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Industry urges government to tackle concerns over poor-quality housing

The Town and Country Planning Association (TCPA) is calling for a new, ground-breaking piece of legislation to transform the quality of new homes in England.

The proposals would force ministers to make sure that all new housing meets ten quality, safety and placemaking ‘principles’, attributes the organisation claims collectively constitute a ‘decent’ home.

Principles put forward in the organisation’s draft ‘Healthy Homes Bill’ include a requirement that new housing is built to be safe from the risk of fire, includes adequate living space and is located within a short walk of children’s play spaces.

The call for this new legislation is a response to research the TCPA undertook with University College London (UCL), which in one case study found that, using permitted development rights, a developer had increased the number of flats in a building by 33% upon what was declared within their ‘prior approval’ application, potentially leading to overcrowding and preventing the local authority from planning to meet the needs of residents. In another example, researchers discovered a two-bed flat, again built using permitted development, having only one small window.

This announcement coincides with the centenary of the Housing and Town Planning Act 1919, a key piece of legislation which helped transform the quality and delivery of council housing, giving ordinary people a decent home.

Fiona Howie, chief executive of the TCPA, said “There is a need for more homes but it is essential that they are of a high quality. Too often that is not the case. The very worst examples we have seen have come through the deregulated conversion of old office blocks and storage facilities into housing units. The creation of these cramped and substandard housing units is even more scandalous given what we know about the impact of housing conditions on people’s health and well-being. Poor quality, badly designed housing damages people’s life chances.

“In the rush to build more homes quality and safety is being overlooked. Surely everyone should agree that is unacceptable? We have gone backwards over the last 100 years. The Healthy Homes Act will help make sure that new homes built today leave a positive legacy. We know there is cross party political support for new homes and we hope there will be cross party support for this vital piece of new legislation to help transform the kinds of homes and places we are creating now and for future generations.”

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Councils warn of ‘severe’ need for affordable homes

A report published today by APSE (Association for Public Service Excellence) and written and researched by the TCPA finds that 98% of UK councils surveyed describe their need for affordable homes as either ‘severe’ or ‘moderate’.

UK councils are becoming increasingly unable to meet demands for affordable housing and 98% now describe their need as either ‘severe’ or ‘moderate’, with only 1% claiming that their need is not substantial.

The survey of 166 local authorities in Britain highlights the pressure on councils to meet the growing demand for affordable housing due to a lack of new homes being built and that many of those that are being built are not affordable to those in need.

The research highlights the cumulative impact of existing housing and planning policies in England—such as the 1 per cent annual rent reductions in the social rented sector and the continued deregulation and reform of the planning system—have reduced the ability of councils to secure genuinely affordable homes available for social rent.

Kate Henderson, Chief Executive of the TCPA, said “Our research reveals that Britain is facing an acute housing crisis with councils across the country increasingly unable to meet the need for affordable housing.

“The government must make tackling the housing crisis a priority. An ambition to increase housing numbers is not enough, we need to ensure that the homes that are built are affordable and well designed.”

By exploring a range of issues faced by councils, this study has identified how local authorities are already taking a more active role in housing delivery through entrepreneurial approaches, such as setting up local housing companies and innovative approaches to partnership working. Over two thirds (69%) of councils surveyed said that they already had or were thinking about setting up a local authority housing company either on their own or in partnership.

Paul O’Brien, Chief Executive of APSE concluded “A new wave of council homes would help support local economic growth, jobs and skills in our economy; housing could be an effective driver for a renewed industrial strategy but to achieve this we need to place local councils at the heart of delivery on housing need. That means the Government must provide the financial freedoms and flexibility for councils to deliver solutions to our chronic housing shortage.”

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Experts warn that planning system is failing those in greatest need

Councils in the most deprived areas of England are meeting only a fraction of their requirements for affordable housing because the planning system is not set up to deliver homes for people in the greatest need, according to a recent report.

Between 2016-17, Blackpool, Knowsley and Pendle—whose residents take home some of the lowest incomes in the country—saw no new affordable housing delivered through the planning system and less than 7% of their requirement met by other means. On the other end of the spectrum, affluent areas including the Vale of White Horse were able to deliver 96% of their affordable housing using the planning system.

The planning system is one of the main drivers for delivering affordable housing in England, with 70% of councils saying they rely on it substantially to allow them to meet housing need. Local requirements for affordable housing are usually set as a percentage of overall housing delivered on a scheme. Councils have said deprived areas are being left behind by the current system because only high-value areas can meet developers’ profit expectations and still deliver affordable homes.

