In this series, we will be tackling the key aspects of the London Plan 2021 and how GJA is integrating these policies into our strategy for sustainable development. This influential document shapes the future of urban development in London, focusing on sustainability, housing, public safety, and more. Through this series, we’ll share insights into how we are tackling the challenges and opportunities presented by the plan.
What is the London Plan 2021?
The London Plan 2021 is a comprehensive Spatial Development Strategy, which is legally binding for all 32 Greater London Boroughs when making planning decisions. Prepared by the Mayor of London, Sadiq Khan, in accordance with the Greater London Authority Act 1999 and associated regulations, it represents a completely new approach, not simply an update or alteration of previous plans. More ambitious and focused than its predecessors, the plan reflects the Mayor's manifesto, with a strong emphasis on achieving 'Good Growth' - a balance of economic, social, and environmental sustainability. The document covers key areas such as housing, design, transport, social infrastructure, heritage, the natural environment, and sustainable infrastructure, with all policies being supported by a 'proportionate evidence base'.
Encompassing over 600 pages, 100 policies and 10 topic areas, it provides a strategic framework for the city’s growth over the next 20-25 years. The plan sets broad objectives while including detailed policies on issues, such as basement developments and improving air quality, ensuring that growth is coordinated across boroughs. Through these policies, the plan aims to create a more resilient, sustainable, and inclusive London for future generations.
What to Expect:
Blog 1: Chapters 3, 7, and 8 – Designing for the Future
Our first post will provide an overview of key sections from the London Plan and how they influence GJA's approach to development. We’ll dive into chapters 3, 7, and 8, covering everything from housing and design standards to the integration of green infrastructure. Discover how we are incorporating these principles into our projects to create spaces that are not only functional but also sustainable and future-proof.
Blog 2: Chapter 9 – Sustainability in Focus
Sustainability is at the heart of both the London Plan 2021 and GJA’s ethos. In the second instalment, we’ll dedicate an entire post to chapter 9, which focuses on sustainable infrastructure. From reducing greenhouse gas emissions to innovative approaches in energy efficiency and water management, GJA aims to integrate sustainable practices across all stages of development.
Blog 3: Navigating Contradictions – Balancing Priorities
The final post will explore the inherent contradictions within the London Plan 2021 and how GJA has successfully navigated these complexities. We’ll discuss the challenges posed by overlapping and sometimes conflicting policies, as well as the creative solutions we employ to balance competing priorities.
Blog 1: How the London Plan 2021 is Guiding GJA’s Approach to Design and Development
The London Plan 2021 plays a significant role in shaping the way we approach architectural design, construction, and urban development across the capital. This ambitious framework sets out to address key challenges such as sustainability, housing shortages, and public safety while envisioning a resilient, inclusive, and thriving city.
At GJA, our commitment to forward-thinking design and sustainable practices is intrinsically aligned with these policies. The London Plan serves as a guiding blueprint for our projects, introducing robust measures and setting ambitious targets for every borough across London.
Our founder and CEO has shared insights into how specific aspects of the London Plan 2021 are influencing the firm’s approach:
Chapter 3 - DESIGN
Accessible Housing (Policy D7)
‘To provide suitable housing and genuine choice for London’s diverse population, including disabled people, older people and families with young children’
The London Plan places a strong emphasis on making housing more accessible, particularly for people with disabilities.
GJA is committed to designing homes that provide easy access for all residents, including those with mobility issues.
At York Terrace East this includes implementing changes such as lowering the ground floor or making adjustments to the design to ensure step-free access. In line with the plan’s guidelines, we strive to create spaces where individuals with disabilities do not feel the need to relocate in order to live comfortably.
Basement Development (Policy D10)
‘Boroughs should establish policies in their Development Plans to establish the negative impacts of large-scale basement development beneath existing buildings, where this is identified as an issue locally’
Historically, basements have extended multiple levels in the capital, even beneath entire gardens. However, the London Plan 2021 imposes strict controls:
Limits on Depth and Area
For example, in boroughs such as RBKC, high residential land values and development restraints have led to increasing levels of basement developments. However, under the London Plan many basement extensions are now restricted to under 50% of the garden, with at least 1.5m of soil above to support plants and trees.
Preserving Heritage
Listed buildings are now off-limits for basement projects, with the aim of protecting London’s architectural legacy.
Local Environment
Proposals for the construction of basements will require planning permission – these proposals need to be sensitively managed through the planning application process to ensure that the impact on the local environment and residential amenity is acceptable.
Local authority reports
GJA will take into account local ground conditions, flood risk and drainage impacts; land and structural stability; the protection of trees, landscape and biodiversity; archaeology and heritage assets; neighbour amenity; air and light pollution; impacts of noise, vibration, dust and site waste. In this regard, you must really want to do a basement.
Fire Safety (Policy D11 & D12)
‘The Mayor uses his convening power to work with relevant partners and stakeholders to ensure and maintain a safe and secure environment in London that is resilient against emergencies including fire, flood, weather, terrorism and related hazards as set out in the London risk register’
At GJA, fire safety is a foundational element in every project we undertake. Beyond compliance, it reflects our commitment to protecting people, safeguarding the environment, and designing responsibly. As fire safety regulations evolve, driven by landmark incidents and growing awareness, our designs adapt to meet these critical challenges.
