Housing Zones JUNE 2015
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HOUSING ZONES JUNE 2015 1 FOREWORD Our wonderful city is changing at private sale; private rented and a rate not seen since Victorian affordable; and at all price levels. times. Already home to more people than at any time in its Under my Mayoralty, London’s history, London will have 11 getting huge amounts of new million citizens by 2050. It is affordable housing. I am on track growing at the equivalent of a to deliver 100,000 affordable new borough every three years, homes in my two terms, with or a Routemaster bus full of new 81,000 homes already built. residents every eight hours. This year will see the highest number of affordable new homes People are coming here in such in London since the early 1980s. numbers because London is an But more must be done. The economic powerhouse. London scale of the challenge requires is the engine that powers the UK new solutions, new financial economy, is one of only three models and new attitudes to truly global cities, and is a world getting development going. That centre for financial services, is why we are pioneering the insurance, law, culture, media, Housing Zones approach. Using technology and biotechnology. flexibility to do whatever it takes to turbo boost the building of new However, that economic vitality homes in London. does not mean we can rest on our laurels. For at least 30 years, under many different governments, London’s housing supply has not kept pace with its population growth. As a result, we must almost double the Boris Johnson current rate of housebuilding to Mayor of London at least 42,000 homes a year to meet the capital’s historic and future housing needs. There must be a massive increase in the supply of homes of all types: 2 3 HOUSING ZONEs – an iNTRODUCTION Housing Zones are a fresh new Housing Zones are adaptable approach to housing in London. in terms of both funding and Unlike traditional funding planning. That means it is up programmes, they are area- to London boroughs and their focused and bespoke to suit each partners, to agree with the Mayor location to significantly expand just what each Zone needs. In the number of homes being built. addition to investment, Housing Through the Zones, London Zones will offer focused planning, boroughs and the private sector place-making and intensive can work to build the new homes engagement with a wide range London so desperately needs. of delivery partners important to making things happen, from The programme was launched utility companies to Network Rail by the Mayor of London and the and Transport for London. Chancellor of the Exchequer, George Osborne, in June 2014. So far, we have had an The aim is to create up to twenty enthusiastic response from Zones in London and build London boroughs around the 50,000 new homes by 2025. capital. By the initial deadline of 30 September 2014, we had The Mayor has made £400 received 25 bids. Taken together, million of funding available for these significantly exceed both Housing Zones. The funding can the available funding and our be used flexibly, from financing target to build 50,000 new homes infrastructure to supporting by 2025. individual schemes. This will maximise the number of new homes built and address the unique challenges at each site. The focus is on recovery and recycling investment, rather than conventional grant. 4 5 Housing Zones – Progress tO DATE The Zones will create wonderful • 3 new libraries, new places to live, offering ‘total • 3 new health facilities, regeneration’, providing new • 2 new civic centres, The GLA is making a long- provided to those that have not. facilities as well as thousands • 1 major area of employment term commitment to areas This has led to a great variety of homes. For example, the first land re-designated for housing, designated as Housing Zones, of proposals. There are high wave of designations includes: with the funding expected to be numbers of housing purpose- • 1 new church, • 5 station upgrades, in place for ten years. Therefore, built for private rent as well as • 1 new park, assessing the bids has been a shared ownership homes. There • 5 estate regeneration schemes, • 1 ‘3G’ football pitch. very thorough and demanding has also been an intelligent • 5 new schools, process, and it is important that mix of different types of homes, • 4 new bridges built over the Zones demonstrate they can including family homes and water, rail and road to unlock genuinely build more houses in homes designed for older people. development, the best possible way. This has included carefully examining Several proposals have made ways that for there to be a return ambitious requests in terms of on investment and attracting infrastructure. This includes additional investment, alongside bridges, highways improvements an acceptance of sharing risk and station upgrades. Many of and reward between partners. these are already tapping into planned transport improvements We are delighted that all 25 of that need