CBP 7671
CBP 7671
CBP 7671
Contents
Summary 3
1. How much new housing does England need? 7
1.1 Defining housing need 7
1.2 Estimating housing need 8
Household projections for England 8
Other estimates of need 10
1.3 Is new supply meeting housing need? 13
2. Trends in housing supply 14
2.1 Growth in housing supply 14
2.2 Components of new housing supply 15
2.3 Long-term trends in house building 18
Housing starts and completions 18
House building by type of developer 18
2.4 Profile of new builds in England 21
2.5 Expenditure on housing 22
3. Increasing supply in England: barriers and solutions 25
3.1 The local authority and housing association contribution 27
3.2 Land supply and capturing value 36
Release of public sector land for housing 40
Direct commissioning 44
New Towns and Garden Cities 45
3.3 Funding infrastructure 46
3.4 The planning system 49
Planning conditions 50
Section 106 agreements and the Community Infrastructure Levy 52
Viability tests 54
Resourcing authorities’ planning capacity 56
Delivering a variety of sites for development 57
The duty to cooperate and housing market areas 58
Incentives to develop: speeding up and monitoring build-out rates 59
Better use of green belt land 65
3.5 Support for SME developers 68
3.6 The construction industry 70
Labour market and skills 70
Innovation in construction 71
The Farmer Review’s recommendations 2016 72
4. Housing White Paper: additional proposals 76
4.1 A standard method for calculating housing need 76
4.2 A housing delivery test 77
4.3 Build to rent 78
Cover page image copyright Building site by Mark Philpott. Licensed under CC BY 2.0 /
image cropped.
3 Commons Library Briefing, 12 December 2018
Summary
Estimates have put the number of new homes needed in England at between 240,000
and 340,000 per year, accounting for new household formation and a backlog of existing
need for suitable housing. In 2017/18, the total housing stock in England increased by
around 222,000 homes. This was 2% higher than the year before – and the amount of
new homes supplied annually has been growing for several years – but is still lower than
estimated need.
Housing need manifests itself in a variety of ways, such as increased levels of
overcrowding, acute affordability issues, more young people living with their parents for
longer periods, impaired labour mobility resulting in businesses finding it difficult to recruit
and retain staff, and increased levels of homelessness.
The 2015 Government set out an ambition to deliver 1 million net additions to the
housing stock by the end of the Parliament, which was expected to be in 2020. Net
additions include, for example, conversions and changes of use. Critics said that the
figure did not take account of the backlog of housing need. The House of Lords Select
Committee on Economic Affairs concluded in Building More Homes (2016), that the
target “was not based on a robust analysis” and went on to recommend that the housing
crisis required the development of at least 300,000 new homes annually “for the
foreseeable future.” In addition to questioning whether a target of 1 million homes is
ambitious enough, there is some doubt over whether even this number is achievable.
The current Conservative Government was elected in 2017 with a manifesto pledge to
meet the 2015 commitment to deliver 1 million homes by the end of 2020 and to
“deliver half a million more by the end of 2022.” The manifesto said that, if elected,
the Government would deliver on the reforms proposed in the Housing White Paper
(February 2017). The Autumn Budget 2017 set out an ambition “to put England on
track to deliver 300,000 new homes a year.” In January 2018, the Department for
Communities and Local Government (DCLG) was renamed the Ministry of Housing,
Communities and Local Government (MHCLG) to reflect the Government’s “renewed
focus to deliver more homes.” The Homes and Communities Agency (HCA) was
relaunched as Homes England on 11 January 2018:
By bringing together their existing planning expertise and new land buying powers,
the new agency will play a major role in securing land in areas where people want to
live, support smaller and more innovative house builders into the market and resource
brownfield sites from across the country to deliver homes for families.
There is consensus around the long-term under-supply housing and the need to address
this, but there is less agreement within the industry about how best to achieve the
necessary step-change in supply. Commentators agree that there is no ‘silver bullet’ and
call for a range of solutions across several policy areas. The 2017 UK Housing Review
Briefing Paper (September 2017) argues that while supply is of critical importance, “so
is the rather more neglected issue of affordability, in both the private and social
housing sectors.” The Resolution Foundation has said that a greater proportion of
genuinely affordable homes to rent and own will be needed “to make housing less of a
living standards burden for families.” In the foreword to the June 2017 IPPR report, What
more can be done to build the homes we need? Sir Michael Lyons said: “We would stress
that it is not just the number built but also the balance of tenures and affordability which
need to be thought through for an effective housing strategy.” This is echoed in research
commissioned by the National Housing Federation (NHF) and Crisis from Heriot-Watt
4 Tackling the under-supply of housing in England
University, which has identified a need for 340,000 homes each year to 2031 of which
145,000 “must be affordable homes”.
The 2015 Government acted to stimulate housing supply through a variety of schemes.
These schemes were referred to in the Government’s response to Building More Homes
which acknowledged that “we have much more to do as a country to build more homes
and that the Government has a role to play in making sure our housing market works for
everyone.” February 2017 saw the publication of the Housing White paper Fixing our
broken housing market, which set out “a comprehensive package of reform to increase
housing supply and halt the decline in housing affordability.” The White Paper identified a
threefold problem of “not enough local authorities planning for the homes they need;
housebuilding that is simply too slow; and a construction industry that is too reliant on a
small number of big players.” The White Paper focused on four main areas:
• Building the right homes in the right places.
• Building them faster.
• Widening the range of builders and construction methods.
• ‘Helping people now’ including investing in new affordable housing and preventing
homelessness.
Consultation on proposals in chapters 1 and 2 of the White Paper closed on 2 May 2017.
A separate consultation exercise on Planning and affordable housing for Build to Rent was
launched alongside the White Paper, the outcome of which was published in August
2017. A summary of responses to the White Paper and the Government’s view on the
way forward was published on 5 March 2018. This date also saw the launch of
consultation on proposed changes to the National Planning Policy Framework (NPPF) and
further consultation on reforming developer contributions to affordable housing and
infrastructure. A revised NPPF together with amended planning guidance was published
on 24 July 2018. The Government response to reforming developer contributions was
published in October 2018.
This briefing paper considers key trends in housing supply in the UK and goes on to focus
on some of the of the key barriers and potential solutions to increasing supply in England.
The paper takes account of the key measures announced by the 2015 Government in
Fixing our broken housing market and subsequent developments.
The barriers and solutions cover issues including:
• The potential contribution of the local authority and housing association sectors.
The delivery of more than 200,000 homes per year in England has, since 1939, only
happened largely as a result of major public sector (local authority) housebuilding
programmes.
• How to ensure that more land suitable for development is brought forward at a
reasonable price, including how more public land can brought forward more
quickly.
