Housing delivery in London has slumped to its lowest level in decades, with only 5,000 new homes expected to be built this year – just 5.68% of the Government’s annual target of 88,000, according to new analysis from planning consultancy Boyer, part of the Leaders Romans Group (LRG).
The stark figures, based on data from Molior London, highlight what Boyer director James Cogan (main picture, inset) describes as a “collapse in housing delivery” across the capital, compounded by a 66% fall in new affordable homes over the past two years.
Now Cogan has written an open letter to the Mayor of London calling for emergency measures to reverse the decline and “kick-start” development activity.
In his letter, Cogan urges the Mayor to consider temporary or targeted reductions in affordable housing requirements – a move he says could help unlock stalled schemes and restore confidence to a sector hit by spiralling build costs, economic uncertainty and falling demand.
MAJOR PLANNING SHIFT
While such a step would represent a major shift in London’s planning approach, Cogan argues that a pragmatic relaxation of policy is now essential.
“No development means no new affordable housing units,” he writes. “If a reduction in the affordable housing requirement allowed at least some development to progress, the net result would be more affordable homes being provided, as well as boosting the proportion of open-market homes.”
DIFFICULT DECISIONS NEEDED
Cogan acknowledges that a change in affordable housing policy alone will not solve London’s housing crisis but says it would send a clear signal that City Hall is “prepared to take difficult but necessary decisions” to adapt to current market conditions.
He also calls for stronger use of the Mayor’s call-in powers to ensure consistency across boroughs, warning that inconsistent application of policy risks prolonging the capital’s housing slump.
Boyer’s intervention comes amid mounting concern that London’s planning system, long burdened by complexity and cost, is now actively deterring development.
Cogan says the development community would “heartily support any initiative” that delivers viable, sustainable new homes – but warns that without urgent action, housing delivery in the capital could remain paralysed well into 2026.
THE LETTER IN FULL
Dear Mayor,
As you know, housing delivery across the capital has collapsed in 2025, with just 5,000 new homes due to be constructed this year (Molior London), representing just 5.68% of the Government’s target of 88,000 per annum. The collapse in housing delivery has resulted in a dramatic fall in the homes that London desperately needs, with the G15 reporting a 66% fall in new affordable homes being built over the last two years as a result of fewer developments being completed.
The time has clearly come for emergency measures aimed at kick-starting housing delivery across London.
We understand that the measures being considered will aim to tackle the significant viability challenges facing housing delivery in London through temporary or targeted reductions in affordable housing requirements. Such measures would represent a drastic shift in the approach at a time of continued significant affordable housing need across London. However, it is imperative that such measures are implemented quickly, as continued inaction increases uncertainty for developers and local planning authorities and risks prolonging the collapse in housing delivery across London. The fact is that no development means no new affordable housing units; but if a reduction in the affordable housing requirement allowed at least some development to progress, the net result would be more affordable homes being provided as well as boosting the proportion of open market homes.
So agree the adoption of either a temporary or targeted relaxation of affordable housing obligations, backed up by use of your call-in powers as an effective means of reversing the collapse in housing delivery. It would be a bold and pragmatic response to the reality of stalled housing delivery, and an encouraging sign that under your leadership, the Greater London Authority is prepared to take difficult but necessary decisions to address the housing crisis.
While a reduction in affordable housing requirements will only tackle one component of the wider viability equation — and cannot alone resolve the impacts of rising build costs, macroeconomic uncertainty, and softening demand — it sends a clear message that you are willing to use those levers available to you to unlock development. In doing so, you would be recognising that economic conditions have shifted dramatically, and that a more flexible planning framework is needed to adapt to this new landscape.
Of course, the effectiveness of any such measures will depend on the detail. Questions remain over whether the reduced affordable housing requirements will apply to existing consents, and how long the relaxation will last. If the relaxation is too short-lived or too limited in scope, it will fail to instil the confidence needed for developers to progress new applications or rework stalled schemes. A balance must be struck between protecting long-term affordability goals and addressing the urgent need to stimulate housing starts in the short term.
Despite the inevitable challenges of implementation, it is encouraging to see that you are exploring innovative planning tools to reignite momentum in the sector. To have meaningful impact, however, such measures must be accompanied by a more robust and proactive use of your call-in powers, particularly where local planning authorities are either unable or unwilling to implement the new measures.
We believe the development community would heartily support any initiative that aims to bring forward new homes — including affordable homes — in a viable and sustainable way. We hope to see swift clarification on the proposed changes and a commitment to ongoing dialogue with the sector to ensure that London’s planning system remains both ambitious and responsive in the face of mounting delivery challenges.
Yours sincerely,
James Cogan, Director, Boyer