small amounts of the bids have shown tremendous further funding to maximise ambition and determination. In the opportunity. almost all cases, they are also backed locally by high-level and All 25 Housing Zone bids were strong political and business on previously developed land. commitment. This enthusiasm, So it is not surprising that there combined with areas rich in are issues with contamination opportunity, and with space to and how this can be removed. In accommodate thousands of particular, several sites currently homes, gives the programme house decommissioned gas- firm foundations. holders, which must be moved before homes can be built. The Many of the proposals have Mayor’s funding will help this considered in detail how to build happen – and more. large numbers of homes quickly: appropriate challenge has 6 7 London’s Housing Zones Tottenham 29% 1,956 homes 38% Wembley 2,380 homes Blackhorse Lane and 24% Enfield Northern Olympic Park 2,477 homes Barnet 29% Heart of Harrow 5,294 homes Waltham Harrow Forest Redbridge Haringey Havering Barking Town Centre 35% Hillingdon Brent Barking and 2,295 homes Islington Camden Hackney Dagenham Ealing 41% Southall Newham 4,345 homes Tower Hamlets City Westminster Abbey Wood, Plumstead K&C and Thamesmead 41% 1,512 homes Hounslow H&F Greenwich Bexley Southwark Wandsworth Richmond Lambeth 40% Hounslow Town Centre upon Thames Lewisham 3,478 homes Abbey Wood and Merton South Thamesmead 45% Kingston upon 1,314 homes Thames Bromley Sutton Clapham Junction to Croydon 30% 10% Battersea Riverside 5,356 homes New Bermondsey 2,372 homes Location Total no. of homes Central Activity Zone Proportion of Total Homes that will be affordable (%) Source: GLA, NLP analysis 8 9 FIRST DESIGNATIONS The Mayor has designated We will be designating the next the first nine Housing Zones. Zones as part of an ongoing They are: process, and will shortly announce more, once proposals • Abbey Wood and South are finalised. We expect up to Thamesmead, 20 Zones to be in place by the • Abbey Wood, Plumstead and end of Summer 2015. Thamesmead, • Barking Town Centre, You can find out more about • Clapham Junction, Housing Zones, and how they • Blackhorse Lane and can help London get the new Northern Olympic Park homes it needs, by reading about the individual 11 Zones • Heart of Harrow, on the following pages. • Hounslow Town Centre, • New Bermondsey, • Southall, • Tottenham, and • Wembley. The GLA has allocated just over £310 million of funding to these Zones, of which £154 million would be repaid. This will help: • Attract more than £12 billion of investment, • Create over 65,000 construction jobs and, • Accelerate the building of over 32,000 new homes, over 10,600 of which would be affordable. 10 11 Housing Zones by Numbers £12.115 bn £310 m Total value of investment Level of GLA investment and development £154.74m 32,779 Amount of funding repaid Total number of homes 10,653 3,352 Total number of affordable Total number of affordable homes 2015-2025 homes 2015-18 Over 2000ha Over 20,000 Total Housing Zone area Total number of jobs 65,658 68 Total number of construction jobs Total number of schemes 12 13 ABBEY WOOD, PLUMSTEAD AND THAMESMEAD The Royal Borough of Greenwich The new Housing Zone will: in partnership with Peabody • unlock the huge potential Trust has identified Abbey Wood for over 1,500 new homes Plumstead and Thamesmead as a and thousands of jobs by Housing Zone with the ambition to transforming and reshaping provide 1,512 new homes, (44% existing uses and unlocking of which would affordable) and new development sites 3,024 jobs. The new Zone is also a unique opportunity to improve • create modern high quality public space, roads and footpaths public space in the area. This will help deliver • boost the regeneration of a high quality local environment, Thamesmead and Plumstead capitalising on the arrival of over the next 30 years Crossrail to Abbey Wood in 2018. • create a new urban boulevard to make a more viable centre With £340 million private sector investment, this large housing- led regeneration scheme will Transport links provide much needed affordable Abbey Wood Station (Crossrail and well-built homes. As well as in 2018). new homes in the next decade, the scheme will help capitalise Developer on Thamesmead’s potential, Peabody providing another 10- 14,000 new homes for London over the next Planning status 30 years. Most of the sites have outline or detailed planning. 14 15 Key statistics £367.75m £27.775m 22.83ha 3,024 Total value of investment Indicative GLA funding allocation Total Housing Zone area Total number of construction jobs and development 1,512 663 1 Total number of homes Total number of Thamesmead affordable homes Number of Estate KEY: PHASE 1 PHASE 2 Regeneration sites PHASE 3 CROSSRAIL Housing Zone bid proposed phasing Thamesmead Not to scale Town Centre Transport improvements: Community infrastructure: Harrow Manor Way will be A new park and community uses TR changed to a tree lined boulevard as part of mixed use schemes.