• How to properly resource local authority planning departments and tackle a
planning system that is widely seen as slow, costly and complex. There is some
agreement on the need to incentivise authorities and communities to approve
development, and for measures to encourage developers to build-out permissioned
land without unnecessary delays.
• Consideration of how essential infrastructure to support housing development can
be funded.
5 Commons Library Briefing, 12 December 2018
• How to encourage and support more small and medium sized building firms into a
market that is currently dominated by a small number of large companies.
• How to ensure that the construction industry is in a fit state to deliver the
housebuilding capacity that England requires. The Government commissioned
Farmer Review of the UK Construction Labour Model (2016) concluded that “many
features of the industry are synonymous with a sick, or even a dying patient.”
Government action to stimulate housing supply can be found in Library briefing paper
06416: Stimulating housing supply - Government initiatives (England).
Other relevant Library papers include:
• What is affordable housing? (September 2018)
• What next for planning in England? The National Planning Policy Framework
(October 2018)
Statistics on housing supply
Tables showing the data used in this briefing paper, as well as house building statistics for
all UK countries, are available for download at this link or from the landing page for this
briefing.
The Library has also produced an interactive tool, Housing supply for local authorities, for
comparing trends in local housing supply in England.
6 Tackling the under-supply of housing in England
7 Commons Library Briefing, 12 December 2018
1
DCLG, November 2010. Estimating housing need.
2
Ibid.
3
HC 861, 7 December 2016, Q2
8 Tackling the under-supply of housing in England
4
ONS, Household projections in England: 2016-based, 18 September 2018
9 Commons Library Briefing, 12 December 2018
Household projections are not uniform across England. The map on the
previous page shows projected change for each local authority as a
percentage change from its 2016 population. Growth is projected to be
higher in London, the South East and parts of the Midlands and lower in
the North. The number of households is projected to fall in three
Northern local authorities (Barrow-in-Furness, Copeland and
Richmondshire).
Change from previous projections
Before the September 2018 release, household projections were The Commons
published by MHCLG. The previous set of projections published by Library Insight
article Housing
MHCLG were higher, putting the average increase in households at
targets: Can we
210,000 per year. 5 A number of methodological changes caused this
predict future
difference. 6 Two key changes were: need? explains
• New, lower population projections were used. The 2016-based changes in the
population projections assume lower numbers of births and less projections and
net international migration, as well as slower improvements in life their effects on
expectancy, than the previous set. 7 local targets.
5
MHCLG, 2014-based household projections in England, 2014 to 2039
6
See ONS, Methodology used to produce household projections for England: 2016-
based, 20 September 2018
7
ONS, National population projections: 2016-based statistical bulletin, 26 October
2017
8
E.g. by A.E. Holmans in Housing need and effective demand in England (2014) and
New estimates of housing demand and need in England, 2011 to 2031.
9
A.E. Holmans in Housing need and effective demand in England (2014)
10 Tackling the under-supply of housing in England
10
MHCLG, Technical consultation on updates to national planning policy and
guidance, 26 October 2018, p11
11
Ibid., p8
12
Ibid., p9
13
A.E. Holmans (2013), New estimates of housing demand and need in England, 2011
to 2031.
14
In reality, migration is now higher than it was in 2011 (see ONS, Migration Statistics
Quarterly Report, December 2016). Projections do not take account of future policy
changes affecting migration, e.g. as a result of the UK exiting the European Union.
11 Commons Library Briefing, 12 December 2018
15
Shelter and KPMG (2015), Building the homes we need: a programme for the 2015
government, pp19-20
16
Oral Evidence: MHCLG Housing Priorities, HC 830 Q3, 12 March 2018
17
2017 UK Housing Review Briefing Paper, Steve Wilcox, John Perry and Peter
Williams, September 2017
18
2017 UK Housing Review Briefing Paper, Steve Wilcox, John Perry and Peter
Williams, September 2017
19
NHF Press Release, England short of 4 million homes, 18 May 2018
12 Tackling the under-supply of housing in England
20
2018 UK Housing Review Briefing Paper, October 2018, Mark Stephens, John Perry,
Steve Wilcox, Peter Williams and Gillian Young , p7
21
Ibid.
22
Residential Analysts, A housing crisis? More like a series of local crises needing local
solutions, October 2018, pp 5-6
23
Ibid., p13
13 Commons Library Briefing, 12 December 2018
0
2006-07 2008-09 2010-11 2012-13 2014-15 2016-17
Sources: MHCLG, Live Table 120; ONS, Household projections for England: 2016-
based; estimated need referenced in this section.
14 Tackling the under-supply of housing in England
Change between the 1991 and 2011 censuses can be examined 1991-2001 +8%
in finer detail (see map, below). In both England and the UK the
overall increase was 16%, but many regions saw less growth
2001-11 +8%
than this – the North East (9%) and the North West (11%) had
the lowest growth. The South West had the largest increase in
Source: MHCLG, Live Tables 104, 106
dwelling stock in England (22%), while Northern Ireland had the
and 107
largest in the UK (32%).
Source: MHCLG, Live Tables 104, 106, 107, 108 and 109.
.. = data not available.
24
MHCLG, Live Tables 104, 106 and 107
15 Commons Library Briefing, 12 December 2018
The annual net supply series covers new builds, conversions, change of use,
demolitions and other changes in the dwelling stock. See below for more on
how these factors contribute to net supply.
The quarterly series covers new builds only, but its figures are generally lower
than the new-build figures given in the annual net supply series. Since 2006-
07, it has recorded about 15% fewer dwellings than the annual series.
MHCLG describes the annual series as ‘the primary and most comprehensive
measure of housing supply’, while the quarterly series is a ‘leading indicator’ of
the trend in supply. The quarterly series has some other advantages: it covers a
longer time-span, provides a breakdown by tenure and has figures for the
whole of the UK. For these reasons, the quarterly series is used in this briefing
paper when a comparison of building by time, tenure or geography is likely to
be useful.
Sources: MHCLG, Live Table 120 (annual series), Live Table 209 (quarterly series)
300
100
Net change-of-use
0
Net conversions
Demolitions
-100
2006-07 2011-12 2016-17
Notes: The net additional dwellings total also includes adjustments based on the
2011 Census, and a small number of gains labelled as ‘other’.
There was a net gain of 222,190 dwellings in 2017-18: higher than the
estimated average for the seventies, despite the seventies having more
new-build completions per year. This is partly because there were
considerably more demolitions in the seventies. Additionally, change of
use from non-residential into residential property has accounted for an
increasing proportion of new housing supply. Change of use produced
29,720 new dwellings in 2017-18 compared to 20,150 in 2006-07. 25
Sources: A.E. Holmans, Historical Statistics of Housing in Great Britain, Table B.17;
MHCLG, Live Table 120
Notes: Holmans reports the total number of dwellings for each time period; this chart
shows the average per year. ‘Slum clearance’ refers to demolitions carried out by local
authorities using specific powers for removing unfit dwellings under the Housing Act
1930 and Housing Repairs and Rents Act 1954.
