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The report warns red tape, safety regulator delays and affordability issues are choking off supply.

Planning consents have collapsed to their lowest level since records began in 2006. London’s overall share of national housing delivery has shrunk from 20% a decade ago to just 15% today.

At the same time, almost 10,000 homes are stuck in the Building Safety Regulator’s Gateway 2 process, with approvals dragging on for more than six months.

Developers also face the dual-staircase rule, carbon offset charges and the Mayoral Construction Infrastructure Levy, all adding to costs that render many apartment-led schemes unviable.

London’s 35% affordable housing requirement is another major stumbling block. Few schemes can meet the threshold, and the shortage of registered providers willing to take Section 106 units is forcing projects into lengthy viability negotiations, further delaying delivery.

On top of this, buyer demand has collapsed under the weight of London’s affordability crisis.

Deposits for first-time buyers now average nearly seven times annual income, leaving only the top 30% of earners able to buy. Just 15% of first-time buyers purchased in the capital last year, compared with 25% a decade ago, while more households have been pushed into the private rented sector.

House builders are calling for urgent action from both ministers and the Mayor of London, including cutting the affordable housing threshold to 25%, streamlining the London Plan, scrapping the Building Safety Levy and reintroducing targeted support for first-time buyers.

Neil Jefferson, HBF chief executive, said: “London Plan policies combined with additional government taxes on new homes, onerous processes to get higher-rise schemes approved and challenging market conditions have effectively made London a no-go zone for housing investment.”

Without intervention, the HBF warns, London will fail to deliver the 440,000 homes needed to contribute to government’s national targets.

The Sea Lanes Canary Wharf scheme will deliver a six-lane natural water pool, community clubhouse, saunas and a food and drink hub as part of the latest phase in the transformation of Eden Dock.

Due to open in summer 2026 subject to planning, the lido will float on the dock with a fixed depth of 1.3m and be open for year-round use. The water, which is cut off from the Thames, is naturally filtered and consistently rated “excellent” by EU Bathing Standards.

Plans also include landscaped courtyards, fitness classes, talks, community events and a restaurant to complement the dock’s growing role as a green and blue urban oasis.

CWG will submit a planning application to Tower Hamlets in September.

The scheme next to the mouth of the River Lea on the northbank of the Thames will comprise a safeguarded wharf and logistic centre, over 200 affordable flats and accommodation for around 1,400 students.

These will be contained in seven mid-rise buildings, the tallest rising to 30 storeys.

Works will also include raising the Thames river wall and construction of a new pontoon structure for vessel docking and unloading.

Designed by Howells and worked up with Montagu Evans, the project will provide over 7,400 sq m of public open space, landscaped gardens, play areas and community facilities.

Orchard Wharf site next to East India Dock Basin

Regal planning director Steve Harrington said: “This is an important step towards delivering new affordable homes and high quality student accommodation in Tower Hamlets while ensuring the long-term future of the wharf as a sustainable logistics hub.

“Orchard Wharf exemplifies our commitment to creating places that balance housing need, economic opportunity and community benefit.”

Construction is due to start in early 2026, with Regal managing work packages.

The proposed mixed-use scheme will deliver 368 homes, a 243-bed hotel and a 246-bed student block on the former goods yard site.

The challenging strip site for the residential project is just 13–26m wide and 900m long, sandwiched between the M1 and the Thameslink rail line, north of Hendon station.

Designed by architect Arney Fender Katsalidis (AFK), the towers would rise from 19 to 29 storeys, linked at ground level by a two-storey podium with colonnades and glazed frontage.

The design uses pigmented precast concrete with finishes that gradually lighten towards the top of the buildings. More than half of the homes and student rooms are designated affordable.

According to buildability adviser Arup, the construction programme would stretch to almost nine years.

Following demolition of a Toyota maintenance facility, two years of piling and excavation would be needed before podium works could start in late 2029.

Tower building will be phased, with three under construction at any one time through to mid-2034. Each tower is expected to take around three years to complete, with the programme carefully staged to avoid disrupting Hendon station’s daily operations.

At its peak the site is expected to employ 400–500 staff, with numbers fluctuating as phases progress.

The project also includes 2,000 sq m of commercial and health space, landscaping, new parking, and reprovision of Network Rail facilities.

BTP Group is acting as cost consultant on the vast scheme, with Heyne Tillet Steel acting as structural engineers and Introba as MEP consultant.

The approved plans will deliver 3,365 new homes alongside 460,000 sq ft of retail and leisure space plus a new transport interchange.

The development, masterplanned by Howells, will also include 463 student units.

John Mulryan, Group Managing Director at Ballymore said: “Town centres and our local high streets are the beating heart of London’s communities – by enabling their success we create opportunity for jobs, growth, connection, and foster pride of place.

“Our shared vision for Edgware will breathe new life into the town centre – transforming it into a more vibrant, inclusive, and welcoming place for residents, businesses, and visitors alike.

“We are immensely proud of these proposals, which are the result of five years of local views and deeply value the input we’ve received throughout the process. We are excited by the masterplan that has emerged and look forward to continuing our work with the community and our partners to bring this vision to reality.”

Since acquiring the Broadwalk Shopping Centre in 2020, Ballymore has undertaken more than four and a half years of sustained engagement with residents, community groups, and interested stakeholders.

Planned new legislation will make it a legal requirement to fix buildings 18 metres or taller by the end of 2029. Buildings between 11 and 18 metres must be remediated by the end of 2031.

Landlords who miss the deadline without a valid excuse could be prosecuted and handed serious penalties.

The new law will also give Homes England and local councils power to step in and carry out works directly where landlords fail to act.

