf North Woolwich Road, E16 2BG North Woolwich Road 3385 Phase four Newham Former Plaistow Hospital, Samson Street 138 Phase two Rathbone Market redevelopment site Barking Road, Rathbone Newham Market, E16 Barking Road 572 Phase three

Newham Site We8 The Pumping Station Site Tidal Basin Road, E16 1AD Tidal Basin Road 161 Phase two Redbridge 501 High Road, IG1 1TZ High Road 105 Phase two Redbridge 581-587 High Road, IG8 0RD High Road 10 Phase one Redbridge 61-63 & rear of 59-91 Road, IG1 3TQ Wanstead Park Road 35 Phase two

Redbridge Barnardos, Scotch House Tanners Lane, Phase III, IG6 1QG Tanners Lane 144 Phase one Redbridge Britannia Music Co Ltd Site, 60-70 Roden Street, IG1 2XX Roden Street 336 Phase two Redbridge Former Dairycrest Depot, 84 Chigwell Road, E18 1NN Chigwell Road 68 Phase two

Redbridge Grove Farm, rear of 951-1009 and 1009 High Road, RM6 4FH High Road 104 Phase two Redbridge Land at Five Oaks Lane, IG7 Five Oaks Lane 424 Phase three Redbridge Land At Roding Lane North, IG8 8ND Roding Lane North 28 Phase one Richmond upon Thames 32 Clare Lawn Avenue, SW14 8BG Clare Lawn Avenue 0 Phase one Richmond upon Thames Former Goods Yard Land At Queens Ride, SW13 Queens Ride 14 Phase one

Richmond upon Thames Former Normansfield Hospital Kingston Road, TW11 9JH Kingston Road 89 Phase one Richmond upon Thames Grove House, 100 High Street HIGH STREET 1 Phase one International Mail Express & Hydrex Houses Orchard Road, Richmond upon Thames TW9 4NR Orchard Road 89 Phase one Land to north of Rugby Football Union Stadium Rugby Road, Richmond upon Thames TW1 1DG Rugby Road 115 Phase three

Richmond upon Thames Somerset House And 14 Elmtree Road Somerset Road, TW11 Somerset Road 58 Phase one Richmond upon Thames The Maples Upper Teddington Road, KT1 Upper Teddington Road 5 Phase one Richmond upon Thames Twickenham Railway Station London Road, TW1 1BD London Road 115 Phase two Southwark 153-163 Harper Road, SE1 6AE Harper Road 52 Phase two Southwark 20 Blackfriars Road, SE1 8NY Blackfriars Road 286 Phase three Southwark 237 and land rear of 221 - 23 Road Walworth Road 54 Phase two Southwark 430-432 Old Kent Road, SE1 5AG Old Kent Road 64 Phase two Southwark 434 - 452 Old Kent Road, SE1 5AG Old Kent Road 85 Phase two Southwark Willow walk hostel WILLOW WALK 21 Phase three Southwark 89A LONG LANE 22 Phase three Southwark . Phase 1a, 1-41 Bradenham, SE17 2ES Bradenham 260 Phase one Southwark Bermondsey Spa Site C5 Grange Walk 160 Phase one CANADA WATER SITE C (DECATHLON) SURREY QUAYS ROAD, Southwark SE16 2XU SURREY QUAYS ROAD 430 Phase two Southwark Oakmayne Plaza, Castle Industrial Estate Elephant Road 373 Phase two Southwark Century House, 82-84 Tanner Street, SE1 3PH Tanner Street 154 Phase one Southwark Chambers Wharf Chambers Street, SE16 4XQ Chambers Street 587 Phase two Southwark Edmund Street Edmund Street -96 Phase two Southwark E&C LEISURE CENTRE/SWIMMING POOL 284 Phase two Southwark Downtown (CWAAP 3) Downtown Road 212 Phase two Southwark 122-148 IVYDALE ROAD IVYDALE ROAD 11 Phase one Southwark Kings Reach Tower Stamford Street, SE1 9LS Stamford Street 173 Phase two Land adjacent Lambeth College & Potters Fields, 1 Tower Southwark Bridge Road, SE1 Tower Bridge Road 356 Phase two Southwark LAND AT ROYAL ROAD, SE17 3NR ROYAL ROAD 96 Phase two Southwark Land bounded by Wadding Street, SE17 Wadding Street 140 Phase two Southwark Quebec Way Industrial Estate Quebec Way, SE16 Quebec Way 366 Phase two Southwark REAR OF175-205 HOLLYDALE ROAD, SE15 2BS HOLLYDALE ROAD 22 Phase two Southwark Rotherhithe Street, SE16 5LJ Rotherhithe Street 28 Phase two Southwark 1 Blackfriars BLACKFRIARS ROAD 96 Phase three Silwood Estate (Phase 4B) Silwood Street, Silwwod Southwark Estate,Phase 4B, SE16 Silwood Street 64 Phase two Southwark Site A, Canada Water Surrey Quays Road, SE16 Surrey Quays Road 668 Phase one

Southwark Site F,S AND U (PHASE 3 AND 4) BERMONDSEY SPA, SE16 4TB BERMONDSEY SPA 242 Phase two Southwark Site of London Park Hotel Newington Butts 470 Phase two Southwark Surrey Quays Leisure Site Surrey Quays Road, SE16 1LL Surrey Quays Road 509 Phase two Southwark WHITSTABLE DAY NURSERY STEVENS STREET 25 Phase three Southwark 1257 Phase two Sutton 41-51 DUKE OF ROAD Duke of Edinburgh Road 4 Phase two Sutton BAWTREE HOUSE 75 Worcester Road 15 Phase two Sutton 2, 2A , 4 and 4A ROTHERFIELD ROAD Rotherfield Road 5 Phase one Sutton DURAND CLOSE Durand Close 203 Phase one Sutton ELIZABETH HOUSE Park Lane 45 Phase one Sutton WAR MEMORIAL HOSPITAL The Park 13 Phase one Sutton GLASTONBURY CENTRE Hartland Road 20 Phase one Sutton HALLMEAD DAY CENTRE Anton Crescent 26 Phase one Sutton HAREDON HOUSE 810 London Road 9 Phase two Sutton HULVERSTON CLOSE Brighton Road 16 Phase one Sutton MAYFIELD PARK (FMR ORCHARD HILL) Fountain Drive 186 Phase one Sutton SUTHERLAND HOUSE 29 BRIGHTON ROAD 96 Phase one Sutton CEDAR CLOSE Cedar Close 5 Phase one Tower Hamlets 18 Gillender Street, E3 Gillender Street 109 Phase two Tower Hamlets 18 to 36 Thomas Road, E14 7BJ Thomas Road 64 Phase two Tower Hamlets 191 - 205 Cambridge Heath Road, E2 6JR Cambridge Heath Road 141 Phase two Tower Hamlets 2 - 10 Bow Common Lane, E3 4AX Bow Common Lane 157 Phase one Tower Hamlets 21 Wapping Lane, E1W 2RH Wapping Lane 379 Phase two Tower Hamlets 25 Dalgleish Street, E14 7UB Dalgleish Street 60 Phase two Tower Hamlets 2 Trafalgar Way, E14 Trafalgar Way 414 Phase two Tower Hamlets 32 - 42 Bethnal Green Road, E2 Bethnal Green Road 360 Phase one Tower Hamlets 45 Millharbour, E14 Millharbour 132 Phase two Tower Hamlets 47 Millharbour, E14 Millharbour 143 Phase two 49 To 59 Millharbour and 23 To 39 Pepper Street Millharbour, Tower Hamlets E14 Millharbour 89 Phase two Tower Hamlets 61 TO 75 ALIE STREET 235 Phase three Tower Hamlets 64 Tredegar Road, E3 2EP Tredegar Road 88 Phase two Tower Hamlets Bow Enterprise Park Cranwell Close, E3 3QY Cranwell Close 557 Phase two Tower Hamlets Brownfield Estate Brownfield Street, E14 6 Brownfield Street 114 Phase one Tower Hamlets Brownfield Estate Burcham Street, E14 Burcham Street 25 Phase two Tower Hamlets Building C, New Providence Wharf Blackwall Way, E14 Blackwall Way 484 Phase one Tower Hamlets Car Park At South East Junction Prestons Road, E14 Prestons Road 141 Phase four Tower Hamlets Caspian Works and 1-3 Yeo Street, E3 Yeo Street 390 Phase one Tower Hamlets City Pride Public House, 15 Westferry Road, E14 8JH Westferry Road 832 Phase two Former Blessed John Roche Secondary School Upper North Tower Hamlets Street, E14 6ER Upper North Street 490 Phase one Former Blessed John Roche Secondary School Upper North Tower Hamlets Street, E14 6ER Upper North Street 239 Phase two Tower Hamlets Former Goodmans Fields Site, 74 Alie Street, E1 8EU Alie Street 864 Phase two Tower Hamlets Former Safeways, 2 Gladstone Place, E3 Gladstone Place 208 Phase two Tower Hamlets Fulneck, 150 Mile End Road, E1 4UW Mile End Road 48 Phase one Tower Hamlets Gun Wharf, 241 Old Ford Road, E2 Old Ford Road 121 Phase one Tower Hamlets Holland Estate Commercial Street, E1 Commercial Street 166 Phase two Tower Hamlets INDESCON COURT, 20 MILLHARBOUR, E14 9TN MILLHARBOUR 361 Phase two