25
Source: MHCLG, Live Table 120
18 Tackling the under-supply of housing in England
1928
1933
World War II
substantially reduced
1938 housebuilding.
2003
2013
Sources: B.R. Mitchell, British Historical Statistics; MHCLG, Live Tables 244 and 245
Notes: Data is for financial years from 1923/24 to 1944/45, then calendar years. See
data download for full notes.
20 Tackling the under-supply of housing in England
100%
Local authorities
Housing associations
50%
0%
1946 1956 1966 1976 1986 1996 2006 2016
Wales
100%
Local authorities
Housing associations
50%
0%
1946 1956 1966 1976 1986 1996 2006 2016
Scotland
100%
Local authorities
Housing associations
50%
0%
1946 1956 1966 1976 1986 1996 2006 2016
Northern Ireland
100%
Local authorities
Housing associations
50%
0%
1949 1959 1969 1979 1989 1999 2009
Source: MHCLG, Live Tables 244, 245, 246 and 247
21 Commons Library Briefing, 12 December 2018
Current tenure
Owner occupied 57% 63%
Private rented 24% 19%
Local authority 1% 8%
Housing association 18% 10%
22 Tackling the under-supply of housing in England
26
All spending in this section is given in 2017-18 prices. Adjustments made using the
Treasury’s GDP deflators for October 2018.
23 Commons Library Briefing, 12 December 2018
Source: HM Treasury, PESA 2018, Table 9.10; ONS, mid-year population estimates
for mid-2017 via nomisweb.co.uk
27
Shelter, 2014, Bricks or Benefits?, p.9
24 Tackling the under-supply of housing in England
2
Housing & community
1 amenities
0
1998-99 2003-04 2008-09 2013-14
Sources: HM Treasury, PESA 2018, Tables 4.3 and 5.2; DWP, Benefit expenditure
and caseload tables, Outturn and forecast: Autumn budget 2018, Table 1a; HM
Treasury, GDP deflators at market prices
25 Commons Library Briefing, 12 December 2018
32
Shelter and KPMG (2015), Building the homes we need: a programme for the 2015
government, pp19-20
33
National Housing Federation (NHF) Press Release, England short of 4 million homes,
18 May 2018
34
Ibid.
35
Conservative Party Manifesto 2017, p70
36
Select Committee on Economic Affairs, 1st Report of Session 2016-17, Building More
Homes, HL Paper 20, 15 July 2016, para 84
37
Ibid., para 85
38
Knight Frank, Housebuilding Report 2018, July 2018, Figure 3, page 3.
39
For more information see Library briefing paper 06416: Stimulating housing supply -
Government initiatives (England)
40
Government response to the House of Lords Economic Affairs Committee Report:
"Building more homes" CM 9384, December 2016
41
Ibid.
27 Commons Library Briefing, 12 December 2018
February 2017 saw the publication of the Housing White paper Fixing
our broken housing market, 42 which set out “a comprehensive package
of reform to increase housing supply and halt the decline in housing
affordability.” 43 When giving evidence to the Public Accounts
Committee in February 2017, Melanie Dawes, Permanent Secretary at
DCLG, was questioned on when the gap between net additions to the
stock and the demand for new housing, estimated to be 189,000 and
277,000 respectively, would be eliminated. She replied:
It will continue as it has done for decades. I agree, and that will
show itself primarily in affordability and in some places in
homelessness. I am simply being honest with you. For something
on this scale and of this magnitude, we do not have some neat
line that tells us when those paths will cross. 44
The following sections highlight some of the key barriers and potential
solutions to increasing housing supply which have been identified by
commentators. As noted above, there is a lack of consensus around all
the issues and possible approaches. Some proposals, such as building on
the green belt, are particularly contentious. The paper has been updated
to include reference to proposals contained in the Housing White Paper,
and subsequent developments, where appropriate.
A request made by the economist, Dame Kate Barker, when giving
evidence to both the House of Lords Economic Affairs Committee 45 and
the Treasury Committee, during its inquiry into housing policy following
the Autumn Statement 2016, 46 was for housing policy to be joined up
between the Treasury, Department for Work and Pensions (DWP),
Department for Communities and Local Government (now the Ministry
of Housing, Communities and Local Government, MHCLG) and the
Bank of England.
42
Cm 9352, Fixing our broken housing market, February 2017
43
Cm 9362, Autumn Statement 2016, November 2016, para 3.11
44
HC 958, 22 February 2017, Q132
45
Select Committee on Economic Affairs, 1st Report of Session 2016-17, Building More
Homes, HL Paper 20, 15 July 2016, para 59
46
HC 861, 7 December 2016, Q50
47
Shelter and KPMG (2015), Building the homes we need: a programme for the 2015
government, p20
28 Tackling the under-supply of housing in England
48
Select Committee on Economic Affairs, 1st Report of Session 2016-17, Building More
Homes, HL Paper 20, 15 July 2016, para 85
49
Ibid., para 56
50
Ibid., para 201
51
Joseph Rowntree Foundation, Affordable housing: why current plans to invest don’t
go far enough, 27 March 2018
52
The representative body of housing associations.
53
NHF, An offer for everyone, October 2016
54
Cm 9671, MHCLG, A new deal for social housing, August 2018, p11
55
NHF, Submission: Budget 2018, 28 September 2018
56
Announced at Budget 2017.
29 Commons Library Briefing, 12 December 2018
57
Summer Budget 2015 announced that social housing providers would have to
reduce their rents by 1% each year for four years up to 2020. Analysis of the impact
on associations by Savills Housing Consultancy, and seen by Inside Housing, reported
that the sector’s financial capacity had reduced by 9% since the rent cut began in
April 2016. Inside Housing, Sector’s capacity down 9% since rent cut, research
shows”, 9 March 2018
58
PM to address the National Housing Federation summit, 18 September 2018
59
NHF, Submission: Budget 2018, 28 September 2018
60
Ibid.
