Innovation in Housing

Totally Modular

There’s undoubtedly a housing problem in Bristol, one which most of us recognise: high house prices, high rent costs, poor quality housing, lack of affordable homes, and long waiting lists for council homes. One or more of these issues is likely to affect all of us at some point, and for many of us it can act as a major barrier to achieving a decent, secure, affordable home close to where we work. There are things being done at a local level to overcome these problems, but local government is frequently hindered in its efforts by national policy. But the one thing the council can control is how their own land is used and what is built on that land.

In Bristol there is the beginning of a plan and strategy to enable new different forms of housing to be built on council owned land. There appears to be greater collaboration and engagement to deliver what is needed in different areas and a willingness to embrace innovative and creative solutions. Some examples are now being seen in Southmead, Lawrence Weston and Knowle, where communities, housing associations, developers and the council are working together to deliver housing that meets with local needs.

Another example of this approach is the Bristol Housing Festival, which launched a week ago. Its aim is to be a showcase and a catalyst for ideas around housing, and to ‘recapture the purpose of housing’ as part of creating healthy and resilient communities. What a brilliant idea. As a fan of modular build and offsite manufactured homes I had a happy couple of hours wondering around the Housing Festival site on Sunday. It was great to have the opportunity to see a number of different types of homes all in one place, with the people who make them there to tell you all about how they are made and constructed on site. As well as offsite manufacture, there were examples of temporary homes created using shipping containers, all looked super modern and fitted out to a pretty high quality and standard. For me, there wasn’t quite enough information in some of the homes, whilst it’s good to look round them to see the spaces and design, it was difficult to find out quite what they were constructed from and how. The other thing missing was any information about price. Now I know this is more difficult but to understand quite to what extent these modular homes provide a more sustainable solution I’d like to see costs compared to standard build, so I can make those comparisons for myself. But having said that, it was certainly informative to look round the examples and the exhibitions.

I would like to have seen more of this type of information.

A special mention at this point goes to the Bristol Yimby group because I was so pleased to see people coming together to support housing development rather than oppose it, please do take a look at their site and join in. It’s important to have a proper, unemotional debate about housing and new development in and around the city.

I was particularly impressed by three of the main off site manufactured homes and concepts on show. Firstly, my favourite in terms of design and ability to scale up was Totally Modular, a two bedroomed house with plenty of space and a high quality finish. One of the main benefits is the fact that the house is 97% complete before delivery to site, so can then be finished on site in just a few days. Secondly, the best concept for saving space was the ZEDpod, designed to be built over existing carparks and hardstanding areas, making use of space that is otherwise redundant. I can think of several places in Bristol where this could really work (supermarket carparks being a favourite option of mine). Again these homes are built in a factory and placed on site providing homes for their target group of young people and key workers to much shorter timescales than the norm. Finally my overall favourite for concept, design and engagement is ‘we can make‘, the TAM (transportable accommodation module) home being showcased in Knowle West as a part of a process of unlocking micro sites and providing houses at the point of need. These homes are creative and innovative and are rooted in the local community. They can be made locally, by local people and built in 12 weeks, providing flexible, energy efficient homes for local people. The module on site was an example of a unit to provide supported housing for young residential care leavers and had been built in 6 days.

ZEDpod

We can make

Overall, the houses on display and the conversions of shipping containers for temporary homes provided some brilliant examples of what can be done if we stop assuming all housing has to be provided by volume house builders, to the same standard and build as usual. With offsite manufacture and modular build there is an opportunity to provide creative and innovative housing, of higher quality and environmental standards, in a much shorter space of time, using local factories, developing local skills and at a more affordable price. The Bristol Housing Festival, along with the Council and other partners, has generated a momentum that will hopefully see some new opportunities for these types of houses to be built across the city.

Advertisements

Scaling Up – Community led housing

There appears to be little to argue about when it comes to community-led housing. It’s a good idea, it puts local communities front and centre of the housing debate, helps to deliver what local people want and provides some great opportunities for us to de-commodify housing. There are some brilliant examples from across the country and elsewhere in Europe and Scandinavia. Yet somehow this approach to housing is still seen as small scale, pilot schemes and show schemes. It’s not considered as a key part of the mainstream delivery of housing in England. Most schemes have so far been small scale demonstrators of what is possible. Many of them use different approaches to building houses, with off-site manufacture, design and build schemes more prevalent than the bricks and mortar approach of the volume house builders. They could all be scaled up to help solve the housing crisis but we don’t appear to be geared up to embracing new models of delivery. The barriers are always there when it comes to doing something different.