Tower Hamlets Land bounded by Carron Street Cordelia Street, E14 6NN Cordelia Street 85 Phase one Tower Hamlets Land bounded by Limehouse Cut St Anne Street, E14 St Anne Street 233 Phase two Tower Hamlets Land part of 31 Three Colts Lane, E2 Three Colts Lane 67 Phase two Tower Hamlets Leamouth Peninsula North Orchard Place, E14 Orchard Place 1884 Phase two

Tower Hamlets Leopold Estate, land bounded by Bow Common Lane, E3 Bow Common Lane 328 Phase two Tower Hamlets Leven Wharf Leven Road LEVEN ROAD 66 Phase three Tower Hamlets Mildmay Mission Hospital Hackney Road, E2 7NA Hackney Road 139 Phase two Tower Hamlets Mile End Treby Street, The Eric And Treby Estate, E3 Treby Street 150 Phase one Bound by Shandy St, White Horse Lane, Duckett St Ocean Tower Hamlets Estate (Site E & F) Ben Jonson Road 366 Phase two

Tower Hamlets Phases 4 & 5, Former St Andrews Hospital Devas Street, E3 Devas Street 313 Phase two Tower Hamlets Royal Mint Street, E1 Royal Mint Street 354 Phase two Tower Hamlets Site At 12 - 50 Furze Street, E1 Furze Street 129 Phase two Tower Hamlets Site At 443 - 451 Westferry Road, E14 Westferry Road 189 Phase two Tower Hamlets Site at NW Cnr of Yeo Street a VIOLET ROAD 73 Phase two Tower Hamlets St Georges Estate Cable Street, E1 Cable Street 193 Phase one Tower Hamlets Suttons Wharf North PALMERS ROAD, E3 PALMERS ROAD 419 Phase one Tower Hamlets The Bede Estate Bow Common Lane, E1 2EY Bow Common Lane 119 Phase one

Tower Hamlets The London Docklands Sport Arena, 36 Limeharbour, E14 Limeharbour 421 Phase two Tower Hamlets Tweed House Teviot Street, E14 6RE Teviot Street 62 Phase two Tower Hamlets Whatman House Wallwood Street, E14 Wallwood Street 30 Phase two Tower Hamlets Prestons Road, E14 Prestons Road 1639 Phase two Tower Hamlets Dollar Bay Lawn House Close 103 Phase two

Tower Hamlets 1 Commercial Street And 111 To 120 Whitechapel High Street Commercial Street 217 Phase one Waltham Forest 123 Chingford Mount Road, Walton House, E4 8LT Chingford Mount Road 61 Phase one Waltham Forest 1-2 Station Approach Hoe Street, E17 9QF Hoe Street 69 Phase one Waltham Forest 36 -58 Claude Road, E10 6ND Claude Road -8 Phase one Waltham Forest 51- 61 Hall Lane, E4 8HW Hall Lane 21 Phase two Waltham Forest Billet Works and Kimberley Industrial Estate (Site BHL7) Billet Road 344 Phase three Waltham Forest Former Chingford Municipal Offices (SSA Site 04) The Ridgeway 93 Phase two Waltham Forest Former Grange Road Industrial Estate GRANGE ROAD 39 Phase one Waltham Forest Essex Wharf (NOF Site 22) Lea Bridge Road 124 Phase two

Waltham Forest Former C & A Warehouse, 1,2,3,4, & 12 Jubilee Avenue, E4 9JD Jubilee Avenue 159 Phase one Waltham Forest Glyn Hopkin Site (NOF Site 5) Ruckholt Road 116 Phase two Waltham Forest Hammond Court Maude Road, E17 7DQ Maude Road 8 Phase one Waltham Forest Arcade Site (WTC Site 7) HOE STREET 121 Phase two Waltham Forest Leyton Municipal Offices High Road, E10 5QJ High Road 16 Phase one Waltham Forest Paper Mill Place, 24 Sutherland Road (Site BHL5) Sutherland Road 82 Phase one Waltham Forest Phase 4, Estate Beaumont Road, E10 Beaumont Road -27 Phase one Waltham Forest Station Car Park & 454 - 458 Larkshall Road, E4 9HH Larkshall Road 44 Phase one Waltham Forest Unity Works (North Portion of Site BHL4 South) Sutherland Road 110 Phase two Waltham Forest Walthamstow Greyhound Stadium (SSA Site 13) Chingford Road 294 Phase two Waltham Forest Webbs Industrial Estate (Site BHL6) Blackhorse Lane 235 Phase three Waltham Forest Whitehouse Estate Leyton Green Road 5 Phase one Wandsworth 181-207 Tooting High Street, SW17 0SZ Tooting High Street 112 Phase three Wandsworth 1 Lane, Market Towers, SW8 5NQ Nine Elms Lane 487 Phase three Wandsworth 3-4 and land at rear (21-23) Osiers Road, SW18 Osiers Road 152 Phase two Wandsworth 475-491 Road, SW11 4LR Battersea Park Road 64 Phase two Wandsworth 77-83 Upper Richmond Road, SW15 2TT Upper Richmond Road 96 Phase one Wandsworth Battersea Reach (former Gargoyle Wharf) York Road, Battersea Reach 373 Phase two Wandsworth Arton Wilson House, 85 Lane, SW15 5NY Roehampton Lane 134 Phase one Wandsworth Kirtling Street, SW8 Kirtling Street 3444 Phase four Battersea Reach (former Gargoyle Wharf) York Road, Battersea Wandsworth Reach, SW18 1TP York Road 557 Phase two Wandsworth Cockpen House, 20-30 Buckhold Road, SW18 4WW Buckhold Road 207 Phase one Wandsworth Elmwood Court, 38 Battersea Park Road, SW11 4JE Battersea Park Road 22 Phase three Wandsworth Eltringham Street Depot Eltringham Street, SW11 Eltringham Street 139 Phase two

Wandsworth Former Putney Hospital site Lower Richmond Road, SW15 1HW Lower Richmond Road 25 Phase two Wandsworth Garages Woking Close, SW15 5JZ Woking Close 21 Phase three Wandsworth Kersfield House, 11 Kersfield Road, SW15 3HJ Kersfield Road 9 Phase one Land at 31-33 Parkgate Road and 2-18 and 22-40 Elcho Street, Wandsworth SW11 Elcho Street 158 Phase four Wandsworth Land at Highcliffe Drive, SW15 Highcliffe Drive 20 Phase one

Wandsworth Main Site, Ballymore Ponton Road, Embassy Gardens, SW8 Ponton Road 1626 Phase four Wandsworth Marco Polo House, 346 Queenstown Road, SW8 4NQ Queenstown Road 456 Phase two Wandsworth Peabody Estate St Johns Hill, SW11 1TY St Johns Hill 174 Phase two

Wandsworth Putney Place, 84-88 Upper Richmond Road, Oracle, SW15 2ST Upper Richmond Road 148 Phase two Queen Marys Hospital site,171 Roehampton Lane, Queen Wandsworth Marys Place, SW15 5PN Roehampton Lane 359 Phase one Wandsworth Site of Elsley School Elsley Road, SW11 5JL Elsley Road 42 Phase two Wandsworth Springfield Hospital Site, 61 Glenburnie Road, SW17 7DJ Glenburnie Road 839 Phase three

Wandsworth New Covent Garden Market, Flower Market, Nine Elms, SW8 Nine Elms Lane 2491 Phase four Wandsworth St James Court 2 Florence Way, SW12 8EW Florence Way 31 Phase two St Paul 's Church and Vicarage, 23-31 Plough Road, St Peter Wandsworth with St Paul Church and Vicarage, SW11 2DE Plough Road 65 Phase four The Post Office Sorting Depot Ponton Road, Nine Elms Wandsworth Parkside, SW8 Ponton Road 1870 Phase five Tideway Industrial Estate, 87 Kirtling Street, Riverlight, SW8 Wandsworth 5BP Kirtling Street 806 Phase two

Wandsworth Tileman House, 131-133 Upper Richmond Road, SW15 2TR Upper Richmond Road 68 Phase two

