Pressure is building on London to build new homes and deliver growth. But the development needed to deliver them can either strengthen existing communities or displace them.

Regeneration is happening across the capital. Areas being reshaped to unlock new homes, jobs, and opportunities for Londoners. Yet too often existing communities are left out of the conversation.

There’s renewed focus on development in the current climate. London’s political and planning landscape is changing. Following the local elections in May 2026, many boroughs have new councillors in post. At the same time, the new draft London Plan re-emphasises the role of boroughs in the development process. The Plan proposes building 558,000 new homes between 2027 and 2036, alongside pushing for growth, thriving high streets, affordable workspaces and new infrastructure.

Against, this backdrop, boroughs are under increasing pressure to deliver growth quickly. Successful regeneration means more than the number of homes built or developments completed. As such, it’s critical that development is judged by whether existing residents, traders and community organisations can stay in their evolving neighbourhoods, shape decisions about their future, and benefit from the opportunities and economic value that development creates.

To support councils in this work, Centre for London has produced a practical briefing, with Trust for London, Latin Elephant and Stour Trust – exploring how regeneration can support community wealth building rather than causing displacement.

In July 2026, we brought together councillors, officers and community organisations from across London to delve into the practical advice required for boroughs to properly involve and listen to communities in development, from the outset, through to years after completion.

To help inform councillors and officers, this briefing sets out five principles to guide development as well as the practical questions councillors and officers can use when regeneration proposals come forward:

• Centre the value that already exists in communities from the outset .
• Map the risk of displacement in all forms: residential, commercial, cultural, social and civic.
• Treat communities as foundational partners in decision-making.
• Use planning, land and asset powers to secure long-term local benefit.
• Make accountability to communities last beyond planning approval.

These sit alongside valuable insights from case studies produced by Latin Elephant and Stour Trust, who have practical experience in involving communities in regeneration.

As London prepares for a new phase of growth and development, the briefing asks: when regeneration happens, who gets to stay, who gets to decide, who gets to own, and who gets to benefit?