61
See p27
62
NHF, Submission: Budget 2018, 28 September 2018
63
NHF, Submission: Autumn Budget 2017, 22 September 2017
64
MHCLG, National Planning Policy Framework, 24 July 2018, para 64 [exemptions to
this requirement will be allowed in certain circumstances]
65
NHF, Submission: Budget 2018, 28 September 2018
30 Tackling the under-supply of housing in England
66
NHF, An offer for everyone, October 2016
67
NHF, Submission: Budget 2018, 28 September 2018
68
Shelter and KPMG (2015), Building the homes we need: a programme for the 2015
government, p75
69
Inside Housing, “Budget a ‘missed opportunity’ on housing says NHF”, 30 October
2018
31 Commons Library Briefing, 12 December 2018
70
See Library briefing paper 06776, Local housing authorities - the self-financing
regime: progress and issues
71
CIH and CIPFA, Investing in Council Housing, July 2016
72
The Government has said that the higher value sales policy will not be implemented
and Local Housing Allowance rates will not be extended to cover claimants living in
the social rented sector.
73
See Library briefing paper 06776, Local housing authorities - the self-financing
regime: progress and issues
74
HL3457 – Written Question - 7 December 2016
75
Select Committee on Economic Affairs, 1st Report of Session 2016-17, Building More
Homes, HL Paper 20, 15 July 2016, para 220
32 Tackling the under-supply of housing in England
76
HC 46, Tenth Report of session 2016-17, 29 April 2017, para 54
77
Inside Housing, Why councils don’t use all their existing borrowing capacity?”, 26
July 2018
78
HC 587, November 2017, para 5.23
79
Prime Minister’s Conference Speech, 3 October 2018
80
HMT, HC 1629, 2018 Budget, para 4.56
81
Resolution Foundation blog, Lifting the lid on the borrowing cap, 31 October 2108
33 Commons Library Briefing, 12 December 2018
82
Ibid.
83
LGA, “Potential £320 billion windfall from new generation of high quality council
housing”, 28 October 2018
84
Written question -181173, 29 October 2018
85
John Perry, Public Finance, Lifting the HRA borrowing cap should come with
accounting changes”, 22 October 2018
34 Tackling the under-supply of housing in England
86
HC 1652, Eleventh Report of 2010-12 Volume I, Financing New Housing Supply,
May 2012, Ev 134-5
87
The Lyons housing review, 2014 p145
88
Cm 8401, July 2012, para 17
89
CIH submission to the Autumn Statement 2016, October 2016
90
Social Housing Update: Written Statement – HCWS614, 29 March 2018
91
Cm 8747, 2013 Autumn Statement, December 2013, para 1.229
92
The Elphicke-House report, January 2015, para 4.27
35 Commons Library Briefing, 12 December 2018
93
The Elphicke-House report, From statutory provider to housing-delivery enabler,
January 2015, para 4.24
94
CIH submission to the Autumn Statement 2016, October 2016
95
Smith Institute, Delivering the renaissance in council-built homes – the rise of local
housing companies, October 2017
96
Cm 9352, Fixing our broken housing market, February 2017, para 3.28
97
See for example: LGA Briefing on the Housing White Paper, February 2017
98
MHCLG, A new deal for social housing, 14 August 2018, paras 154-156
99
Cm 9352, Fixing our broken housing market, February 2017, para 3.33
36 Tackling the under-supply of housing in England
100
Select Committee on Economic Affairs, 1st Report of Session 2016-17, Building More
Homes, HL Paper 20, 15 July 2016, para 61
101
UK National Ecosystem Assessment, 2011, p23
102
Shelter and KPMG (2015), Building the homes we need: a programme for the 2015
government, p8
103
Ibid.
104
NEF, What lies beneath: how to fix the broken land system at the heart of our
housing crisis, July 2018, p2
105
Shelter and KPMG (2015), Building the homes we need: a programme for the 2015
government, p39
37 Commons Library Briefing, 12 December 2018
106
Land Value Taxation Campaign [accessed on 4 January 2017]
107
NEF, What lies beneath: how to fix the broken land system at the heart of our
housing crisis, July 2018, p2
108
Institute for Economic Affairs, The case for a Land Value Tax, 15 February 2016
109
Labour Party Manifesto 2017, p86
110
Civitas, Reform of the land compensation rules: How much could it save on the cost
of a public-sector housebuilding programme? March 2018
111
Labour Party, Housing for the Many, April 2018, p22
112
NHF, Submission: Budget 2018, 28 September 2018
38 Tackling the under-supply of housing in England
113
Ibid.
114
Financial Times, “Tory MP’s housing reforms divide industry,” 14 November 2017
115
Neil O’Brien MP, Onward, Green, Pleasant and Affordable, June 2018, p8
116
HC 766, Tenth Report of 2017-19, 13 September 2018
117
CM 9734, November 2018
118
HC 766, Tenth Report of 2017-19, 13 September 2018
119
CM 9734, November 2018, para 11
120
Ibid., para 29
39 Commons Library Briefing, 12 December 2018
small builders to find sites more easily. 121 The Lyons Housing Review of
2014 recommended that the Land Registry should open up land
ownership information to the public and that it should be made a legal
requirement to register land option agreements, prices and transactions:
Greater transparency about ownership, options and transactions
would deliver a number of important benefits that would result in
better operation of the land market. It would assist in effective
plan making by enabling local authorities to properly assess land
availability and the record of landowners, agents and developers
in bringing forward sites. It would greatly assist local authorities
and other developers in land assembly, and provide information
on achievable prices to landowners. It would also improve
understanding of the viability of schemes to assist in negotiations
of planning obligations. This would also increase the chance of
planning gain being financed by a landowner rather than a
developer. 122
Fixing our broken housing market set out measures the Government
intended to take to increase the transparency of land ownership and
interests, including:
• A target for HM Land Registry to achieve comprehensive land
The Housing White
registration by 2030 with all publicly held land in areas of high
Paper contained
housing need registered by 2020, with the rest to follow by 2025.
measures aimed at
• Consult on improving the transparency of contractual improving the
arrangements used to control land with legislation to follow “at transparency of
the earliest opportunity.” land ownership and
interests in land.
• The release of the commercial and corporate ownership data set (paras 1.17-21)
and the overseas ownership data set free of charge, and
publication of a draft Bill on the reform of restrictive covenants
and other interests. 123
The annex to the White Paper contained consultation questions on
these proposals. Responses could be submitted up to 2 May 2017.
121
Shelter and KPMG (2015), Building the homes we need: a programme for the 2015
government, p13
122
The Lyons Housing Review, 2014, p63
123
Cm 9352, Fixing our broken housing market, February 2017, paras 1.17-21
40 Tackling the under-supply of housing in England
Several studies have considered whether land banking takes place. For example, a report by Molior for
the London Mayor in 2012 found that of the 210,000 existing planning permissions for new homes in
London, 55% were in the control of building firms while 45% were in the control of non-building firms
such as investment funds, historic land owners, government and ‘developers’ who do not build. Molior
concluded that accusations of land banking directed at builders were ‘misplaced.’ An update report in
2014 found a smaller percentage of planning permissions held by non-developers.