Wandsworth Units 1-20 Enterprise Way Osiers Road, Osiers Gate, SW18 Osiers Road 275 Phase one Wandsworth 3-9 Business Village Broomhill Road 209 Phase three

Wandsworth Wandsworth Riverside Quarter - Phase III Point Pleasant, SW18 Point Pleasant 504 Phase two Wandsworth Westfield House, 30 Knaresborough Drive, SW18 4QQ Knaresborough Drive 193 Phase two Westminster 10-11 Babmaes Street, SW1Y 4LD Babmaes Street 14 Phase one Westminster 1-12 Clarges Street, W1J 8AD Clarges Street 36 Phase two Westminster 1-7 Smith's Court, W1D 7DW Smith's Court 14 Phase one Westminster 190 Strand, WC2R 1NB Strand 204 Phase two Westminster 1 Tenterden Street, W1S 1HZ Tenterden Street 4 Phase two Westminster 33-39 Knightsbridge, SW1X 7LX Knightsbridge -12 Phase one Westminster 55-65 North Wharf Road, W2 1LA North Wharf Road 100 Phase two Westminster 70 Horseferry Road, SW1P 2AX Horseferry Road 129 Phase two

Westminster Abell House & Cleland House John Islip Street, SW1P 4LH John Islip Street 275 Phase one Westminster Amberley Road Centre Amberley Road, W9 2JJ Amberley Road 47 Phase two Westminster Arundel Great Court Surrey Street, WC2R 2NE Surrey Street 151 Phase two Westminster Audley Square Garage, 5 Audley Square, W1K 1DS Audley Square 24 Phase two Westminster Buckingham Palace Road, Victoria Circle, SW1E 5EF Buckingham Palace Road 108 Phase one Westminster Chelsea Barracks Chelsea Bridge Road, SW1W 8RF Chelsea Bridge Road 449 Phase two Westminster BOLSOVER STREET 41 BOLSOVER STREET 100 Phase three Westminster Dudley House North Wharf Road, W2 1LE North Wharf Road 38 Phase two Westminster EDGWARE ROAD EDGWARE ROAD -3 Phase three Westminster Johnson House Cundy Street, SW1W 9JY Cundy Street 11 Phase one Westminster Kingsgate House, 66-74 Victoria Street, SW1E 6SQ Victoria Street 102 Phase one Land at Grand Union Building (Paddington Basin ph 3) Harbet Westminster Road, W2 1JU Harbet Road 201 Phase two Westminster Middlesex Hospital Mortimer Street, W1W 7EY Mortimer Street 291 Phase one North Westminster Community School North Wharf Road, W2 Westminster 1LF North Wharf Road 482 Phase two Westminster PORTEUS ROAD COUNCIL ESTATE JOHN AIRD COURT 9 Phase two Westminster Riverwalk House, 157-161 Millbank, SW1P 4RR Millbank 121 Phase one Westminster St Johns Wood Barracks Ordnance Hill, NW8 6PT Ordnance Hill 117 Phase two Westminster Trocadero, 13 Coventry Street, W1W 7DH Coventry Street 7 Phase two LLDC * St Mary of Eton Church complex, Eastway 27 Phase two LLDC * Chobham Far, Leyton Road 1036 Phase three LLDC * Rick Roberts Way, Stratford High Street 400 Phase four LLDC * Bromley by Bow, South Site 455 Phase five LLDC * Bromley by Bow, North Site 741 Phase three LLDC * Strand East (Sugar House Lane) 1200 Phase three LLDC * High Street, Stratford 173 Phase three LLDC * Land at Pudding Mill Lane 1260 Phase four LLDC * Site bordering Great Eastern Road and Angel Lane 300 Phase three LLDC * Cherry Park, Stratford City 1105 Phase four LLDC * The international Quarter, Stratford City 334 Phase four Queen Elizabeth Olympic Park, South of the ArcelorMittal LLDC * Orbit 959 Phase four LLDC * Queen Elizabeth Olympic Park, South of Aquatics 133 Phase three LLDC * Queen Elizabeth Olympic Park, North of Aquatics 1572 Phase four LLDC * Chobham Manor, Queen Elizabeth Olympic Park 850 Phase three LLDC * Sweetwater, Queen Elizabeth Olympic Park 760 Phase three LLDC * Eastwick (part of - 2) Queen Elizabeth Olympic Park 409 Phase three LLDC * Stratford City (north of the International Station) 2672 Phase four LLDC * Eastwick (part of - 1) Queen Elizabeth Olympic Park 481 Phase three

* The SHLAA system classified these sites as allocated sites rather than approvals.

