DEVASSIST: Mayor intervenes in refused 586-home scheme on protected London land

The Mayor of London has taken over decision-making on a major residential scheme in New Malden, after plans for 586 homes on protected land were refused at the local level despite officer support.

The application, submitted by Berkeley Homes West London, proposes the redevelopment of a former gasholder site across three hectares. The scheme includes five residential buildings ranging from eight to 16 storeys, delivering 175 affordable homes alongside wider public realm, landscaping and infrastructure improvements.

A key issue is the site’s designation as Metropolitan Open Land, which carries the same level of protection as green belt under the London Plan.

Planning officers at the Royal Borough of Kingston-upon-Thames had recommended approval, pointing to the borough’s limited housing land supply and the opportunity to deliver a significant number of homes on previously developed land. However, members voted to refuse the scheme, citing concerns around the impact on openness and the character of the area. With the neighbouring London Borough of Merton also failing to determine the application within the statutory timeframe, the decision has now been escalated.

The Mayor’s intervention follows a recommendation from Greater London Authority officers, who concluded that the scheme meets the threshold for strategic involvement. They identified its potential to contribute meaningfully to London-wide housing targets, alongside wider benefits including affordable housing, transport improvements and public realm enhancements.

In their assessment, GLA officers stated that the proposal “would not be considered to be inappropriate development”, that it would make a “substantial contribution” towards housing targets, and that “subject to appropriate planning conditions and section 106 obligations being secured, the proposal could bring benefits to both [boroughs] and to London more generally”. They also concluded there were “sound planning reasons for the mayor to intervene”. In contrast, members at Kingston Council had previously cited “substantial harm” to openness and described the scheme as “out of character”.

What this highlights

This case demonstrates how planning decisions, particularly on protected land, are increasingly influenced by wider housing delivery pressures.

It also highlights the role of strategic intervention in London, where schemes of this scale can move beyond local determination, where they are considered to have broader significance.

For buyers and property professionals, it reinforces that local refusals are not always the final outcome. Proposals can progress through alternative routes where the wider planning balance supports delivery, particularly in areas with constrained housing supply.

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