Sometimes it takes an overseas perspective to make you realise something fairly obvious. And so it was for me when reading the Planetizen interview with Ben Ross about how the Maryland Purple Line mass transit project had tackled the issue of Nimbyism when developing the http://www.planetizen.com/node/69135.
As well as the usual important stuff about feedback,transparency and mobilising supporters Ross brought home to me that the reason Nimbys are so powerful is that, unlike nearly any other political cause, Nimbyism is a coalition of both the political right and the political left.
It’s the same in the UK when trying to address the housing crisis. When it comes to delivering the homes we need, most people recognise that (for good or ill) this is dependent on private sector housebuilders. This requires the release of large numbers of brownfield and greenfield sites.
That requirement for greenfield site releases to be built by private housebuilders creates problems for both the left and the right. And because it so much easier to oppose something than to create something the inevitable result has been a huge undersupply of housing.
For the right the problem is obvious. Population growth and housing aspiration is focused most heavily in the South East where tory constituencies dominate and there is little brownfield land outside London. Greenfield housing is unpopular and MPs and local councillors queue up to denounce the evils of concreting over the countryside. As they articulate the need to halt the rapacious developers, little mention is made of a housing crisis described by Nick Boles as immoral.
For the left the problem often seems to be profit. From what I hear in cross-sector “round table discussions”, I sometimes get the sense that some on the left regret the fact that volume housebuilders need to play a key role in addressing the housing crisis. It sometimes feels as though the message is that if housebuilders must be allowed to build, then they should be rigidly controlled and restricted to brownfield urban sites!
The tone is often the same. An evidenced case relating to the quite obvious capacity (as a nation) to release small amounts of land to house the nation is met with hyperbole about urban sprawl and housebuilders wanting to tear up the planning system. Quickly followed by descriptions of fabulous urban regeneration schemes across the UK and Europe. Without any realisation that we housebuilders equally regard them as fabulous (indeed delivered many of them) but are simply pointing out that regeneration is only one of the levers we need to pull in order to address the housing crisis. Others are required.
More plans, more control, more research, more organisations, more regulation, more studies, more planning often seems to be the safe approach without any hard evidence that more state-side control actually leads to more delivery.
With the left and right up against us – no wonder we housebuilders have under delivered!! But, instead of moaning – what can be done about it?
Firstly I need to immediately exempt Ministers and Shadow Ministers from the broad generalisations above. From what I see and hear Nick Boles, Emma Reynolds and Kris Hopkin understand the issues clearly and work tirelessly working out solutions to try and deliver more homes. Despite the obvious political difficulties.
Secondly we housebuilders, at times, need to focus more clearly on solutions and ideas rather than just describing the dysfunctional outputs arising from a fairly dysfunctional system.
Nobody in housebuilding is arguing for a liberalised Spanish/Irish – planning system or an unregulated land market. But perhaps we need to work ever harder on identifying what we do stand for. Would Martin Luther King really have had as much impact if he titled his 1963 speech as, “I Have a Nightmare?”
Thirdly we all need to remember the importance of robust hard evidence. At present in the housing debate there is too much articulation, and insufficient demonstration, of the points being made. Whether you agree or disagree with the content the recent Shleter/KPMG report – it’s a robust evidenced contribution and a good first salvo in the run up to May 2015.