Site list B - Allocations Borough Name Site Name Street Name Estimated completion Barking and Dagenham 245A High Road HIGH ROAD Phase two Barking and Dagenham Cultural Industries ABBEY ROAD Phase three Barking and Dagenham Althorne Way ALTHORNE WAY Phase two Barking and Dagenham Barking Station, 16 - 48 Cambridge Road CAMBRIDGE ROAD Phase three Barking and Dagenham Chelmer Crescent Garages Phase two Barking and Dagenham Dagenham Leisure Park COOK ROAD Phase five Barking and Dagenham Farr Avenue Shops FARR AVENUE Phase two Barking and Dagenham FRESH WHARF ESTATE HIGHBRIDGE ROAD Phase three Barking and Dagenham From 2 to 58 High Road HIGH ROAD Phase four Barking and Dagenham Barking Rugby Club and Goresbrook Leisure Centre Cook Road Phase three Barking and Dagenham South Dagenham West CHEQUERS LANE Phase two Barking and Dagenham Vicarage Field STATION PARADE/Ripple Road Phase three Barking and Dagenham Abbey Retail Park ABBEY ROAD Phase two Barking and Dagenham Longbridge Road 24 - 60 Longbridge Road Phase three Barking and Dagenham Mayesbrook Residential Care Home BEVAN AVENUE Phase two Barking and Dagenham Abbey Leisure Centre AXE STREET Phase two Barking and Dagenham Gascoigne Estate ABBEY ROAD Phase three Barking and Dagenham South Dagenham East NEW ROAD Phase four Barking and Dagenham THE ABBEY RETAIL PARK HIGHBRIDGE ROAD Phase three Barking and Dagenham King William Street Quarter Linton Road Phase one Barking and Dagenham Upney Lane Clinic Upney Lane Phase one Barking and Dagenham Heath WOOD LANE Phase four Barking and Dagenham WOODWARD LIBRARY WOODWARD ROAD Phase two Barnet Tesco (21 TO 67) BALLARDS LANE BALLARDS LANE Phase four Barnet British Library Colindale Avenue COLINDALE AVENUE Phase three Barnet Peel Centre West Aerodrome Road Phase four COLINDALE Underground station building and car park (Site 14 Barnet in Colindale AAP) COLINDALE AVENUE Phase four Barnet 126 - 128 COLINDALE AVENUE COLINDALE AVENUE Phase three Barnet EDGWARE FORUMSIDE STATION ROAD AND EDGWARE ROAD Phase four Barnet EUROPEAN DESIGN CENTRE and Imperial House The Hyde Phase three Barnet FINCHLEY CENTRAL STATION CAR PARK (and land to the east) Phase three Barnet Station Road STATION ROAD Phase three Barnet Barnet College Site Grahame Park Way Phase three Barnet Granville Road Estate GRANVILLE ROAD Phase two Barnet J SAINSBURY PLC EAST BARNET ROAD Phase four Barnet McDONALDS RESTAURANT COLINDEEP LANE Phase four Barnet MERIT HOUSE THE HYDE Phase four Barnet ACCOMMODATION AERODROME ROAD Phase three Barnet NEW BARNET GAS WORKS ALBERT ROAD Phase three Barnet Former Optex Site and Surrounding Land VICTORIA ROAD Phase two Barnet Land adjacent to Coppies Grove OAKLEIGH ROAD SOUTH Phase four Barnet North London Business Park OAKLEIGH ROAD SOUTH Phase three Barnet Territorial Army Centre ST. ALBANS ROAD Phase three Barnet Land around Premier House and along Station Road Station Road Phase three Barnet 290 to 298 Nether Street Nether Street Phase three Barnet Marie Foster Wood Street Phase three Barnet Homebase store Woodberry Grove Phase four Barnet 795 to 811 High Road High Road Phase three Barnet 762 - 782 High Road High Road Phase three Bexley Erith Western Gateway ERITH HIGH STREET Phase three Bexley Former Lamorbey Swimming Centre Station Road, Sidcup Phase three Brent 355 EDGWARE ROAD Phase three Brent Apex House & Karma House OLYMPIC WAY Phase two Brent Abbey Estate Beresford Avenue Phase two Brent Abbey Ind MOUNT PLEASANT Phase two Brent Alperton House Bridgewater Road Phase two Brent Asiatic Carpets High Road Phase two Brent Atlip Road Site Ealing Road Phase two Brent BRENT HOUSE 349-357 HIGH ROAD Phase three Brent BROOK AVENUE BROOK AVENUE Phase three Brent Car Park BROOK AVENUE Phase two Brent CAPITOL INDUSTRAIL ESTATE CAPITOL WAY Phase two Brent CHANCEL HOUSE NEASDEN LANE Phase three Brent Chiltern Cutting ECCLESTONE PLACE Phase four Brent Church End Local Centre High Road, Church End Phase two Brent Clock Cottage Kenton Road Phase two Brent Amex House North End Road Phase two Brent EURO CAR PARTS LTD FULTON ROAD Phase four Brent Stadium Retail Park FULTON ROAD Phase four Brent Plaza Crownhill Road Phase three Brent 333 Edgware Road EDGWARE ROAD Phase three Brent Colindale Retail Park EDGWARE ROAD Phase three Brent Homebase 473 High Road Phase two Brent Watkin Road Phase four Brent First Way Wembley Stadium Industrial Estate Phase four Brent Birse Crescent & Neasden Town Centre Car Park Neasden Lane Phase two Brent South Way Site adjacent to Wembley Stadium Station South Way Phase three Brent Mahatma Gandhi House WEMBLEY HILL ROAD Phase two Brent MORRISONS STORES PLC HONEYPOT LANE Phase two Brent Northfields Industrial Estate Beresford Avenue Phase two Brent Olympic Office Centre, Fulton Way, Wembley. FULTON ROAD Phase three Brent Wembley West End Ealing Road Phase three Brent Sainsbury's Superstore Draycott Avenue Phase two Brent SARENA HOUSE Phase three Brent Allied Manufacture Grove Park Phase three Brent Chiltern Line Cutting North High Road Phase two Brent Moberley Sports Centre Chamberlayne Road Phase two Bromley Bromley Civic Centre Kentish Way Phase three Bromley Corner of Ravensbourne Road and High Street High Street Phase three Bromley DHSS Building Westmoreland Road Phase three Bromley Site at Tweedy Road / London Road Tweedy Road/London Road Phase three Bromley West of High Street High Street Phase three Camden 100 Avenue Road, Swiss Cottage AVENUE ROAD Phase two Camden 21-31 New Street New Oxford Street Phase two Camden 24-58 ROYAL COLLEGE STREET ROYAL COLLEGE STREET Phase two Camden 277a Gray’s Inn Road Gray’s Inn Road Phase three Camden 12-42 Southampton Row & 1-4 Red Lion Square Southampton Row Phase two Camden MIDDLESEX HOSPITAL ANNEXE CLEVELAND STREET Phase two Camden 1-39 Drummond Crescent (Euston Traffic Garage) DRUMMOND CRESCENT Phase four Camden EUSTON STATION Phase four Camden O2 Centre Car Park 255 Finchley Road London Phase four Camden Park Village East PARK VILLAGE EAST Phase two Camden Pheonix Place Pheonix Place Phase two Camden St Giles Circus St Giles High Street Phase three Camden ST. PANCRAS HOSPITAL ST. PANCRAS WAY Phase two Camden 156 West End Lane West End Lane Phase three Camden 202-212 Regents Park Road, (Roundhouse Car Park) Regents Park Road Phase two 57 - 71 Pratt Street, 10 - 15 Georgiana Street And Royal College Camden Street Royal College Street Phase four Croydon British Rail Car Park WHYTECLIFFE ROAD SOUTH Phase three Croydon Royal Mail Sorting Office Addiscombe Road Phase three Croydon Croydon Art College Annexe Barclay Road Phase three Croydon Multistorey Car Park Lansdowne Road Phase three Croydon Shops & Car Park Station Road & Poplar Walk Phase three Croydon Prospect House STATION ROAD Phase three Croydon Surface Car Park Lansdowne Road Phase three Croydon Multistorey Car park Altyre Road Phase three Kings Hall, former Sorting Office, EHWLC Southall and Ealing Hambrough BEACONSFIELD ROAD AND SOUTH ROAD Phase two Ealing Sandringham Mews High Street Phase two Ealing Longfield Avenue Car Park Longfield Avenue Phase two

Ealing Arcadia The Broadway/Springbridge Road/Haven Green Phase three Ealing Western Avenue Sites South of Railway - Part Western Avenue Phase two Ealing Western Avenue Sites North of Park View - Part Western Avenue Phase two Ealing Acton Central Station Yard Birkbeck Mews Phase three Ealing Oaks Shopping Centre High Street Phase two Ealing Ealing Cinema New Broadway/Bond Street/Mattock Lane Phase two Ealing West Ealing Station Approach Drayton Green Road Phase two Ealing Acton Gateway Steyne Road/High Street Phase three Ealing Former BT Telephone Exchange Gordon Road Phase three Ealing Western Avenue Sites South of Railway - Part Western Avenue Phase two Ealing 144-164 Uxbridge Road and 1-3 Westminster Terrace Phase three Ealing Iceland, Quality Foods and 63-95 South Road Phase four Ealing Maitland Yard 1-19 Broadway/Leeland Terrace Phase three

Ealing Acton Crossrail Station and Horn Lane Waste Transfer Site Horn Lane Phase three Ealing Greenford Green - North of Canal Oldfield Lane North/Greenford Road Phase three 311-319 Ruislip Road East and 412-424 Ealing Greenford Crossroads Greenford Road Phase three Ealing Southall Market High Street Phase four Ealing Wickes Boston Road Phase two Ealing Copley Close Estate Copley Close Phase two Ealing Havelock Estate Havelock Road Phase two Ealing Johnson Street Johnson Street Phase four Ealing Park Royal Southern Gateway Phase three Ealing Southall East Merrick Road/Bridge Road Phase three Ealing Ealing Broadway Crossrail Station Station Broadway Phase two Ealing Western Avenue Sites South of Railway - Part Western Avenue Phase two Ealing Western Avenue Sites North of Park View - Part Western Avenue Phase two Ealing 66-88 Broadway Phase three Ealing 59-119 Broadway and New Ealing House Broadway Phase three Ealing St Bernard's Hospital Uxbridge Road Phase three Ealing Craven House, Bilton House and Land to Rear Uxbridge Road Phase three Ealing Ealing Broadway Shopping Centre The Broadway/High Street Phase three 112-126 Broadway, 1-10 Chignell Place and land Ealing Chignell Place to rear Phase three Ealing Southall Crossrail Station PARK AVENUE Phase three Western Avenue Sites South of Park View to North of Railway - Ealing Part Gipsy Corner Phase two Ealing The Green The Green/Featherstone Road/Dominion Road Phase four Greenwich Creekside East Farm Lane Phase three Greenwich Davy's Winecellar site 161-171 Greenwich High Rd Phase three Greenwich Royal Hill Court GREENWICH HIGH ROAD Phase two Greenwich Thomas Tallis OLD POST OFFICE LANE Phase four PLOTS N0601, NO602, NO607, NO608, NO504, AND NO506, LAND AT PENINSULA QUAYS ADJOINING MILLENNIUM WAY, Greenwich GREENWICH PENINSULA, SE10 Millenium Way Phase five National Maritime Museum Kidbrooke Stores Nelson Mandela Greenwich Road, SE3 Nelson Mandela Road Phase four Greenwich ORANGERY LANE ORANGERY LANE Phase three BATHWAY QUARTER/FORMER GREENWICH UNIVERSITY Greenwich CAMPUS POLYTECHNIC STREET Phase two Greenwich Felixstowe Road/Harrow Manor Way site Harrow Manor Way Phase three

Greenwich Land at Greenwich Peninsula (2002 Masterplan 02/2903) Phase four Hackney Wilmer Business Park STOKE NEWINGTON HIGH STREET Phase one Hackney 67a - 73 Dalston Lane and frontage on to Tysenn Street DALSTON LANE Phase three Hackney ARRIVA / Stamford Hill (Bus) Garage ROOKWOOD ROAD Phase four Hackney Bishopsgate Goods Yard BRAITHWAITE STREET Phase four Hackney BRIDGE HOUSE SHEPHERDS LANE Phase three Hackney Clapton Garage Bohemia Place off Mare Street Phase four Hackney CLARENCE HOUSE CLARENCE ROAD Phase three Hackney Dalston Western Curve KINGSLAND HIGH STREET Phase two Dalston Western Curve (permission for development combined Hackney with 1312054) Phase three Hackney Crown House City Road Phase two Hackney GRANGES TANDOORI RESTAURANT DALSTON LANE Phase four Hackney GREEN LANES GREEN LANES Phase four Hackney Hackney Road A (Gorsuch St) CREMER STREET Phase four Land bounded by Curtain Rd, Worship Street and Scrutton Hackney Street, EC2A 2BF (London Borough of Hackney) WORSHIP STREET Phase four Hackney MARIAN COURT LINK STREET Phase three Hackney NEW NORTH ROAD NEW NORTH ROAD Phase two Hackney TESCO STORES LTD MORNING LANE Phase three Hackney THAMES HOUSE HARTWELL STREET Phase four Hackney TOWER COURT CLAPTON COMMON Phase two Hackney TYSSEN STREET TYSSEN STREET Phase two Hackney WELL STREET WELL STREET Phase four