It is acknowledged that developers retain stocks of land with planning permission as a strategy for
managing pipelines and ‘smoothing out peaks and troughs in resource allocation.’ There are also
holdings of ‘strategic land banks’ which are sites without planning permission which are generally held
‘under option,’ i.e. not recorded as in the developer’s ownership. Shelter and KPMG conclude that
incentives to get strategic land through planning are ‘very high’ and expect any issues to be:
…more at the strategic and local planning level, with a lack of visibility over land control
and intent meaning that it is less each to match planning strategy with land that is
controlled by developers and hence more likely to be able to be brought forward quickly
for development. 124
If land banking is not the main problem, there does appear to be a case for ensuring that the majority
of suitable land for development is held by firms who intend to build on it.
124
Shelter and KPMG (2015), Building the homes we need: a programme for the 2015
government, p37
125
Select Committee on Economic Affairs, 1st Report of Session 2016-17, Building More
Homes, HL Paper 20, 15 July 2016, para 154
126
DCLG Press Release, 8 June 2011
127
Select Committee on Economic Affairs, 1st Report of Session 2016-17, Building More
Homes, HL Paper 20, 15 July 2016, para 162
128
HC 634, Twenty-second report of 2016-17, 2 November 2016
41 Commons Library Briefing, 12 December 2018
129
Ibid., para 8
130
Ibid., p3
131
Public sector land – Written question – 111227, 23 November 2017
132
Housing: Construction: Written question – 163754, 18 July 2018
133
Shelter and KPMG (2015), Building the homes we need: a programme for the 2015
government, p76
134
Select Committee on Economic Affairs, 1st Report of Session 2016-17, Building More
Homes, HL Paper 20, 15 July 2016, para 176
42 Tackling the under-supply of housing in England
135
CM 9734, November 2018, paras 43 and 44
136
NEF, What lies beneath: how to fix the broken land system at the heart of our
housing crisis, July 2018, p5
137
Ibid.
43 Commons Library Briefing, 12 December 2018
138
Select Committee on Economic Affairs, 1st Report of Session 2016-17, Building More
Homes, HL Paper 20, 15 July 2016, para 177
139
Cm 9352, Fixing our broken housing market, February 2017, para A47
140
HC 766, Tenth Report of 2017-19, 13 September 2018, para 118
141
CM 9734, November 2018, para 41
142
MHCLG, Planning reform: supporting the high street and increasing the delivery of
new homes, October 2018
44 Tackling the under-supply of housing in England
Direct commissioning
Housing organisations welcomed the inclusion of housing development
The 2015
in the Coalition Government’s National Infrastructure Plan 2014 Government
(published on 2 December 2014). This plan set out an intention to trial a launched a £45m
new delivery model with the Homes and Communities Agency (HCA, Land Release Fund
now Homes England) taking the lead role. Essentially, direct and an Accelerated
commissioning involves Homes England leading on site delivery (public Construction
land) on which the development of new homes is directly commissioned Programme. (White
by Government. An extension of direct commissioning was announced Paper para 1.26).
on 4 January 2016. 144 This approach was also aimed at supporting
smaller companies and new entrants to the housebuilding market.
The Lords Select Committee on Economic Affairs called for direct
commissioning to form a bigger part of the housebuilding
programme:
We welcome the trial of direct commissioning but it should be a
much bigger part of the housebuilding programme. The
implementation of our recommendations on the financing of local
authority building would help with this. Direct commissioning
would also provide opportunities for smaller builders. 145
The Communities and Local Government Select Committee questioned
the Chairman of the HCA (now Homes England), Sir Edward Lister,
about progress with the pilots during its inquiry into capacity in the
homebuilding industry over 2016-17. Sir Edward said that progress had
been slower that they would have liked. 146 Direct commissioning
appears to have been overtaken by the accelerated construction
143
NHF, Submission: Budget 2018, 28 September 2018
144
PM: The Government will directly build affordable homes, 4 January 2016
145
Select Committee on Economic Affairs, 1st Report of Session 2016-17, Building More
Homes, HL Paper 20, 15 July 2016, para 172
146
HC 46, Tenth Report of 2016-17, 29 April 2017, para 46
45 Commons Library Briefing, 12 December 2018
147
OBR, Economic and Fiscal Outlook, November 2017, para 4.111
148
The Lyons Housing Review, 2014, p90
149
HC 861, 7 December 2016, Q5
150
Ibid., Q8
46 Tackling the under-supply of housing in England
151
MHCLG, New powers for councils to deliver new homes for local families, 4 June
2018
152
Ibid.
153
MHCLG, Planning reform: supporting the high street and increasing the delivery of
new homes, October 2018 (consultation closes on 14 January 2019)
154
CM 9734, November 2018, para 37
155
HC 587, 23 November 2017, para 5.17
156
DCLG Press Release, 4 December 2017
157
MHCLG Press Release, 15 August 2018
158
Shelter and KPMG (2015), Building the homes we need: a programme for the 2015
government, p46
47 Commons Library Briefing, 12 December 2018
159
Autumn Statement 2016, para 3.11
160
HC 587, 23 November 2017, para 5.18
161
HC 1629, October 2018, para 4.56
162
The Lyons Housing Review, 2014, p92
163
Ibid., p93
164
Housing & Finance Institute, Proposed recommendations to improve the delivery of
housing related infrastructure, November 2017
165
MHCLG, National Planning Policy Framework, 24 July 2018, para 72
48 Tackling the under-supply of housing in England
The revised NPPF requires local plans to set out policy requirements for
developer contributions towards infrastructure and affordable
housing:
Plans should set out the contributions expected from
development. This should include setting out the levels and types
of affordable housing provision required, along with other
infrastructure (such as that needed for education, health,
transport, flood and water management, green and digital
infrastructure). Such policies should not undermine the
deliverability of the plan. 166
There is also recognition in the revised NPPF of the need for authorities
to plan for the provision of high quality digital infrastructure:
Advanced, high quality and reliable communications infrastructure
is essential for economic growth and social well-being. Planning
policies and decisions should support the expansion of electronic
communications networks, including next generation mobile
technology (such as 5G) and full fibre broadband connections.
