Housing

Planning Policy Statement 3 and the Planning Gain Supplement

Events

A lot of water under the bridge– Housing Green Paper– Housing and Regeneration Bill– Callcutt Report– Planning Reform Bill: PGS replaced with

Community Infrastructure Levy (CIS)– …

Housing

Planning Policy Statement 3 and the Planning Gain Supplement

Housing…

Responding to a tangible sense of crisis

Rynd Smith

Director Policy and Communications Royal Town Planning Institute

Royal Town Planning Institute

Professional body for spatial planners Charity that advances the art and science of spatial

planning Major provider of advice and community involvement

through Planning Aid 20,000 members

Building Sustainable Communities

Housing with access to– Social and community facilities– Retail– Open space / natural environment– Transport– Employment

Durable housing Adaptable housing Affordable housing Zero carbon by 2016

Questions

What are the main barriers to housing delivery ? How can current policy and practice be improved to

help facilitate increased levels of market and social housing, in the right places and as part of genuinely inclusive communities?

The Main Barriers

Getting – Sustainable– Affordable– Volume

Source: Prof A Wenban-Smith

Propositions

There are volume delivery problems There are cost problems There is an affordability problem There are tenure delivery / community management

problems There is a timeliness problem There is breakdown of political conception

– Nationally serious– Locally not in our back yard

Solutions

Getting more spatial– Responding to climate change – Fighting the ‘sustainable infrastructure deficit’

Oiling the supply chain Controlling costs and inflationary drivers

Questions of land supply and market performance– Exploring housing land supply myths– http://www.rtpi.org.uk/item/913

PPS3

PPS 3 Requires that the Regional Spatial Strategy should

enable local planning authorities to ensure a fifteen year supply of land

Five years of this should be ‘available, suitable, and achievable’

The Housing Green Paper

240,000 homes per year by 2016 2 million additional homes by 2016 3 million additional homes by 2020

Regional Strategies (1.6 million – 1.8 million) New Growth Points (100,000 – 150,000) Eco-towns (25,000 – 100,000)

200,000 new homes on surplus public sector land by 2016 60,000 new homes on surplus brownfield land held by local authorities The minimum level of affordable housing provision on these sites will

be 50%

But doubling the flow of permissions/increase in stock of land at

20% per year and doubling social rented new supply leads to a modest impact on price (a reduction of 4% in year 5)

Proposition 1 Affordability is about much more than land supply Consider market conditions, lending policy…

Proposition 2 But we need housing in the volume proposed

NHPAU

Consistent statistical modelling and monitoring Input to regional and local planning

Proposition– Enhanced market and stock intelligence makes better and

more timely planning– Needs consistent high level reporting of land stocks and

build rates by developers– Monitoring will help to further unpack relationships between

demand, supply, price and affordability, which are complex

Homes and Communities Agency

To be established under the Housing and Regeneration Bill

Planning Powers (Cls 13-18) Cl 13 – a flexible and pragmatic power to become

the local planning authority

Sub-national Review

Joining RES with RSS

Proposition Ensure a strengthened regional planning system

delivers– Excellent, timely, integrated housing market analysis– Broadly: the right houses, in the right numbers, in the right

places, at the right time…

Partnerships for Delivery

Housing Green Paper + Callcutt

Proposition– Local housing companies give local authorities

and preferred developers a shared stake in delivery

– Develops and maintains value to support 75% brownfield delivery, quality and place management

Tackling the Infrastructure Deficit

See http://www.rtpi.org.uk/download/202/pol20060839.pdf

A lack of capacity to deliver in scale A lack of capacity to deliver in space ageing infrastructure depreciated infrastructure inefficient infrastructure

The Planning White Paper contains part of the solution - MIPs

The announcement of the replacement of PGS with CIS contains part

The Planning Bill enshrines both

Planning Bill

Parts 1-8 National policy statements Infrastructure planning commission

RTPI response Broad support – some refinement of legislative detail

to clarify community involvement whilst avoiding scope for uncertainty and litigation

Part 10 Community Infrastructure Levy

See Callcutt - attribution See

http://www.rtpi.org.uk/download/672/PGS-P20070202-Combined.pdf

Oiling the supply chain

Housing delivery: affordable sustainable volume: is a wicked problem of many parts

Requires traction on more than one component of the machine to fundamentally change its speed and cost of operation

Polish the planning system Examine landowner and developer dimensions Examine finance and lending dimensions Examine tenure and management dimensions