Hackney Manor House AAP Site North East and South East Corner Seven Sisters Road Phase four Hackney King Edwards Road Phase two Hackney 92-94 Stamford Hill Stamford Hill Phase two Hackney 225 City Road City Road Phase two Hackney St Leonard's Court Bevenden Street Phase two Hackney Former Rose Lipman and Environs Downham Road Phase three Hackney 41-45 Stamford Hill Stamford Hill Phase four Land bounded by Warburton Road, Mare Street Bayford Street Hackney & Sidworth St Warburton Road Phase two Hackney 71-73 Lordship Road Lordship Road Phase two Hackney London College of Fashion Mare Street Phase four `The Stage' Land bounded by Curtain Road, Hewett St, Hearn St Land bounded by Curtain Road, Hewett St, Hackney & Plough Lane Hearn St & Plough Lane Phase three Hackney Telephone House, Shoreditch High Street Telephone House, Shoreditch High Street Phase three Hackney EDF Energy Appold Street Phase three Junction of King John Court and Great Eastern Hackney Junction of King John Court and Great Eastern Street Street Phase three Hackney Stapleton House Clifton Street Phase two Hackney 151 Stamford Hill Stamford Hill Phase three Hammersmith and Fulham Earls Court WARWICK ROAD Phase five Hammersmith and Fulham Kings Mall KING STREET Phase three Hammersmith and Fulham Land Adjacent to Hammersmith Town Hall King Street Phase four Hammersmith and Fulham Multistorey car park, King's Mall Glenthorne Rd and Beadon Road Phase three Hammersmith and Fulham Queens Wharf Queen Caroline Street Phase two Hammersmith and Fulham Riverside Studios Crisp Road Phase two Hammersmith and Fulham TA WOOD LANE Phase five Hammersmith and Fulham BBC TV Centre Wood Lane Phase two Hammersmith and Fulham White City Opportunity Area WOOD LANE Phase five Harrow CIVIC CENTRE STATION ROAD Phase three Harrow COLART WHITEFRIARS AVENUE Phase three Harrow Greenhill Way Car Park, South STATION ROAD Phase four Harrow HARROW SCHOOL OF GYMNASTICS CHRISTCHURCH AVENUE Phase three Harrow Kenton Lane Phase one Harrow KENTON LANE KENTON LANE Phase two Harrow MANGLIK FOODS MASONS AVENUE Phase five Harrow NORTHOLT ROAD NORTHOLT ROAD Phase three Harrow NORTHOLT ROAD NORTHOLT ROAD Phase four Harrow OSMOND CLOSE OSMOND CLOSE Phase three Harrow RAYNERS LANE STATION CAR PARK HIGH WORPLE Phase two Harrow Stanmore Phase three Harrow ST ANNS SERVICE YARD AND COLLEGE ROAD FRONTAGE HAVELOCK PLACE Phase three Harrow TALBOT HOUSE 204-226 IMPERIAL DRIVE Phase four Harrow Leisure Centre part 2 Phase two Harrow Dandara 17 - 51 College Road Phase four Harrow Wealdstone Motor Sales LTD Oxford Road Phase three Havering Station Gateway and Interchange South Street Phase three Havering Rainham Hall and Grounds Broadway Phase two Havering Bridge Close Estate BRIDGE CLOSE Phase three Havering Como Street Car Park Como Street Phase three Havering Beam Park New Road and Marsh Way Phase two Havering Rainham - Land between Railway and Broadway Broadway Phase two Havering Rainham West New Road Phase three Havering Rainham Delivery Office Wennington Road Phase two Havering Romford Ice Rink Rom Valley Way Phase two Havering Rainham Central Upminster Road South Phase four Havering Station Parade Station Parade Phase three Havering Tadworth Parade Tadworth Parade Phase three Havering Whitworth Centre (Plot 2) Noak Hill Road Phase two Havering 18-46 High Street Romford Phase three Havering 37-59 High Street Romford Phase three Havering Universal House and Telephone Exchange South Street Phase three Havering Victoria Road Victoria Road Phase three Hounslow M8 - Morrisons supermarket and car park HIGH STREET Phase three Hounslow M21 - Staines Road East STAINES ROAD Phase four Hounslow M22 - Staines Road West STAINES ROAD Phase three Hounslow M7: Brentford Waterside High Street, Brentford Phase three Hounslow M12 - Central House LAMPTON ROAD Phase two Hounslow L2 - Heston Leisure Centre NEW HESTON ROAD Phase two Hounslow H5 - CAVALRY BARRACKS Beavers Lane Phase four Hounslow M24 - HOUNSLOW BUS GARAGE KINGSLEY ROAD Phase four Hounslow M25 - Hounslow West Station Bath Road Phase two Hounslow M13 - High Street Quarter High Street Phase three Hounslow M10 - Bath Road Bath Road Phase two Hounslow H6 - LAND SOUTH OF ASTRONAUT HOUSE HOUNSLOW ROAD Phase three Hounslow M3 - Brentford Diamond Lionel Road South Phase three Hounslow M20 - Civic Centre LAMPTON ROAD Phase three Hounslow H2 - John Busch House LONDON ROAD Phase three Hounslow H1 - Reynard Mills WINDMILL ROAD Phase three Hounslow M18 - London Road Site A SCHOOL ROAD Phase three Hounslow M26 - Cranford Lane VICARAGE FARM ROAD Phase three Hounslow M14 - Hounslow House High Street Phase three Hounslow H3 - Post Office Sorting Office Matisse Road Phase four Hounslow M16 - Lampton Road Lampton Road / Balfour Road Phase three Hounslow M11 - Bell Road Bell Road Phase three Hounslow M5 - Brentford Police Station Half Acre Phase three Hounslow M27 - Feltham Ex Service mens club Off Bedfont Lane Phase two Hounslow M19 - London Road South site B School Road Phase three Hounslow M15 - Kingsley Road Kingsley Road Phase three Hounslow H7 - Hanworth Library Phase three Islington 443-453 Holloway Road (NH4) HOLLOWAY ROAD Phase two Islington 37-47 Wharf Road (BC10) WHARF ROAD Phase two Islington Angel Gate (BC48) Goswell Road Phase two Islington Archway Tower Site (ARCH1) HIGHGATE HILL/JUNCTION ROAD Phase two Islington Ashmount School (OIS10) ASHMOUNT ROAD Phase three Islington KC5: Gifford Street Embankment Caledonian Road Phase two Islington Highbury and Islington Station and Corsica Street (HC6) Highbury Corner and Corsica Street Phase two Islington 12-30 Highbury Corner and 2-50 Holloway Road (HC2) HIGHBURY CORNER and Hollloway Road Phase three Islington Whittington Hospital Ancillary Buildings (ARCH1) HIGHGATE HILL Phase three Islington Royal Bank of , 42 Islington High Street (AUS2) ISLINGTON HIGH STREET Phase three

Islington Islington High St/Chappel Market/White Lion Street (AUS4) ISLINGTON HIGH STREET Phase three 1 Kingsland Passage and the BT Telephone Exchange, Kingsland Islington Green, Dalston KINGSLAND GREEN Phase two Islington Mount Pleasant Sorting Office (BC45) Rosebery Avenue Phase two Islington Morrison's supermarket (NH1) Hertslet Road and Seven Sisters Road Phase two Islington 65-69 Parkhurst Road (TA Centre) PARKHURST ROAD Phase two

