For the last few decades, governments have promoted housebuilding through private developers, suggesting that this will solve our housing crisis. The planning system has been steadily weakened with the justification that this will drive growth. But where does this leave communities? Our Community Planning Officer Stephen explains our current context, and how communities can regain power in developments.
Continuing the trend of favouring developers in policy, the latest version of the National Planning Policy Framework sets higher mandatory housing targets for Local Authorities. There is also talk of reducing the powers of planning committees, with a new Planning and Infrastructure Bill planned for the Spring. When this is combined with the target of 300,000 new homes per year, Local Authorities are forced to approve more developments, including in the green belt, meaning small communities risk being overwhelmed by large developments.
A myth oft heard is that growth on this scale will bring house prices down. This concept was rejected by Kate Barker the economist who wrote a major report on housing in 2004 (link here). As the proposed new builds make up less than 1% of the total supply, it’s second-hand stock that influences the market to a greater extent. With low interest rates, house prices are likely to stay high even if many homes are built.
On top of this, the new housing projects will absorb much of the skill base, so other plans such as retro fitting old stock to meet climate targets may also be hard to deliver.
So, what are the alternatives? We need social housing targets where each Local Authority delivers these with support from Central Government. We also need community input into local developments, and development of truly affordable housing.
Community First Oxfordshire works with communities to embed place-based values, supporting environment through stewardship, economic vitality through local High Streets, and social cohesion through community assets.
One way we do this is through Neighbourhood Plans – which form part of the statutory development plan. These use legally binding tools to recognise local priorities and defend the essence of communities. For example, Design Codes can emphasise higher densities, create streets rather than roads, and optimise stewardship arrangements to keep places green. Our staff are presently working on several Neighbourhood plans such as in North Leigh and Ducklington.
New developments don’t necessarily harm communities, they just need to be embedded into the local context and address local housing need at an appropriate scale. That’s why mapping need and using a community development approach are so essential to good placemaking, ensuring truly affordable housing that can sustain and grow a community for generations to come.
Let’s make truly affordable homes, not just houses!
