Tag Archives: housing

Wanted: discipline in government affairs

The Labour government is understandably in a hurry but risks making a profound mess of local government and diverting effort from its new homes target.

A long. long time ago, when I was a civil servant, project and programme management was all the rage. Perhaps it still is, despite the bad press it got after the service allowed management consultants to set up numberless programme offices everywhere whose principal output was to demand “progress” reports from the people doing the work and to regurgitate these in full colour to programme boards. Personally I avoided them, particularly after a consultant appeared in my office to tell me that I couldn’t have my programme manager on my programme board because it was against PRINCE 2 rules. After being abruptly directed to my door, he was never seen again on my patch.

None of this is to suggest that I don’t see a role for well-conceived programmes and projects: on the contrary, one of my final roles in the civil service was as a reviewer in the now-departed Office of Government Commerce, an agency of HM Treasury. Small teams of us would descend on high-risk programmes and projects to find out whether they were being run properly. Highly enjoyable.

Which brings me to the present day. What is going on in the local government directorate of the Ministry of Housing, Communities and Local Government (MHCLG) makes one wonder whether they’ve abandoned programme management (perhaps due to a surfeit of consultants?) or whether it never took root in the Ministry in the first place. Or perhaps its practitioners just don’t know how do it

However you look at it, local government in England has been overwhelmed by a series of MHCLG initiatives which purport to add up to a coherent whole, but – at least viewed from the coal face – do nothing of the sort.

For those readers wishing to look at a detailed study of the mayhem, the Exeter Observer team have produced an excellent deep-dive analysis of what is happening in Devon: read it here.

Currently the only public aims and objectives statement that I can find for the MHCLG is on the gov.uk website:

Setting aside the unfortunate image of senior civil servants in hard hats and boots digging in the mud, the statement encapsulates three distinct actual work streams:

  • increasing the number of homes, with a target of 370,000 each year
  • devolution, under which powers are to be devolved from Whitehall to local authorities and elected mayors
  • local government reorganisation, seen from Whitehall – though possibly from nowhere else apart from public-sector-hating think tanks – as an essential pre-condition for achieving growth

The first of these is arguably the least controversial and is a key commitment in the Prime Minister’s Plan for Change. Given the belief that local planning authorities control the pace of house building (a long-held Whitehall view which glosses over the inconvenient truth that building firms, not councils, build most houses) it’s a bit odd that the government is distracting authorities from their housing task by a reorganisation, which is nowhere mentioned in the Plan for Change. Nor does the 2024 Labour Manifesto hint at the scale of upheaval to come.

Let’s be clear. To speed up housing delivery you do not need to abolish all the district-level planning authorities, which is what the government intends to do. All that is required in the public sphere is change to the National Planning Policy Framework of which a new edition was published in December 2024.

On devolution, the government set out its stall in a white paper published on 16 December 2024. Now call me old fashioned, but this did seem to be jumping the gun. White papers are supposed to be the product of extensive analysis, consultation and thought: indeed the Cabinet Office guidance on making legislation situates a white paper as follows: “the normal stages in policy development: a green paper discussion or consultation document, a white paper (major policy proposals set out in more detail) and one or more rounds of public consultation.”

So what did we get? For starters, a document using expressions such a “having skin in the game”. I had to look up its meaning.

Bearing in mind that a white paper is supposed to be a statement of government policy, the following sentence from it is a bit gob-smacking:

In other words, when publishing the white paper the government hadn’t a clue what sustainable unitary structures are or how it would judge proposals submitted to it.

Just how vague the government’s views are is exemplified by looking at policy on the size of the new councils.

On the unitary authorities the white paper states:

And on strategic authorities:

I, and others, asked MHCLG what the evidence for these figures was. The response pointed to a 2020 report as support for the unitary 500,000 figure. The white paper explains:

No mention of size there. However, the relevant section of the PWC report states:

That’s helpfully precise.

In 2006 the then DCLG, a predecessor of MHCLG, published a study entitled Population Size and Local Authority Performance, carried out by the Centre for Local & Regional Government Research at Cardiff University. The fieldwork is now some 20 years old.

