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

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 –

PPS3 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 million additional homes by 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 ,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 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 Combined.pdfhttp:// 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