Deputy Prime Minister and housing secretary Angela Rayner said the new Remediation Bill sent a clear message to landlords.

The crackdown is part of the second phase of the Remediation Acceleration Plan. It comes alongside a fresh £1bn investment to support the social housing sector in speeding up cladding removal.

Housing associations and councils will now have equal access to government funding to get jobs done with immediate effect.

Building safety minister Alex Norris said the new rules remove excuses and create a clear path to fix every unsafe building in England.

The government is also funding help for leaseholders including new long-term support to replace costly Waking Watch patrols. In exceptional cases buildings under 11 metres could also qualify for remediation funding.

A new National Remediation System is being rolled out to track progress and hold landlords to account. Local authorities and metro mayors are also being backed with over £5 million to support locally focused remediation plans.

The government’s Building Safety Levy will come into force from October 2026 and is expected to raise £3.4 billion over the next decade. Exemptions will apply to affordable housing, supported housing and small schemes under ten units.

Since the launch of the Remediation Acceleration Plan in December 2024 over 24,000 more residents are now living in safe buildings. Ministers say that number must continue to rise until every dangerous block is fixed.

The redevelopment will deliver 1,928 new homes over four phases, alongside community facilities, public spaces and a fully relandscaped Langdon Park.

The project will include a new mosque and significant investment in local infrastructure.

The first phase will now start on site next year delivering 475 new homes with first completions expected by 2028.

Designed by architects BPTW, the masterplan spans eight hectares and includes a mix of studios, apartments and family homes.

Andy Hill, founder and Group Chief Executive of The Hill Group, said: “This is a landmark moment for Teviot and a major step forward in delivering lasting change for the community.

“Securing planning permission means we can now move forward with our shared vision, which prioritises creating high-quality homes and improved communal spaces that reflect the needs of residents. We look forward to continuing our partnership with Poplar HARCA and the local community to bring these plans to life.”

Paul Dooley, Director of Regeneration and Development at Poplar HARCA, added: “We’re proud to have secured planning permission for the regeneration of Teviot, a nationally exemplar project, shaped in genuine partnership with the community. This is a real win for residents who gave their time and efforts to make sure this masterplan delivers the things that are important for local people.

“The plans include a mix of affordable homes, with a strong focus on family-sized housing to tackle overcrowding in Tower Hamlets, as well as investment in community facilities and projects that will benefit the neighbourhood for years to come. We’re excited to get started on delivering these plans and working in partnership with Hill to build a brighter future for Teviot.”

The full regeneration is expected to be completed by 2042.

• Biggest grant funding boost in a generation

• Rebuilding the sector’s borrowing and investment capacity

• Stronger regulatory oversight

• Kickstarting council house building

• A renewed partnership to build at scale

Homes England will oversee the majority of funding, with up to 30% – £11.7bn – earmarked for the Greater London Authority.

The government will also introduce a new 10-year rent settlement from April 2026, alongside an overhaul of Right to Buy rules to protect council housing stock and boost new delivery.

A modernised Decent Homes Standard will be rolled out and extended to the private rented sector for the first time. Social housing will be covered by new Minimum Energy Efficiency Standards.

Rayner said: “We are seizing this golden opportunity with both hands to transform this country by building the social and affordable homes we need.

“With investment and reform, this government is delivering the biggest boost to social and affordable housing in a generation, unleashing a social rent revolution, and embarking on a decade of renewal for social and affordable housing in this country.”

The land near Canning Town Tube station was previously used for construction of the Elizabeth line – providing the space for the tunnelling machines to be lowered to dig the tunnels.

Places for London and Ballymore will transform the five hectares of brownfield land into a new neighbourhood containing 1,400 homes.

Ben Tate, Head of Property Development at Places for London, said: “The Limmo Peninsula development will be one of our most ambitious developments to date, showing how we can work with the private sector to benefit from the unique opportunities that our estate provides, and helps, us as part of TfL, to support London’s continued growth.

” We’re looking forward to creating a thriving and inclusive new residential neighbourhood, that is safe and child friendly, with excellent transport and active travel connections.”

John Mulryan, Group Managing Director at Ballymore, added: “We have deep roots in Newham and are truly delighted to be partnering once again with Places for London. This partnership is in line with our ambition to partner with landowners across London to deliver new neighbourhoods and communities at scale.

“Newham is a fast growing, diverse borough – and it’s hugely important that the vision for this site reflects that character. Limmo Peninsula will be a dynamic neighbourhood – where its community can thrive. We’re looking forward to collaborating closely with local residents and businesses to create opportunity, connections, and a thoughtfully designed, sustainable neighbourhood.”

The agreement with the Department of Health and Social Care gives the university control of 80,000 sq m of land next to its existing East London campus.

This unlocks ambitious plans to build a major life sciences centre, one of the largest of its kind to come forward in the capital.

The site sits opposite the Royal London Hospital on the south side of Whitechapel Road,

Five new and refurbished buildings, designed by Allies & Morrison and Gibson Thornley, will form part of the scheme, which already has planning consent from Tower Hamlets.

Queen Mary boss Professor Colin Bailey said the landmark deal future-proofed the long-term future of the University.

“This major investment gives us the opportunity, working with partners, to drive economic growth and healthcare benefits in an increasingly hyper-connected area of London within which we have deep historic roots.”

The university first acquired part of the site in 2021, which Professor Bailey said at the time was one of the biggest research investments in its history. Today’s deal completes the acquisition and cements Queen Mary’s commitment to Whitechapel, where it has operated since 1785.

The new campus will sit alongside facilities run by long-standing partner Barts Health NHS Trust.