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New CPS report argues that SMEs need to play a much greater role in the sector, including getting priority when public sector land is sold for housing.- Planning permissions should be turned into delivery contracts, binding developers to build within mutually agreed timeframe.
- Think tank argues for putting a Housing Delivery Test at the core of the system so councils have to ensure delivery of sufficient homes not focusing on land available.
Since the 1960s, housing supply has fallen steadily each decade, and that attempts to fix this have mostly focused on increasing the number of planning permissions flowing through the system. However, while the 2010 planning reforms led to permissions rising to over 350,000, the number of new homes actually built was just over 200,000.
A new report by the Centre for Policy Studies calls for changes to the planning system to open up the market and allow better access for small and medium sized companies and to diversify the housing supply.
As highlighted in ‘The Housing Guarantee’ out today, the top 10 house builders currently build 40% of all new homes, with the top six controlling around 33% of the market. Facing challenges to obtain land, smaller builders face being squeezed out of the system – falling from building around 40% of homes in the 1980s to around 10% now.
The six biggest house builders alone currently have roughly 1 million plots in their strategic land banks, nearly the equivalent of the target supply across England over the next five years.
The report sets out three key reforms that the think tank argues must be made to address the systemic failures in the current system and support delivery of more homes:
– Changing permissions to delivery contracts based on an agreed timeline. Where house builders cannot deliver this, they would have to pass the land on at an agreed price to local SMEs. This would mean as land came forward for development, it was actually translated into new homes.
– A renewed emphasis on the Housing Delivery Test, ensuring councils are assessed on the basis of numbers of homes built, not on planning permissions granted – and are penalised if they are not delivering for their community. This would increase not just the number of homes built, but their speed, diversity and quality.
– Introducing panels of local house builder SMEs that public sector land is sold to, with challenging delivery targets to ensure the quality and diversity of local housing supply, and support competition within the sector.
Over time, these reforms would modernise the new build housing market, making it more transparent, and ensure the flow of land actually turns into new homes via a clear and obvious build-out trajectory. It would mean a higher delivery of housing and a greater role for SMEs as well as higher overall supply.
Alex Morton - Thursday, 15th April, 2021
Alex Morton is a Research Fellow at the Centre for Policy Studies. Alex was previously Head of Policy at the CPS before moving to the Institute of Economic Affairs as Director of Strategy from 2022-2023. He was previously a Director at Field Consulting, responsible for housing and planning in the No 10 Policy Unit, and Head of Housing at Policy Exchange.