Islington Pentonville Road, Rodney Street and Cynthia Street (KC1) PENTONVILLE ROAD Phase two Islington Richard Cloudesley School (BC34) Golden Lane Phase two Islington Royal Mail building, 148 Old Street Old Street Phase four Islington NCP Car Park, 1 Pear Tree Street (BC16) SEWARD STREET Phase two Kensington and Chelsea Earls Court WARWICK ROAD Phase four Kensington and Chelsea Kensal Gasworks Canal Way Phase four Kensington and Chelsea Formerly Edenham Residential Home Elkstone Road Phase two Kingston upon Thames 55 - 83A Clarence Street and 4-46 Fife Road Clarence Street and Fife Road Phase three Kingston upon Thames 17-27 Wheatfield Way Wheatfield Way Phase two Kingston upon Thames Bishops Palace House, Thames Street Thames Street Phase two Kingston upon Thames 153-161 Clarence Street Clarence Street Phase three Kingston upon Thames Kingston Station WOOD STREET Phase three Kingston upon Thames Eden Walk Shopping Centre Eden Walk Phase three Sopwith Way, Kingston Road and Richmond Kingston upon Thames Kingsgate Car Park and Richmond Road Frontage Road Phase three EDEN STREET BROOK STREET WHEATFIELD WAY Kingston upon Thames East of Eden Street and the Ashdown Road Sites AND LADY BOOTH ROAD Phase three Kingston College, Kingsgate Business Centre and Printing Works Kingston upon Thames and Kingston Gas Holder Station Skerne Road Phase two

Kingston upon Thames Thamesside Wharf/Land at Vicarage Road and Water Lane Vicarage Road and Water Lane Phase two Lambeth 1-21 Streatham Vale 100 Woodgate Drive Phase four Lambeth 17 Porden Road/ Town Hall Parade Phase three Lambeth Shell Centre, 2-8 York Road Phase three Lambeth 2 to 24 Kennington Lane Phase four Lambeth 3, 88 & 124 CORNWALL ROAD Phase four Lambeth BANHAM SECURITY LTD PASCAL STREET Phase three Lambeth Keybridge House SOUTH LAMBETH ROAD Phase three Lambeth Pope's Road Car Park and 53 Brixton Station Road Phase two Lambeth LFCDA Workshop WHITGIFT STREET Phase three Lambeth London Fire Brigade Headquarters WHITGIFT STREET Phase three

Lambeth Land North And South Of and Including 10 Royal Street, SE1 Royal Street Phase three Lambeth Somerleyton Road Somerleyton Road Phase two Lambeth Stockwell Road & Richardson Court Stockwell Road & Richardson Court Phase five Lambeth Gabriel's Wharf Upper Ground Phase three Lambeth VALE STREET DEPOT VALE STREET Phase two Lambeth Sainsbury's Wandsworth Road Phase two Lambeth Waterloo Station WATERLOO ROAD Phase three Lambeth Elizabeth House York Road Phase two Lambeth 260-367 Norwood Road Phase three Lambeth Elthelred Nursery Lollard Street Phase two Lewisham 113 TO 157 Sydenham Road SYDENHAM ROAD Phase three O Rourke Transport/Sivyer Transport, 154 - 160 Sydenham Lewisham Road SYDENHAM ROAD Phase three Lewisham Tesco, Conington Road Town Centre Area 290 LEWISHAM ROAD Phase two Lewisham 35 Nightingale Grove NIGHTINGALE GROVE, HITHER GREEN Phase two Lewisham Amersham Vale, Deptford Green School site AMERSHAM VALE Phase two Arklow Road and Childers Street Mixed Use Employment Lewisham Location (MEL) AND CHILDERS STREET LOCATION Phase two Lewisham The Catford Centre WINSLADE WAY Phase two Lewisham Site at Forest Hill Station DEVONSHIRE ROAD Phase two Lewisham Giffin Street Site a GIFFIN STREET Phase two Lewisham Kent and Sun Wharves CREEKSIDE Phase two Lewisham Ladywell Leisure Centre LEWISHAM HIGH STREET Phase two Lewisham Thanet Wharf Mixed Use Employment Location (MEL) Copperas Street, Creek Road (East Site) Phase two Lewisham Land south of the Lewisham Shopping Centre LEWISHAM HIGH STREET Phase three Lewisham Maythorne Cottages, 37-43 Nightingale Grove NIGHTINGALE GROVE, HITHER GREEN Phase two Lewisham Loampit Vale North East of Jerrard Street LOAMPIT VALE Phase five Lewisham New Cross Gate Retail Park/Sainsbury's site NEW CROSS ROAD Phase two Lewisham Wickes and Halfords CATFORD HILL Phase four Lewisham Plassy Road Island Plassy Road Phase four Site at New Cross Station, 267 New Cross Road and 23 Lewisham Goodwood Road 1725 GOODWOOD ROAD Phase one Lewisham 80-84 Nightingale Grove and Driving Test Centre NIGHTINGALE GROVE Phase two Lewisham Lewisham Shopping Centre LEWISHAM CENTRE Phase two Lewisham Leegate Centre Lee Green Phase two Lewisham Convoys Wharf WATERGATE STREET Phase five Lewisham Laurence House Catford Road Phase four Lewisham Marine Wharf East, Plough Way Plough Way Phase three Merton 191-193 Western Road Western Road, Colliers Wood Phase two Merton 26 Bushey Road Dundonald Phase two Merton 62A (Morden TC) LONDON ROAD Phase four Merton Birches Close Cricket Green Phase three Merton Car Park, Sibthorp Road 1 TO 4 UPPER GREEN WEST Phase three

Merton Merton Professional Development Centre, Canterbury Road Chaucer Way Phase three Merton Hartfield Road Carpark (P3) Dundonald Phase three Merton Land adjacent to 4 CAESARS WALK, CR4 4LE CAESARS WALK Phase three Merton Leyton Road Day Nursery Abbey Phase three Merton Car Park Adjacent 125 London Road London Road Phase three Merton Morden Station staff car park Merton Park Phase three Merton Wilson Hospital CRANMER ROAD Phase two Merton Sainsbury 's Car Park (Morden TC) Merton Park Phase four Merton Southey Bowling Club Dundonald Phase two Merton YMCA THE BROADWAY Phase two Merton York Close Car Park Merton Park Phase three Merton Brook House, Cricket Green 1A Cricket Green Phase two Merton 256 Morden Road Morden Road Phase three Merton Kenley Road Car Park Kenley Road Phase three Merton Haslemere Industrial Estate 20 Ravensbury Terrace Phase two Newham Custom House/Freemasons FREEMASONS ROAD Phase four Newham Gallions Quarter (north) Manor Way Phase three Newham Armada 1 South (Gallions Quarter north) Phase two Newham Manor Road (S13) BARKING ROAD Phase five Newham Area 1b Canning Town BECKTON ROAD Phase three Newham Minoco Wharf West (1) Bradfield Road Phase four Newham BROADWAY BROADWAY Phase four Newham Stratford Mall BROADWAY Phase four Newham River Christian Centre (Canning Town East) COOPER STREET Phase two Newham DAGENHAM MOTORS PLAISTOW ROAD Phase four Newham Thames Wharf Dock Road Phase four Newham Customhouse/Freemasons (East) ETHEL ROAD Phase four Newham Queens Market GREEN STREET Phase five Newham Land bounded by 2 New Mount Street, E15 3LN New Mount Street Phase three Newham Minoco Wharf West (2) Bradfield Road Phase four Newham Ivax Gallions Road Phase two Newham MARYLAND ROAD MARYLAND ROAD Phase two Newham Abbey Mills Canning Road Phase four Newham Silvertown Way (East) CAXTON STREET NORTH Phase three Newham Parcelforce Site North Crescent Phase four Newham Woodgrange Road West Phase four Newham Silvertown Quays North Woolwich Road Phase four Newham Limmo LOWER LEA CROSSING Phase four Town Hall Campus West (Newham College and East Ham Police Newham Station) ST. BARTHOLOMEW'S ROAD Phase four Newham Stratford Office Village Romford Road Phase three Newham East Ham Market Hall Site MYRTLE ROAD Phase four Newham TRAMWAY House TRAMWAY AVENUE Phase three Newham Canning Town East (central part) TRINITY STREET Phase three Newham Silvertown Way (West) VICTORIA DOCK ROAD Phase three Newham East Ham Town Hall High Street South Phase three Newham Bradfield Road Phase four Newham Customhouse/Freemasons (3) Leslie Road Phase two Newham Atlantis Avenue (Gallions 3A) Magellan Boulevard Phase two Newham Gallions 2B (Gallions Quarter east) Atllantis Avenue Phase two Newham Gallions 2A (Gallions Quarter West) Atlantis Avenue Phase two Redbridge 120 CHIGWELL ROAD Phase two Redbridge 135 - 137 Brocket Way Phase two Redbridge 1A WOODFORD AVENUE Phase two Redbridge 243 TO 265 SNAKES LANE EAST Phase four Redbridge 261 TO 275 HIGH ROAD Phase three Redbridge 262 – 268 High Road, Ilford Phase three Redbridge 2A FAIRLOP ROAD Phase two