Figures show that although over half of councils have set a minimum threshold for genuinely affordable housing using their local plans, only 2% actually manage to achieve it.

Developers have traditionally managed to bypass local requirements for affordable housing by first submitting a scheme that meets the threshold, but later backing out of their commitment, claiming unworkable profit margins. The government attempted to address this problem earlier in the year by restricting the use of viability testing to only ‘particular circumstances’, although councils aren’t convinced that this will curb the problem. One official claimed that the changes will simply create new issues, which local authorities will struggle to react to.

The report also finds that councils often specify much lower numbers of affordable housing in their local plans than necessary because they believe that setting a level which meets their true requirement would deter developers from investing in their areas. This has seen deprived areas setting their target as low as 5% of new affordable housing—when the actual need is sometimes as high as 84%­—but still seeing no new homes created for lower-earning residents.

Planning for Affordable Housing, which was funded by the Nationwide Foundation, makes a series of recommendations about what needs to change to the planning system to deliver more affordable housing for people in need across the country, and highlights the critical role that innovative councils are playing to secure more affordable homes.

Henry Smith, projects and policy manager at the TCPA, said “Although housing costs are often lower in more deprived areas of the country, they’re still out of reach for many local people. This research shows that the housing crisis truly is a national problem and not only limited to major cities and those living in the south east.

“Councils are being put in a difficult situation where they’re forced to furiously attract development to meet a five-year target imposed on them by the government, but at the same time negotiate with developers to make sure that what is actually affordable to people most in need.

“Many councils are responding to these difficult circumstances by acting in new and innovative ways, such as fast-tracking planning applications—considered a barrier by many developers—for schemes which meet higher levels of affordable housing. However, to truly make a dent on these numbers the government needs to immediately increase grant levels for councils and housing associations to enable them to deliver genuinely affordable homes. It is also essential that the government creates a definition of affordable housing, which links affordability to income and people’s ability to pay, rather than an arbitrary portion of the market rate.”

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New report finds local planning is failing the climate change test

Research carried out by the Town and Country Planning Association (TCPA) for the Joseph Rowntree Foundation (JRF) has found that the majority of new local plans in England are failing to cut carbon emissions and to plan for the scale of severe weather predicted over future years.

The study, which examined the most recently prepared plans in England, found that 70% had no carbon reduction targets or any way of monitoring their progress with carbon reduction. While plans did reflect current flood risk, they were generally poor at dealing with future climate impacts such as sea level rise and increased surface water flooding. Only a fraction of plans had recognised the impacts of heat stress or linked climate change with human health. This is despite national policy having firm commitments on climate change.

The full report, Planning for the Climate Challenge? Understanding the performance of English Local Plans, will be launched today at a TCPA event.

Dr Hugh Ellis, Interim Chief Executive at the TCPA, emphasised that there has been a missed opportunity within local plan policy to build in long term adaptation to future climate change impacts for local communities, and to integrate mitigation measures that reduce carbon emissions. He said “In practice a clear political signal has been sent to local authorities to deprioritise climate change and instead to focus solely on the allocation of housing land. Housing growth is vital, but it must be in the right place and to the right standards to deal with the future impacts of climatic change. Local planning can do a great deal to cut emissions and to design places resilient to flooding and overheating, but, the fact remains that many places remain critically unprepared for climate change. Government must act to refocus the system to look at outcomes that will result in secure, resilient and low carbon places.”

The study concluded that significant policy change and new resources were required if the system was going to deliver on is potential in tackling climate change. Sir Graham Wynne, Member of the Adaptation Sub-Committee of the Committee on Climate Change, commented that: “TCPA’s work is particularly relevant in the context of climate change and local planning has a strong impact on the resilience, well-being and sustainability of our communities. As climate change brings more frequent heatwaves and extreme rainfall, local planning decisions can do much to create safer, healthier communities with lower greenhouse gas emissions. This report worryingly finds that too often local plans fail to promote energy efficiency, low-carbon transport, and the sustainable management of water and flooding.”

Katharine Knox JRF Policy and research manager added “This report provides worrying reading for vulnerable communities at the sharp end of climate change impacts. Without better spatial planning, we risk increasing disadvantage among communities at greatest risk. Efforts need to be made at national and local level to respond to these challenges urgently.”

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