A new report has concluded that pressing local authorities and developers to widen community consultation on planning developments is key to delivering new housing targets.
The reforms are advocated in The Case for Inclusive Planning, commissioned by mortgage lender Leeds Building Society and authored by research group Public First.
It argues that hearing from a more representative cross section of voices earlier in the planning process – rather than only those opposed to individual schemes once they are drawn up – will create a fairer system that reduces barriers to homeownership.
The findings are based on data from a nationally representative survey and separate immersive research, designed to reach people who would not usually take part in planning consultations, carried out in the marginal constituency of Earley and Woodley in Berkshire.
The report says: “Putting the people first, listening to all of them, sincerely and profoundly, accepting their deep wish to own a place of their own, accepting their preferences as to where the homes should be; that is the route to more building and – crucially – more people being able to afford a place of their own.”
Tim Leunig, Public First director and former government economic adviser, said: “The problem with our planning system is not that everyone can have their say, but that those who have their say are held up as representing the wider community.
“Those campaigns are never representative. They are coalitions of the willing – or, to be more accurate, coalitions of the unwilling. They are typically older, richer, and much more likely to be well-housed. They do not speak for the whole of the community.”
Richard Fearon, chief executive of Leeds Building Society, added: “Building more homes, including affordable homes, is a crucial part of solving our national housing crisis.
“Not everyone gets a say in the current system, and opposition by a few to new housing developments can lead to schemes being delayed or reduced.
“This is about finding ways of unlocking unmet housing need and doing so in a way that builds cohesion rather than division by listening to a full range of local voices.”
Background
The Government aims to build 1.5 million new homes over the next five years with all councils being given mandatory targets. It is currently developing a new National Planning Policy Framework and Leeds and Public First are urging the Government to incorporate guidelines on representative consultation.
Leeds Building Society’s purpose is to put homeownership within reach of more people, generation after generation. It has taken a series of steps, including stopping lending on second residential homes, and wants more homes of all types to be built, increased affordable routes into homeownership and extra support for savers to gain a deposit to help first time buyers.
Support for extra homes
The majority of survey respondents were supportive of the idea that more homes need to be built across the UK, with 74% of respondents in favour of building extra housing in their area “in general”.
Developments which include widely-requested public services (such as new schools or doctors) are the most likely to have a positive impact on support, seconded by developments that include attractive traditional architecture consistently.
Apathy towards planning system and backing for community input
Respondents showed low levels of understanding and engagement with the planning system. Young residents expressed apathy towards the planning process, consistently saying that there were too many barriers and that they were too busy to reach out to authorities.
Almost two-thirds (61%) think that residents should need to be supportive of developments before they are allowed to go ahead, with only a fifth (21%) holding the view that residents’ views could be ignored to allow developments to proceed. Respondents said they would be more in favour of developments going ahead if they knew local people were in favour of the development (52% more likely to support the development, compared to 6% less likely and 37% who said it would make no difference)
Researchers asked whether respondents thought local councils and developers should be required to seek the views of the wider community before making a planning decision. They found 8-in-10 respondents supported both proposals. Only around 1-in-10 respondents were opposed to either.
Representative consultation making a difference internationally
The report gives a case study involving Hutt City, in New Zealand, where the local authority consulted a representative cross-section of their community, using a citizens’ panel. It uncovered 50% more support of additional housing than the traditional planning consultation approach. Officials used the insight to drive greater reform of development rules which resulted in a tripling of the number of homes built.
Proposed way forward
The report argues that the only sustainable solution to high house prices is to build more homes of any type as the ripple effects can be felt throughout the whole market.
It says there is a need to consult a wide and representative cross section not only about specific proposals, but on objectives sought locally.
If people want homes to be more affordable and young people to be able to find a place of their own, then the plan needs to make sure that it will deliver on that objective.