The conclusions of the Cardiff study were cautious:

But PWC put a stronger spin on it, describing the work as:

Interesting to note that the metrics which did apparently not improve with size – CPA, Best Value and VFM – are those of greatest interest to HM Treasury.

The cautionary notes in the original study have been set aside in the PWC summary. But then PWC and their ilk did not get rich by failing to give their clients what they wanted. Since in this case the client was the County Councils Association, the PWC spin is no surprise.

As for the posited 1.5 million population for a strategic authority, no evidence was offered by MHCLG.

One last thought about this shambles. On 12 December 2024 the government published a new version of the NPPF, which included new house building targets for councils to be included in their local plans. But the new framework introduced a new mandatory methodology for calculating the housing needs for each area. So the requirement for my home city of Exeter – which before 12 December 2024 was 642 new homes annually – is now 800. Since getting more homes built is a key government objective, this approach is reasonable, even welcome.

But here’s the rub. Transitional arrangements allow plans which are as advanced as Exeter’s to go forward for examination and approval using the pre-December homes targets. It requires a more imaginative mind than mine to see the value in spending 18 months more work on a plan whose sites strategy has already been overtaken by government policy.

I wish I’d been able to review the MHCLG programme plan for all this!

Five steps to providing more homes without trashing the environment

Let’s start by putting aside the debate about whether we need more housing. It’s been done to death, and the overwhelming consensus is that we need more homes if the law of supply and demand is not to make housing already more unaffordable than now.

The real-world debate is about where those new homes should be built. There are broadly three options: within existing settlements, both rural and urban; extending the boundaries of those settlements; or creating new settlements. Reality means a combination of all three, but striking the balance is the difficult bit.

A key tension is how we create enough housing while preventing unnecessary damage to the natural and built environments. Can we proceed in a way which will not inflame town against country? Can we deliver development with minimum adverse impacts on the natural environment – of which we are temporary stewards – and maximum positive impacts on the built environment? Can we avoid building sprawl which changes the character of communities, often for the worse?

There is no magic wand, but we could begin with a simple toughening-up of some planning policies.

First, force house-builders to stick to their commitments on providing affordable housing. When a developer says a specific proportion of the houses on a development will be affordable, that is the figure that should be delivered. The final plans for the Sherford new community near Plymouth show a reduction from the initial 40% proposal to 15%. Affordable housing benefits local people on modest incomes.

Second, to make better use of what we already have, there should be restrictions on second homes. This will assist the housing shortage and prevent communities from being turned into ghost villages. An outright ban on owning more than one home would certainly be unenforceable and probably politically unacceptable, but some form of punitive taxation on homes not normally occupied for less than, say, 4 days a week could be devised.

Third, and continuing the theme of better use of existing buildings, the common practice of planners specifying separate zones for housing and for other non-intrusive uses should become the exception, not the norm.   Housing and retail can mix very easily. Walk along almost any shopping street outside the honeypots and look at the number of unused rooms on the floors above the shop facades. As current buildings reach their sell-by date, there is an opportunity to use high-class architectural designs to turn those streets into a vibrant mix of ground-floor retail with 3 or 4 floors of housing above them.

Fourth, stop the urban sprawl. In my home town of Exeter, the local plan provides for 12,000 new homes over the period 2006-26, mostly located on the existing city boundaries, and taking up greenfield land. More intensive housing densities within the city, a willingness to think of 5 floors rather than 3 as the norm, and a purge on persistently empty houses would not only enable the city to meet its own needs. It would also retain its compactness, which is one of Exeter’s great attractions. The same can be said of many towns around the country.  And sprawl doesn’t help our battle against climate change.

Finally, central government needs to take land use policy out of the “too difficult” tray. In particular, it needs to recognise that land is not just there to be built on.  Policy needs to understand the vital role of land in producing our food and put food production on a level playing-field with other industries when it comes to land allocation decisions. At present, agricultural land can be taken for housing developments because government inspectors enforce policy-led housing targets in local plans. In the same way, renewable energy structures on farmland have been gaining planning permission because there is a government policy to increase renewable energy generating capacity. But there is no food production target, because successive governments believe it’s best left to the global market, and so farmland has no defence against the developers.

These measures don’t provide all the solutions. But can we make a start here please?