Policies should set out how high quality digital infrastructure,
providing access to services from a range of providers, is expected
to be delivered and upgraded over time; and should prioritise full
fibre connections to existing and new developments (as these
connections will, in almost all cases, provide the optimum
solution). 167
Section 3.2 of this paper touches on the debate around capturing
increases in land value for the public benefit once planning permission is
granted. Currently, the Community Infrastructure Levy (CIL) and section
106 agreements (see section 3.4 below) are the main means through
which this increase in value is captured. Evidence submitted to the
Housing, Communities and Local Government Committee’s inquiry into
land value capture by the Chartered Institute of Housing argued that
there is scope for an improved system to achieve a higher contribution
towards the cost of infrastructure:
Analysis by the Centre for Progressive Capitalism identified that
Section 106 agreements and CIL together captured £2.8 billion of
the increase in land value for public benefit, leaving £9.3 billion as
windfall profit, largely accruing to landowners/traders. They
estimate that, at that rate, £185 billion of increased value over the
next 20 years would be lost, which otherwise would be able to
contribute towards the infrastructure required for that
development, and the benefit of local communities. A system is
required that enables a more balanced share of the increase in
land value between landowner, developer and the public. 168
The Committee made several recommendations on funding
infrastructure for housing developments. These include reforms to
section 106 and CIL (see section 3.4 below), and:
• Consideration to be given to introducing a Local Infrastructure
Tariff (LIT). The Government said it would continue to explore
166
MHCLG, National Planning Policy Framework, 24 July 2018, para 34
167
MHCLG, National Planning Policy Framework, 24 July 2018, para 112
168
Written evidence submitted by the Chartered Institute of Housing to the HCLG
Committee inquiry into land value capture, LVC 052, March 2018
49 Commons Library Briefing, 12 December 2018
169
CM 9734, November 2018, para 17
170
MHCLG, Government response to supporting housing delivery through developer
contributions, October 2018
171
CM 9734, November 2018, para 21
172
Ibid., paras 23-28
173
Ibid., para 38
50 Tackling the under-supply of housing in England
174
Government response to the House of Lords Economic Affairs Committee Report:
"Building more homes" CM 9384, December 2016
175
Ibid.
176
Lyons housing review, 2014 p43
177
Select Committee on Economic Affairs, 1st Report of Session 2016-17, Building More
Homes, HL Paper 20, 15 July 2016, para 148
51 Commons Library Briefing, 12 December 2018
[…]
This is an encouraging headline figure but few of those recently
permitted will yet be buildable. Permissions are recorded once one
of the ‘conditions’ attached to them by the Local Authority is
satisfied- or ‘discharged’. Many will have dozens of ‘pre-
commencement’ conditions attached and so builders will not
legally be entitled to commence construction until they are all
discharged- a process which could take some months and is
dependent on the ability and capacity of the authority to provide
this service. 178
The HBF welcomed measures in the Neighbourhood Planning Act 2017
The Secretary of
to introduce a new process for agreeing pre-commencement conditions, State has gained
but said it would like to see a limit on the number of conditions powers to prohibit
authorities can impose, and authorities prevented from imposing conditions that do
‘spurious’ conditions that, the HBF argues, could be dealt with later in not meet national
the construction process to enable builders to get on site more quickly: policy tests. A
Many conditions – such as the Local Authority needing to approve
deemed discharge
a final children’s play area design – should not be holding up provision has
building work and could be agreed once work is underway operated since
through the imposition of a ‘pre-occupation’ condition. 2015.
Information collected by HBF shows how authorities are holding
up construction with demands for scale drawings of the
placement of picnic tables and refuse bins in children’s play areas
and detailed statements on the ‘engagement and recruitment of
local artists’ to provide public art on the new estate. 179
A consultation process ran between 30 January and 27 February 2018
during which comments were invited on draft regulations to create an
exemption to the requirement in the Neighbourhood Planning Act 2017
that local planning authorities obtain the written agreement of an
applicant before imposing a pre-commencement condition on a grant
of planning permission. 180 The Government response to the consultation
exercise was published in May 2018. The Town and Country Planning
(Pre-commencement Conditions) Regulations 2018 have been made
and came into force on 1 October 2018.
178
HBF, New home planning ‘permissions’ up – but system remains a constraint, 3
January 2017
179
Ibid.
180
MHCLG, Improving the use of planning conditions: consultation on draft
regulations, January 2018
52 Tackling the under-supply of housing in England
181
Developers and local authorities agree a contract relevant to a specific development
that will mitigate its impact. This can include the provision of affordable housing and
payment for additional infrastructure.
182
A local authority may set a levy on all new building in their area. The money raised is
used to fund general infrastructure.
183
Stephens; Perry; Wilcox; Williams and Young, 2018 UK Housing Review, Heriot-Watt
University and the Chartered Institute of Housing, March 2018, p65
184
NHF, How many homes did housing associations deliver in 2017/18? June 2018
185
Select Committee on Economic Affairs, 1st Report of Session 2016-17, Building More
Homes, HL Paper 20, 15 July 2016, para 115
186
Ibid., para 116
187
Ibid., paras 140-46
53 Commons Library Briefing, 12 December 2018
188
Select Committee on Economic Affairs, 1st Report of Session 2016-17, Building More
Homes, HL Paper 20, 15 July 2016, para 147
189
HM Government, Review of the Community Infrastructure Levy: Terms of Reference,
November 2015
190
MHCLG, Community Infrastructure Levy review: report to government, 7 February
2017
191
MHCLG, Government response to supporting housing delivery through developer
contributions, October 2018
192
MHCLG, Supporting housing deliver through developer contributions, 5 March 2018
193
MHCLG, Government response to supporting housing delivery through developer
contributions, October 2018, p1
54 Tackling the under-supply of housing in England
194
Ibid., para 10
195
Ibid., para 15
196
Ibid., para 25
197
Ibid., para 31
198
Ibid., para 42
199
Ibid., para 46
200
Ibid., para 51
201
Ibid., para 52
202
Ibid., paras 57-60
203
Stephens; Perry; Wilcox; Williams and Young, 2018 UK Housing Review, Heriot-Watt
University and the Chartered Institute of Housing, March 2018, p26
55 Commons Library Briefing, 12 December 2018
204
NEF, What lies beneath: how to fix the broken land system at the heart of our
housing crisis, July 2018, p4
205
MHCLG, Planning Practice Guidance – Viability, 24 July 2018
206
NHF, Initial thoughts on the new National Planning Policy Framework, 26 July 2018
207
Ibid.