With the tragic Grenfell Tower disaster serving as a wake-up call, fire safety has become a top priority in urban development and architectural planning. The London Risk Register, created in response to such incidents, highlights the importance of incorporating fire safety measures from the outset.
The London Plan 2021 requires:
Heightened Safety Standards; for buildings over 18 meters are now subject to stringent regulations. Any work on these structures requires significant upgrades, not only to fire safety but also to overall building security.
Fire lifts and dual staircases have now become mandatory for high-rise buildings, enhancing escape routes in emergencies.
For public buildings, such as restaurants or event venues, strict rules govern maximum occupancy and the number of escape routes.
These factors significantly influence the layout and design of the building all of which guides GJA’s development process.
Noise Mitigation (Policy D14)
‘In order to reduce, manage and mitigate noise to improve health and quality of life, residential and other non-aviation development proposals should manage noise’
As cities grow and urban areas become more densely populated, managing noise pollution has become a crucial element in architectural design. Policy D14 of the London Plan outlines the need to reduce, manage, and mitigate noise in residential and non-residential developments to improve both health and quality of life. At GJA, we take these regulations seriously, integrating advanced solutions to meet noise control requirements and deliver sustainable, liveable environments.
A critical aspect of noise mitigation is ensuring that plant equipment, such as air conditioning and ventilation systems, operates at levels that do not disturb surrounding areas.
According to the regulations, plant equipment must produce noise at least 10 decibels lower than the lowest ambient noise level over a 24-hour period. This requires precise design, measurement, and execution to ensure compliance.
To address this, GJA employs cutting-edge technologies such as heat pumps with adjustable nighttime modes. GJA works with specialised manufacturers who design adjustable modes specifically to meet these stringent requirements. These heat pumps have been engineered with nighttime modes to minimize noise disturbances during quiet hours, ensuring the systems are both efficient and considerate of the environment.
Chapter 7 - HERITAGE AND CULTURE
Heritage Conservation and Growth (Policy HC1)
‘Development plans and strategies should demonstrate a clear understanding of the historic environment and heritage values of sites or areas and their relationship with their surroundings. This knowledge should be used to inform the effective integration of London’s heritage in regenerative change’.
The London Plan 2021 highlights the importance of balancing heritage preservation with London’s continued growth and development.
Historically, English Heritage (now Historic England) managed all listed building applications across the UK. Over time, this responsibility transitioned to local authorities, with conservation officers stepping in to oversee these applications at a more localized level. Today, Historic England typically handles only the most significant structures, such as Grade I listed buildings.
For GJA, working on listed buildings like York Terrace East - a Grade I property located in a conservation area in central London - requires close collaboration with local conservation officers and compliance with stringent heritage laws. This ensures that even as these historical buildings are modernised, their cultural and architectural significance remains intact.
Strategic and Local views (Policy HC3)
‘Strategic views include significant buildings, urban landscapes or riverscapes that help to define London at a strategic level. They are seen from places that are publicly accessible and well-used… Within the designated views, the mayor will identify landmarks that make a static, historic, cultural or other contributions to the view and which assist the viewers understanding under enjoyment of the view’
While much of the London Plan reiterates existing heritage laws, its emphasis reflects the evolving perception of London’s development - from historic landmarks to mid-20th - century concrete buildings. This broad perspective encourages the preservation of not only grand, historical sites but also the architectural milestones that represent London’s post-war growth and industrial identity.
In planning terms, views are categorised into public and private classifications, each with its own implications:
Public Views: These are views enjoyed by the general population and often carry significant weight in planning decisions. For example, the restoration of York Terrace East enhances the view from Regent’s Park, aligning with public interest and gaining planning support.
Private Views: While less critical in planning considerations, private views can still influence the approach to specific design interventions, particularly in residential projects.
The public benefit of restoring historical buildings often justifies certain compromises in heritage preservation. GJA projects, like York Terrace East, demonstrate this balance. After remaining unoccupied for 50 years, this iconic building is being restored to high-end residential use, contributing to London's housing stock while maintaining its historical essence for future generations. Although plans for significant interventions, including façade demolition, are required, the public benefit of restoring a visible heritage building from Regent’s Park outweighs strict preservation concerns.
Chapter 8 - GREEN INFRASTRUCTURE AND NATURAL ENVIRONMENT
Green Infrastructure (Policy G1)
‘London’s network of green and open spaces, and green spaces in the built environment, should be protected and enhanced. Green Infrastructure should be planned, designed and managed in an integrated way to achieve multiple benefits.’
In the context of urban planning and development, the term green infrastructure has never been more relevant. With the pressing challenges of biodiversity loss, CO2 emissions, and the ongoing need for environmental improvement, green infrastructure is central to the way we shape cities for the future. It involves integrating nature and ecological systems into urban spaces to provide a balance between human development and environmental sustainability.
