What are the potential challenges to towns and villages of meeting the Government’s housing targets? (Part 2)

10.14.2024

Written by HTVF board member, Alan Thompson

Introduction

The previous blog post looked at potential impact of the Government’s proposed housing growth of 4.9% over the next 5 years. Three scenarios were considered:

  • Every settlement’s housing stock growing by 4.9% (assuming no new settlements);
  • The number of settlements is increased by 4.9% (assuming no growth to existing settlements);
  • A 50:50 balance of the above two scenarios.

The study revealed a comparatively low level of development would be required to meet the targets; e.g.: 83 new homes in an average village of 3,700 dwellings, or 6 new large towns nationwide.

Despite the overall impact of the proposed increases being comparatively low, the effects may well be experienced as a profound by those in close proximity to the development.

Provocations

(1) Urban extensions are often focused on settlements that are “more capable” of accommodating change. Although this may appear to be a reasonable approach, it may have some unintended consequences:

  • The quotas that are not delivered in more “sensitive” areas become gathered-up into urban extensions that then seem over-scaled, compared to the host settlement;
  • The “less sensitive” host settlements are deemed so because they have less heritage or less valuable natural environment. Such settlements are are already challenged with a poor sense of identity and character. Poorly conceived new development rarely improves the situation (Could it? How?);
  • The more “sensitive” host settlements tend to draw a tight development boundary around themselves. This boundary doesn’t allow the settlement to expand at the rate that the host population requires to sustain the settlement. Property becomes unaffordable; young families have to move away; shops and services close down.
  • Does a too tightly drawn development boundary actually encourage speculative development to come forward in an unplanned and less thought-through way?
    • How can the more “sensitive” settlements accommodate sustainable expansion?
    • How should infill and densification be skilfully managed?
    • How can the community discover the correct “slackness” of development boundary?
    • How is it possible to discover where and in what way a settlement should expand?
    • What criteria should be consider?
    • What skill are required?

(2) Does it make sense for a settlement to only have a 5 year land supply plan?

  • The most charming and desirable settlements have evolved over centuries. Would it make sense to have longer horizon to plan for sustainable growth or change? Why?
  • Are short-term development plans damaging the environment, community and economy? How?
  • How different would development plans look if we were considering the next 50 or 100 years? How would that impact what we are trying to deliver now?

(3) Development can bring the risk of profound harm to existing residents. In small settlements, the most desirable properties are often on the edge of town, with open views and access to the countryside. These residents have no legal right to access to open countryside, or views from their house; but, the owners of these houses are among the most powerful and influential residents. Prime development plots are very often on the edge of town, and are in direct conflict with the residents living on that edge.

  • How can potential harm to existing residents be mitigated? What mechanisms are there for achieving this?
  • Although an urban extension might bring significant benefit to the settlement as a whole, it disproportionately harms the “edge-dwellers”. Can their interests be fully taken into account? Should they be compensated for a loss that is not a legal right?
  • Can development be organised in a way that has less impact on the edge?

(4) Urban extensions are often poorly conceived and/or insensitively designed. How could new developments be appropriately planned and well designed, such that they are welcomed by the existing residents?

  • Has Neighbourhood Planning improved this situation? Where? In what way? Any good examples? (Any bad examples?)
  • Have Design Codes improved this situation? Where? In what way? Any good examples? (Any bad examples?)
  • Is there good practice through any other means? Where would we find good examples?

(5) Any other challenges and opportunities to consider for delivering housing targets?

 

(Image: Top View of Roads and Residential Buildings in a City. Photo by Manousos Kampanellis via Pexels.)