208
CM 9734, November 2018, para 12
56 Tackling the under-supply of housing in England
209
Select Committee on Economic Affairs, 1st Report of Session 2016-17, Building More
Homes, HL Paper 20, 15 July 2016, para 119
210
Ibid., para 120
211
Cm 9352, Fixing our broken housing market, February 2017, para 2.15
212
MHCLG, Planning for the right homes in the right places: consultation proposals, 14
September 2017
213
MHCLG, Government response to the Planning for the right homes in the right
places consultation, 5 March 2018
214
Ibid., p31
57 Commons Library Briefing, 12 December 2018
The Housing White Paper also set out an intention to consult on the
Revised Planning
introduction of a fee for making a planning appeal on the basis that Practice Guidance
“unnecessary appeals can be a source of delay and waste taxpayer’s has a section on
money.” 215 Fees for planning
The Housing, Communities and Local Government Committee raised applications.
the capacity of local authority planning departments in its report on
Land Value Capture (September 2018). The Government referred to the
increase in fees in January 2018, and referred to a further consultation:
The Government consultation “Planning for the right homes in
the right places” sought views on the principle of introducing a
further 20 per cent increase for those authorities who are
delivering the homes their communities need. We are currently
considering the options in taking forward any future fee
increase. 216
215
Cm 9352, Fixing our broken housing market, February 2017, para 2.17
216
CM 9734, November 2018, para 13
217
HBF, New home planning ‘permissions’ up – but system remains a constraint, 3
January 2017
218
NLP, Start to Finish – How quickly do large-scale housing sites deliver?, November
2016 p1
219
Ibid.
58 Tackling the under-supply of housing in England
220
MHCLG, National Planning Policy Framework, 24 July 2018, para 68
221
NHF, Initial thoughts on the new National Planning Policy Framework, 26 July 2018
222
The Lyons Housing Review, 2014, p8
223
“The duty to cooperate: What next?” The Planner 14 March 2016
59 Commons Library Briefing, 12 December 2018
224
“The duty to cooperate: What next?” The Planner 14 March 2016
225
The Local Plans Expert Group (LPEG) was established by the then Communities
Secretary, Greg Clark and the Minister of Housing and Planning, Brandon Lewis MP,
in September 2015, with a remit to consider how local plan making can be made
more efficient and effective.
226
Local Plans Expert Review Group, Local Plans Report to Government,
March 2016, p3
227
Ibid.
228
Shelter and KPMG (2015), Building the homes we need: a programme for the 2015
government, p48
229
MHCLG, National Planning Policy Framework, 24 July 2018, para 27
60 Tackling the under-supply of housing in England
230
Select Committee on Economic Affairs, 1st Report of Session 2016-17, Building More
Homes, HL Paper 20, 15 July 2016, paras 110-14
231
Labour Party Manifesto 2015, p46
232
The Lyons Housing Review, 2014, p67
233
Select Committee on Economic Affairs, 1st Report of Session 2016-17, Building More
Homes, HL Paper 20, 15 July 2016, paras 131-33
234
Ibid., para 139
235
Government response to the House of Lords Economic Affairs Committee Report:
"Building more homes" CM 9384, December 2016
61 Commons Library Briefing, 12 December 2018
236
Ibid.
237
MHCLG, National Planning Policy Framework, 24 July 2018, paras 75-76
238
The Lyons Housing Review, 2014, p8
239
Shelter and KPMG (2015), Building the homes we need: a programme for the 2015
government, p48
62 Tackling the under-supply of housing in England
240
LGA, Unimplemented planning permissions: Permissions under construction (units)
England, January 2018
241
LGA Press Release, 16 February 2018
242
Ibid.
243
Cm 9352, Fixing our broken housing market, February 2017, para 2.41
244
Ibid., para 2.41
245
MHCLG, Government response to the housing White Paper consultation: Fixing our
broken housing market, 5 March 2018, p48
246
Cm 9352, Fixing our broken housing market, February 2017, para 2.42
247
MHCLG, Government response to the housing White Paper consultation: Fixing our
broken housing market, 5 March 2018, pp48-50
248
Cm 9352, Fixing our broken housing market, February 2017, para 2.44
249
Ibid., para A97
63 Commons Library Briefing, 12 December 2018
250
Ibid., para A97
251
Ibid., para A97
252
Ibid., para A99
253
Ibid., para A102
254
MHCLG, Government response to the housing White Paper consultation: Fixing our
broken housing market, 5 March 2018, p45
255
MHCLG, Independent review to tackle barriers to building, 14 January 2018
256
MHCLG, Government response to the housing White Paper consultation: Fixing our
broken housing market, 5 March 2018, p44
64 Tackling the under-supply of housing in England
257
CM 9720, 29 October 2018
258
HC Deb 5 November 2018 c1216
259
Para 145 of the NPPF. Background information on green belt policy can be found in
Library Briefing Paper 0934: Green Belt
260
Natural England and CPRE, Green Belts: A greener future, 2010, p90
66 Tackling the under-supply of housing in England
261
HC 861, 7 December 2016, Q7
262
Select Committee on Economic Affairs, 1st Report of Session 2016-17, Building More
Homes, HL Paper 20, 15 July 2016, para 149
263
Ibid., para 150
264
Shelter and KPMG (2015), Building the homes we need: a programme for the 2015
government, p35
265
“Greenbelt myth is the driving force behind housing crisis” The Conversation, 13
September 2013
266
Select Committee on Economic Affairs, 1st Report of Session 2016-17, Building More
Homes, HL Paper 20, 15 July 2016, [written evidence EHM0156]
67 Commons Library Briefing, 12 December 2018
…the price differential between land in any use and its alternative
proposed use, if it exceeds some threshold, should constitute a
‘material consideration’. There would then be a presumption that
the alternative development would be permitted unless (and this
is an important ‘unless’) it can be demonstrated that the
environmental or amenity benefits generated by keeping the land
in its existing use were of sufficient value to society to refuse the
proposed development. It would be necessary to decide on an
appropriate ‘threshold’ level for price differentials not to trigger a
potential presumption of development. If the threshold was set at,
say, £1 million, this would represent a significant hurdle to
changes of use since the costs associated with such changes
would not normally be as much. One can envisage, for example,
agricultural land on the urban fringe or land zoned for industrial
use in places where there is an undersupply of housing, so
housing land prices exceed agricultural or industrial land prices by
£1m or more. In neither case is it likely that basic infrastructure
investment to make the land suitable for development in the new
use would exceed £1m per Ha. So, if one was envisaging
developing agricultural land on the urban fringe, a threshold of
£1m could be viewed as the equivalent of a tax on Greenfield
development, reducing the total urban land take. 267
There are calls on all sides for green belt principles to be re-evaluated in
a 21st century context. The Royal Town Planning Institute, in a
November 2016 policy statement called for the purpose of green belts
to be revisited:
But it is important to revisit the purposes that green belts need to
fulfil over the coming generation. The value of green belts is not
simply about what is ugly and what is attractive, as some argue.