London’s Green Belt and Metropolitan Open Land (Policy G2 & G3)
‘The Green Belt should be protected from inappropriate development…Exceptional circumstances are required to justify either the extension of de-designation of the Green Belt through the preparation of review of a Local Plan…Metropolitan Open Land (MOL) is afforded the same status and level of protection as Green Belt’.
Around major metropolitan areas like London, there is an ongoing debate about the future of the green belt—the areas of undeveloped, often rural land surrounding urban centres. These spaces are crucial for maintaining biodiversity, reducing CO2 levels, and providing residents with access to nature. However, the challenge of balancing the demand for more housing and infrastructure with the need to preserve green areas is a delicate one.
Within the city, parks and open spaces are increasingly treated like the green belt, forming essential pockets of nature in the midst of urban density. For example, Regent’s Park is classified as both a park and a vital part of the city’s ecological framework. As development pressures mount, protecting these spaces becomes increasingly difficult.
Green Infrastructure as a Public Good (Policy G4)
‘Proposals to enhance open spaces to provide a wider range of benefits for Londoners will be encouraged. Examples could include improves public access, inclusive design, recreation facilities, habitat creation, landscaping improvement of Sustainable Drainage Systems (SuDS).’
Ultimately, the goal of integrating green infrastructure into our urban environments is to create spaces that benefit both people and the planet.
At GJA, we have a prime example of this balancing act in our ongoing project at Hanover Lodge, located in the heart of Regent’s Park. Expanding a historic villa like Hanover Lodge within such a sensitive area is no small feat. The building’s historical importance cannot be understated, as it’s the only villa designed by the renowned architect John Nash in the Northern Regents Park.
While the expansion itself presents challenges, particularly in preserving the park’s aesthetic and ecological value, the project is ultimately aimed at enhancing public benefit to this iconic space. By carefully expanding the view from the canal, the project will make the villa’s architectural beauty more accessible to the public, fostering an appreciation for both the building and the surrounding green infrastructure.
Tree Protection (Policy G7)
‘Development proposals should ensure that, wherever possible, existing trees of value are retained.’
As part of GJA’s commitment to sustainable and responsible development, we take every measure to protect the natural environment during each stage of construction. For every project we undertake, one of the key steps is working with tree experts to assess and classify any trees on the property. If a tree is deemed protected, it’s subject to strict protection measures, ensuring that its roots and overall health are maintained throughout construction.
This process is mandated by the London Plan 2021, which has reinforced tree protection regulations across boroughs. If any of the construction involves driving over the root zone of a protected tree, we take extra precautions to suspend walkways and build around these areas in a way that minimises harm to the tree’s health.
Chapter 10 - TRANSPORT
Residential parking (Policy T6.1)
'New residential development should not exceed the maximum parking standards set out in Table 10.3. These standards are a hierarchy with the more restrictive standard applying when a site falls into more than one category.'
The London Plan 2021 places significant emphasis on reducing car dependency in urban areas, and its transport policies, particularly Policy T6.1 on residential parking, serve as a guiding framework for GJA’s high-end residential developments. By prioritising sustainable transport solutions and aligning with the Plan’s stringent parking standards, GJA ensures that its projects contribute to a greener, less car-centric London.
Reimagining Parking in Residential Developments
The London Plan explicitly discourages private car use, especially in central boroughs. Parking spaces in new residential developments must adhere to strict maximum limits, and projects with reduced or no parking provision often gain smoother approval from planning authorities.
For GJA, this means creatively integrating solutions that reduce the visibility and presence of cars. For example, at York Terrace West, the design ensures that no vehicles are visible on the surface. Upon entering the development, cars are directed via a concealed lift into a dedicated underground parking facility, entirely separate from pedestrian spaces.
This approach aligns with the London Plan’s ethos of discouraging street-level car use while maintaining seamless functionality for residents.
Managing Construction Traffic
The emphasis on sustainable transport isn’t limited to completed projects—it extends to how construction is managed. A Construction Traffic Management Plan (CTMP) is a critical requirement for all GJA projects. These plans outline measures to mitigate disruption and minimize environmental impacts, including:
Traffic Scheduling: Avoiding peak times, particularly around schools, hospitals, and other essential amenities.
Comprehensive Oversight: Ensuring detailed identification and management of construction traffic routes.
Rigorous Scrutiny: Addressing the intense level of oversight applied to traffic plans during the approval process.
This proactive approach not only aligns with Policy T6.1 but also underscores GJA’s commitment to integrating sustainable practices at every stage of development.
As we conclude this first blog post in our series on the London Plan 2021, it's clear that this comprehensive framework has a significant influence on the way we approach development at GJA. We’ve only scratched the surface of how the London Plan shapes our strategy for sustainable and responsible urban design. By aligning our projects with policies on accessibility, heritage, green infrastructure, and more, we ensure that every development not only meets regulatory standards but also contributes to a thriving, resilient future for London.
In our next post, we will discuss in depth Chapter 9 of the London Plan, titled Sustainability in Focus. This chapter lays out the framework for reducing London's carbon footprint, tackling climate change, and enhancing energy efficiency to achieve a zero-carbon city. We’ll explore how GJA is integrating these sustainability principles into every stage of development, from energy-efficient building designs to innovative water management systems.
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