Redbridge 2 TO 4 CHARTERIS ROAD AND WOODFORD STATION CAR PARK CHARTERIS ROAD Phase three Redbridge 330 TO 348 UPHALL ROAD Phase three Redbridge 374-404 EASTERN AVENUE Phase two Redbridge 47A AND 47B WANSTEAD PARK ROAD Phase three Redbridge 530-562 High Road, Ilford Phase three Redbridge 531-549 High Road, Ilford Phase three Redbridge 536 TO 564 HIGH ROAD Phase three Redbridge 706-720 HIGH ROAD Phase two Redbridge 96 AND 53 TO 55 GEORGE LANE AND MARLBOROUGH ROAD Phase two Redbridge 96-126 Ley Street and Opal Mews Phase three Redbridge ALDI STORE 700 HIGH ROAD Phase three Redbridge Alfreds Head Public House Manford Way Manford Way Phase two Redbridge Sation Approach/ Carlton Drive, Barkingside Phase three Redbridge B & Q Store SPRINGFIELD DRIVE Phase four Car Park and Works, corner of Cedar Park Gardens and Wangey Redbridge Road, Chadwell Heath Phase three Redbridge CHASE LANE Phase three Redbridge Covered Reservoir New North Road Phase two Redbridge 245-275 CRANBROOK ROAD Phase four Redbridge Craven Gardens Car Park, Craven Gardens, Barkingside Phase three Redbridge CROWN MOTORS 420 EASTERN AVENUE Phase three Redbridge DEPOT MILL ROAD Phase three Redbridge DUNELM GROVE ROAD Phase four

Redbridge Fullwell Cross Health Centre, Fencepiece Road, Barkingside Phase two Redbridge TA Centre GORDON ROAD Phase four Redbridge 187-207 HIGH ROAD HIGH ROAD Phase two Redbridge INTERTECH PLASTICS LTD RAVEN ROAD Phase four Redbridge Kenneth Moore Theatre JANICE MEWS Phase two Redbridge KELVIN HUGHES LTD NEW NORTH ROAD Phase two

Redbridge Kenwood Gardens Clinic, Kenwood Gardens, Barkingside Phase three Land at King George Hospital, adjoining Barley Lane, Redbridge Goodmayes Phase four Land at King George Hospital, adjoining Eastern Avenue, Redbridge Goodmayes Phase four Redbridge Land to south of Winston Way roundabout Phase five Redbridge LEY STREET CAR PARK AND BUS DEPOT LEY STREET Phase five Redbridge 497-499 LEY STREET LEY STREET Phase four Redbridge LEY STREET DEPOT LEY STREET Phase five Redbridge MANFORD WAY LIBRARY AND COMMUNITY CENTRE Phase three Redbridge LONDON TRANSPORT Hainault LUL Depot Phase four Redbridge MAYBANK ROAD CHIGWELL ROAD Phase three Redbridge Chadwell Heath Retail park HIGH ROAD Phase three 919-925 High Road, on the Junction with Grove Redbridge METROPOLITAN POLICE Road Phase two Redbridge Newbury Park Bus Station Eastern Avenue Phase two Redbridge Rear of 407-709 High Road OAKLANDS PARK AVENUE Phase four

Redbridge OES BUILDING UNIT 1 CLYDE WORKS CHADWELL HEATH LANE CHADWELL HEATH LANE Phase three Redbridge PART OF BARNARDOS VILLAGE TANNERS LANE Phase two Redbridge Peachey House, 39 Ilford Hill, IG1 2DQ Ilford Hill Phase two Redbridge 112-114 High Road POSTWAY MEWS Phase three Redbridge QUEEN VICTORIA HOUSE CRANBROOK ROAD Phase two Redbridge REDBRIDGE SPORTS CENTRE TRUST LTD FOREST ROAD Phase four Redbridge REDBRIDGE STATION EASTERN AVENUE Phase two Redbridge Sainsburys Store, 33, Roden Street, IG1 2AA Roden Street Phase three Redbridge Chase lane/ Perkins Road KING GEORGE AVENUE Phase four Redbridge SEVEN KINGS LORRY AND CAR PARK HIGH ROAD Phase two Redbridge 4-32B Cameron Road and 625-643, High Road CAMERON ROAD Phase four Land adjacent to Cranbrook Road, High Road and the railway, Redbridge incorporating Station Road HIGH ROAD Phase two Redbridge Site H, Crossrail Corridor Investment Area, Goodmayes Phase four Redbridge South of Manford Way TC FOREMARK CLOSE Phase four Redbridge South Woodford MARLBOROUGH ROAD Phase two Redbridge STATION ESTATE OFF GEORGE LANE Phase two Redbridge SUFFOLK COURT SUFFOLK ROAD Phase two BOUNDED BY CHADWICK ROAD AND CLEMENTS Redbridge TOWN HALL CAR PARK ROAD Phase three Redbridge VALENTINES HOUSE 51 TO 69 ILFORD HILL Phase two Redbridge WANSTEAD HOSPIT ORCHARD CLOSE Phase three Redbridge WOODFORD AVENUE WOODFORD AVENUE Phase three Redbridge 60-70 Roden Street Phase three Redbridge 822 (Tesco) High Road, Goodmayes Phase five Redbridge 40 Ilford Hill Phase three Redbridge 300-318 High Road Phase three Redbridge 51-57 Cranbrook Road Phase three Redbridge 645-861 High Road Phase four Richmond upon Thames Twickenham Police Station London ROAD Phase four Southwark cinema and multi-storey car park RYE LANE AND MONTCRIEFF STREET Phase three Southwark Land at south of Sumner Road (Flaxyards) PECKHAM HIGH STREET Phase four Southwark 21 Harper Road and Sorting Office HARPER ROAD Phase two Southwark 272 - 304 Camberwell Road CAMBERWELL ROAD Phase three Southwark Harmsworth Quays Printworks QUEBEC WAY Phase five Southwark Land adjacent to Surrey Docks Stadium (CWAAP 2) Salter Road Phase two Southwark Albion Primary School (CWAAP 4) ALBION STREET Phase two Southwark CAMBERWELL STATION CAMBERWELL STATION ROAD Phase four Southwark Chatelaine House 182-202 WALWORTH ROAD Phase two Southwark Copeland Road Car Park Rye Lane and Copeland Road Phase two Southwark Odessa Street youth club (CWAAP 22) ODESSA STREET Phase two Southwark East Dulwich Hospital East Dulwich Road Phase two Southwark Elephant and Castle Shopping Centre ELEPHANT & CASTLE Phase three Southwark Aylesbury Estate Albany Road Phase three Southwark MANOR PLACE DEPOT MANOR PLACE Phase three Southwark Mulberry Business Park (CWAAP 9) Quebec Way Phase two Southwark 57-87 NEWINGTON CAUSEWAY NEWINGTON CAUSEWAY Phase four Southwark Newington Triangle BOROUGH ROAD Phase three Southwark Nunhead community centre and housing site NUNHEAD GREEN Phase two Southwark Nursery Row park Wadding Street and Brandon Street Phase two Southwark Copeland Industrial Park Bournemouth Road Phase three Southwark Eagle Wharf PECKHAM HILL STREET Phase two Southwark Sumner Road Workshops Sumner Road Phase two Southwark 24-28 Quebec Way CWAAP 10 QUEBEC Way Phase two Southwark Site E / CWAAP 8 canada Water Phase four Southwark Tesco overflow carpark (part CWAAP 7) Deal Porters Way Phase four Southwark Surrey Quays Shopping Centre (Part CWAAP 7) Canada Water Phase four Southwark ST JAMES' C of E PRIMARY SCHOOL JAMAICA ROAD Phase four Southwark Bredinghurst School STUART ROAD Phase two Southwark SUMNER HOUSE SUMNER ROAD Phase two Southwark Rye Lane and Sternhall Lane Rye Lane and Sternhall Lane Phase five Southwark Woods Road WOODS ROAD Phase two Southwark Aylesham Centre RYE LANE Phase two Southwark St George's Wharf (CWAAP 23) MARINA Phase two Southwark Former Woodene Estate Peckham High Street Phase three Southwark ASDA Supermarket Rye Lane Phase four Southwark Cator Street / Commercial Way Cator Street Phase two Sutton SOUTH POINT Sutton Court Road Phase three Sutton LEISURE CENTRE Malden Road Phase two Sutton SUTTON HOPSITAL Cotswold Road Phase three Sutton SOUTH OF LODGE PLACE HIGH STREET Phase three Sutton FELNEX TRADING ESTATE London Road Phase two Sutton WANDLE VALLEY TRADING ESTATE (AREAS A AND B) Mill Green Road Phase three Sutton BEECH TREE PLACE St Nicholas Way Phase three Sutton SECOMBE THEATRE Cheam Road Phase three Sutton SUTTON STATION High Street Phase four Sutton WALLINGTON SQUARE Woodcote Road Phase two Sutton FORMER PLAYING FIELDS Sheen Way Phase three Sutton STATION INDUSTRIAL AREA London Road Phase two Sutton RAILWAY APPROACH Manor Road Phase three Sutton LIDL Gardens Phase three Sutton VICTORIA HOUSE Malden Road Phase one Tower Hamlets 1 TO 3 SOUTH QUAY SQUARE MARSH WALL Phase five Tower Hamlets 2 MILLHABOUR Phase four Tower Hamlets 3 MILLHARBOUR Phase three Tower Hamlets 6 7 8 SOUTH QUAY SQUARE MASTMAKER ROAD Phase three Tower Hamlets A B B BARRETT & WRIGHT SELSDON WAY Phase three Tower Hamlets ADMIRALS ADMIRALS WAY Phase four Tower Hamlets Meridian Gate (South) MARSH WALL Phase three Tower Hamlets ASDA Isle of Dogs EAST FERRY ROAD Phase three Tower Hamlets Bishopsgate Goods Yard BRAITHWAITE STREET Phase two Tower Hamlets Blackwall Reach NAVAL ROW Phase two Bow Common Gasworks, Bow Common Lane, Bow Common, Tower Hamlets London, E3 4BH BOW COMMON LANE Phase two Tower Hamlets CITIBANK HARBOUR EXCHANGE SQUARE Phase two Tower Hamlets GLENGALL BRIDGE WEST 49 TO 59 MILLHARBOUR Phase two Tower Hamlets GREENWICH VIEW GREENWICH VIEW PLACE Phase three Tower Hamlets HARBOUR EXCHANGE SQUARE HARBOUR EXCHANGE SQUARE Phase two Tower Hamlets HARBOUR EXCHANGE SQUARE HARBOUR EXCHANGE SQUARE Phase two Tower Hamlets HARBOUR EXCHANGE SQUARE HARBOUR EXCHANGE SQUARE Phase two Tower Hamlets HAYS DEPOT LEVEN ROAD Phase two Tower Hamlets INTERFLEET TECHNOLOGY LTD HARBOUR EXCHANGE SQUARE Phase two Tower Hamlets JACK DASK HOUSE LAWN HOUSE CLOSE Phase three