We need to talk about who green belts are for, and about their
social impact, along with their continued role in shaping and
managing urban growth.
Green belt boundaries may well need to change, but only through
careful reviews over wider areas than single local authorities, and
where safeguards are put in place to ensure that development is
sustainable, affordable and delivered in a timely manner, and
without prejudice to the renewal of brownfield land. 268
Following consultation on proposed amendments to the green belt
The revised NPPF
provisions in the NPPF, set out in the Housing White Paper, the published on 24
Government announced on 5 March 2018: July 2018 contains
In the revised Framework we are proposing to make clear the changes to
criteria that must be satisfied before the release of Green Belt land guidance on the
may, in exceptional circumstances, be justified. We are proposing green belt (chapter
to state that, as well as optimising density and co-operating with 13).
neighbouring authorities, local authorities should give priority to
suitable brownfield and land well-served by public transport.
We are proposing to create an expectation that loss of land from
Green Belt should be off-set by means of compensatory
improvements to environmental quality and access on remaining
Green Belt land. We are proposing to make it explicit that rural
exception sites can be created in Green Belt, and that
development under neighbourhood development orders and
267
Ibid., [written evidence EHM0156]
268
RTPI, Where should we build new homes? November 2016
68 Tackling the under-supply of housing in England
269
MHCLG, Government response to the housing White Paper consultation: Fixing our
broken housing market, 5 March 2018, pp23-25
270
Shelter and KPMG (2015), Building the homes we need: a programme for the 2015
government, p9
271
BBA, High street bank lending, July 2016
272
Mortgages for business, Smaller property developers struggling to access finance, 18
January 2016
69 Commons Library Briefing, 12 December 2018
273
HC 1104, Budget 2014, March 2014, para 1.141
274
Cm 9162, November 2015, p41
275
HC 587, 23 November 2017, para 5.21
276
Ibid., para 5.22
277
Shelter and KPMG (2015), Building the homes we need: a programme for the 2015
government, p64
278
Capital Economics, Increasing investment in affordable homes, 2014, section 6.4
70 Tackling the under-supply of housing in England
279
Shelter and KPMG (2015), Building the homes we need: a programme for the 2015
government, p67
280
Ibid.
281
HC 861, 7 December 2016, Q50
282
Select Committee on Economic Affairs, 1st Report of Session 2016-17, Building More
Homes, HL Paper 20, 15 July 2016, para 253
283
Arcadis, People and money: fundamental to unlocking the housing crisis, 2015, pp4-
7
71 Commons Library Briefing, 12 December 2018
• The fact that the number of people joining the sector has
been declining for some years led Arcadis to argue that there is
a weak “pipeline of talent” into the house building sector.
• Arcadis found that many construction workers are retiring early,
meaning that around 700,000 new recruits would be required just
to replace the current (2015) workforce by 2019.
• Another issue is a lack of relevant skills needed to build
houses among existing construction workers. Arcadis reports
that the following trades or professions are constraining house
building due to under-supply of labour: bricklayers, plasterers,
architects and quantity surveyors.
• Training or re-training existing workers is more difficult in
the construction sector compared with other sectors due to above
average rates of self-employment and “the fragmentation of the
supply chain”. These factors make organising widespread training
difficult. 284
• Arcadis report that a large number of construction workers are
operating in different sectors. But there is also evidence that
people with relevant skills are operating in shrinking sectors (such
as manufacturing), suggesting a potential source of new labour
for the construction sector.
• The construction sector is “heavily reliant” on non-UK born
workers: around 12% of construction workers are non-UK born,
according to Inside Housing. 285 Construction and house building
trade associations have expressed concern that the UK’s new
relationship with the EU could adversely affect the supply of
migrant labour, which, combined with the other labour issues
mentioned above, could cause considerable “damage” to the
sector’s capacity. The Federation of Master Builders said:
…It is now the government’s responsibility to ensure that the The Housing White
free-flowing tap of migrant workers from Europe is not turned Paper said that the
off…
Government would
Innovation in construction support a joint
working group to
Innovation in construction methods and materials can mean more
ensure mortgages
homes being produced quickly, cost-effectively and to modern
are readily available
standards. Among other things, this can increase the life-span of for a range of
housing, improve energy efficiency and reduce the need for major tested methods of
repairs. construction.
The UK construction industry has been slow to adopt technological and (Para 3.40)
other innovations which are frequently used by house building
industries in other countries. 286
284
The Construction Index, Ministers tell industry leaders to sort out skills shortage, 1
February 2016
285
Inside Housing, Builders: immigration rules must protect construction workers, 1 July
2016
286
Innovate UK, Construction industry summit, blog post, 18 September 2015
72 Tackling the under-supply of housing in England
287
ONS, Labour productivity Oct-Dec 2015, figure 1, 7 April 2016
288
DCLG, Accelerated Construction: expressions of interest, 3 January 2017
289
The Planner, “£420 to be invested in smart construction”, 5 July 2017
73 Commons Library Briefing, 12 December 2018
290
Farmer Review of the UK Construction Labour Model: ‘Modernise or die’, December
2016, p7
291
Ibid., p8
292
Ibid., p10
293
Building Support: the review of the Industry Training Boards was published in
November 2017
74 Tackling the under-supply of housing in England
294
Farmer Review of the UK Construction Labour Model: ‘Modernise or die’, December
2016, p11
75 Commons Library Briefing, 12 December 2018
295
Government Response to the Farmer Review_19 July 2017
296
Autumn Budget 2017, November 2017, para 5.25
297
Training: Expenditure: Written question -184443, 31 October 2018
76 Tackling the under-supply of housing in England
298
Cm 9352, Fixing our broken housing market, February 2017, para 1.12
299
Ibid., paras 1.12-16
300
MHCLG, National Planning Guidance website, [accessed 8 August 2018]
77 Commons Library Briefing, 12 December 2018
301
MHCLG, Technical consultation on updates to national planning policy and
guidance, 26 October 2018
302
Ibid., para 31
303
NHF, Initial thoughts on the new National Planning Policy Framework, 26 July 2018
304
Cm 9352, Fixing our broken housing market, February 2017, para 2.47
78 Tackling the under-supply of housing in England
305
Ibid., paras 2.47-50
306
MHCLG, Government response to the housing White Paper consultation: Fixing our
broken housing market, 5 March 2018, p52
79 Commons Library Briefing, 12 December 2018
307
Cm 9352, Fixing our broken housing market, February 2017, paras 3.20-21
308
Ibid., para 3.23
309
MHCLG, Planning and affordable housing for build to rent: Summary of consultation
responses, August 2017
310
MHCLG, National Planning Policy Framework, 24 July 2018, Annex 2
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