Between semis and skyscrapers

London is missing out on the benefits of mid-rise housing, and clearer planning policy is needed to help the capital meet its long-term housing targets, according to a new report from the London Assembly Planning and Regeneration Committee published today.

Between skyscrapers and semis: London’s missing mid-rise housing report sets out how a shift to mid-rise buildings could unlock more homes while improving neighbourhood quality.

The report found that London is significantly less dense than comparable global cities and that widespread, modest increases in density—particularly in well-connected areas—could help deliver thousands of additional homes. Evidence provided to the investigation showed that mid-rise housing supports “gentle density”, creates more liveable communities, and can provide the family‑sized homes Londoners want.

Despite this, the report warns that the existing London Plan does not provide enough clarity or direction to encourage mid-rise development at scale. 

To address these challenges, the report calls for a series of reforms ahead of the next London Plan, including:

• Establishing mid-rise as the preferred development form in high-access locations.
• Introducing a clear, London‑wide definition of mid-rise buildings.
• Reinstating a modernised density matrix to link height and density to local context and transport accessibility.
• Reviewing the effectiveness of design codes and supporting boroughs and local residents to develop codes that enable high-quality mid-rise housing.
• Funding two pilot projects to test earlier, more meaningful local engagement in planning decisions.

Chair of the Planning and Regeneration Committee, James Small‑Edwards AM, said:

“London faces a perfect storm of pressures slowing delivery, yet the answer is right in front of us. Mid-rise housing offers the liveable, human‑scale density that residents want and that our city needs.

“Through this investigation we heard clear evidence that London should be building more mid-rise homes, and planning policy must give the clarity to make that happen. 

“Our recommendations set out practical steps to support higher-quality development, rebuild trust with communities, and ensure the next London Plan provides a stronger, more strategic approach to meeting London’s housing needs.”