Tower Hamlets Land between Marsh Wall, Byng Street and Manilla Street MARSH WALL Phase three Tower Hamlets Leven Road Gasworks, Leven Road, Poplar, London LEVEN ROAD Phase two Tower Hamlets Marian Place Gasworks, Bethnal Green, London Phase three Tower Hamlets MASTMAKER COURT 32 MASTMAKER ROAD Phase three Tower Hamlets News International Limited, 1 Virginia Street, E98 1AS Virginia Street Phase three Tower Hamlets SITE BOUNDEN BY 4 AND 5 SOUTH QUAY SQUARE MARSH WALL Phase two Tower Hamlets SITE C OF BOW LOCK 11 TWELVETREES Phase two Tower Hamlets SITES ADJOINING AILSA STREET Phase three Tower Hamlets Skylines LIMEHARBOUR Phase three Tower Hamlets THAMES QUAY MARSH WALL Phase two Tower Hamlets TRAFALGAR WAY TRAFALGAR WAY Phase four Tower Hamlets WESTFERRY PRINTWORKS 235 WESTFERRY ROAD Phase four Tower Hamlets Phase three Tower Hamlets Arrowhead Quay Marsh Wall Phase three Tower Hamlets Angel House Marsh Wall Phase three Tower Hamlets Meridian Gate (North) Marsh Wall Phase three Tower Hamlets Lawn House Close Car Park & Sovereign House Lawn House Close Phase three Wandsworth Land at Clapham Junction Station, SW11 St. John's Hill Phase five Wandsworth Corner of Putney Bridge Road and Putney High Street Putney Bridge Road & Putney High Street Phase four Wandsworth Patcham Terrace and St Mary's School PATCHAM TERRACE Phase three Wandsworth ASDA Stores Ltd. Roehampton Vale Phase four Wandsworth Booker Cash and Carry 41-49 Nine Elms Lane, SW8 Phase four Wandsworth ASDA, LIDL and Boots Sites Falcon Lane Phase five Wandsworth Markets Area, Tooting TOOTING HIGH STREET Phase five Wandsworth Wandsworth Bus Garage Jews Row Phase five Wandsworth 85-99 Upper Richmond Road Upper Richmond Road Phase four Wandsworth Christies Auctioneers Depot PONTON ROAD Phase four Wandsworth Dovercourt Site York Road Phase five Wandsworth Land Adjacent Ark Putney Academy, PULLMAN GARDENS Phase three Wandsworth Feather's Wharf The Causeway Phase five Wandsworth Gartons Industrial Estate Gartons Way Phase five Wandsworth Gas Site, Prince of Drive, Battersea PRINCE OF WALES DRIVE Phase four Wandsworth Government Car and Dispatch Agency Ponton Road Phase four Wandsworth Clapham Junction Station Approach ST. JOHN'S HILL Phase five Wandsworth Homebase Swandon Way Phase five Wandsworth Securicor Site 80 Kirtling Street Phase four Wandsworth Land at the Causeway, SW18 The Causeway Phase five Ram Brewery/Capital Studios/Former Dexion/Duvall site, Ram Wandsworth Street/Armoury Way/Wandsworth, SW18 WANDSWORTH PLAIN Phase five Wandsworth MCDONALDS RESTAURANTS LTD MARL ROAD Phase four Wandsworth Mercedes Benz and Bemco Bridgend Road Phase four Wandsworth Metropolitan Police Warehouse Garage Ponton Road Phase four Wandsworth Roehampton, Danebury Avenue Danebury Avenue Phase five Wandsworth Sleaford Street Sleaford Street Phase three Wandsworth SMARTS GROUP LTD 18-20 Boundaries Road BOUNDARIES ROAD Phase three Wandsworth Price's Candles YORK ROAD Phase five 79-101 Tooting High Street and Wood House/Palladino House, Wandsworth Laurel Close, Tooting SW17 Tooting High Street Phase four Wandsworth York Road Business Centre Yelverton Road Phase five Wandsworth Wandsworth Bridge Roundabout Phase five Wandsworth Sainsbury's Car Park Bedford Hill Phase five Wandsworth B&Q, Smugglers Way Smugglers Way Phase five Wandsworth Homebase, York Road York Road Phase five Cable and Wireless, Ballymore Site 6, Unit 2a, Battersea Park Wandsworth Road, SW8 Phase four Wandsworth 49-59 Battersea Park Road, SW8 Phase four Wandsworth St George's Hospital Car Park, Maybury Street Phase five Wandsworth Putney Telephone Exchange Montserrat Road Phase five Wandsworth Jubilee Hous and Cinema Putney High Street Phase five Wandsworth Wereldhave site Putney High Street Phase five

Wandsworth Land on the corner of Grant Road and Falcon Road, SW11 Phase five Wandsworth Sainsbury's Supermarket 2-6 Werter Road, Phase five Wandsworth 41-47 Chatfield Road, Phase four

Wandsworth South Thames College / Welbeck House / 17-27 Garratt Lane Garratt Lane Phase four Wandsworth 9,11 and 19 Osiers Road Osiers Road Phase four Westminster CROSS RAIL OXFORD STREET Phase three Westminster Royal Mail West End Sorting Office Rathbone Place Phase three Westminster Queen Alexandra Military Hospital Site JOHN ISLIP STREET Phase two Westminster HOUSING RENEWAL SITE CAPLAND STREET CAPLAND STREET Phase three Westminster CAR PARK MOXON STREET Phase two Westminster SOUTHERN WESTMINSTER HOUSING RENEWAL SITE Phase three Westminster EDGWARE ROAD CHURCH STREET SUPERMARKET SITE EDGWARE ROAD Phase two Westminster HARROW ROAD WARWICK DAY NURSERY SITE HARROW ROAD Phase two Westminster PARSONS HOUSE Phase three Westminster LORDS CRICKET MASTERPLAN SITE ST. JOHNS WOOD ROAD Phase three Westminster LT STATION MARYLEBONE ROAD Phase three Westminster PADDINGTON NEW YARD GREAT WESTERN ROAD Phase three Westminster EBURY BRIDGE HOUSING RENEWAL SITE EBURY BRIDGE ROAD Phase three Westminster PRAED STREET PRAED STREET Phase two Westminster St Mary's Hospital NORFOLK PLACE Phase five Westminster TOLLGATE GARDENS HOUSING RENEWAL SITE TOLLGATE GARDENS Phase two Westminster WARWICK ESTATE HOUSING RENEWAL ESTATE BOURNE TERRACE Phase three Westminster WESTBOURNE GREEN NORTH HOUSING RENEWAL SITE ROWINGTON CLOSE Phase two