We have some excellent examples and ideas being developed in Bristol, as I found out at a recent Festival of the Future City event where Melissa Mean talked about the concept of “we can make” which has been developed by the Knowle West Media Centre in collaboration with White Design. They have developed a housing modular unit that can be used to infill on large garden plots and micro sites across the Knowle West estate. This is an area I know quite well as I was the local councillor for Knowle for 7 years. A large part of the estate is made up of 3-bed semi-detached houses built around Garden City principles at very low density, with plenty of open space, large gardens and roads with wide grass verges. A large proportion of the estate is still in council ownership. There are significant opportunities to densify the estate, working with the local community to identify need and provide solutions that work. That’s what ‘we can make‘ is all about, it’s about putting people and communities at the heart of housing to develop the micro sites that exist but with the community as the developer and meeting local housing requirements at the point of need. In Bristol there are many other similar estates to Knowle West, so the potential across the city is immense. The particular housing unit designed so far, and on show locally, is a straw bale construction, that is flexible and adaptable to changing needs, that could be made in a factory locally, using local labour.

This is just one example of what is possible if you look beyond the mainstream to provide the local housing required to reflect local community need.  The Bristol Community Land Trust is another organisation working with local people who need an alternative route onto the housing ladder. They have completed one scheme in Fishponds and are about to start a co-housing scheme in Lockleaze. Both schemes provide an opportunity for local people to access housing in a different way, through self-finish and cooperative housing, with shared space and shared living. But still these schemes are small scale and seen as outside of the norm.

There are other offers on the table too, using alternative construction methods to provide cheaper more affordable homes, that meet the highest of environmental standards. One example is the recently developed Snug Homes brought to you by Ecomotive, an organisation dedicated to promoting self-build as part of the solution to the housing crisis. There’s also the potential offered by Apple Green Homes, a fast build, affordable, sustainable wooden framed home, partially built in a factory. But all too often these innovative, affordable homes have difficulty competing with the larger volume house builders. They get squeezed out of the market and find it difficult to secure the land to provide much needed affordable homes. Council’s themselves are often the main stumbling block, with local bureaucracy never at ease with doing something different. The barriers are all too often insurmountable, even if the will is there, the ability to find a way through the red tape just takes too long, to the point that even the most committed social entrepreneur may well give up.

What can council’s do to make things happen and make it easier for those with the solutions? It’s actually quite simple in concept but difficult in practice. All that is required is a change of attitude. Instead of constantly responding with “no that’s not possible” or “we’ve never done that before, so don’t know if we can”, we need politicians to respond positively with “ok, we’ll find a way“. That’s it! I remember only too well the conversations I used to have as a councillor with the legal team at the City Council, all too often their response was ‘sorry councillor we can’t do that’. My response was always the same – “yes we can I just need you to work out how!”

The other important thing to remember is that the council cannot solve this problem alone. Even with its plan to set up a housing company and build more council houses itself, more is still needed. Working in partnership and collaboration is a key theme of the current Mayor’s approach, and there’s no where we need it more than in ensuring the delivery of affordable housing.

If the commitment and desire is there, then it can be done. Bristol has some great examples already, as well as some brilliant social entrepreneurs willing to put time and effort into a new generation of community led housing. It’s about time the Council played a more positive enabling role to help make it happen. Otherwise we may find the people with ideas and creativity give up and/or go elsewhere and Bristol once more falls behind as a result of the ‘deadhead of the council’.

How the English Devolution Deals were done – policy making ‘front’ and ‘back’ stage

Successfully managing the transition between ‘back stage’ negotiations and ‘front stage’ decision making is essential for the future success of English devolution. That is the conclusion of the Political Studies Association’s Research Commission I was involved in to examine the role of ‘informal governance’ on devolution to England’s cities. It is also the focus of an article I co-authored on ‘front and back stage decision making’ just published in the British Journal of Politics and International Relations.

The case of English Devolution in recent years provides us with an interesting example of the complex interrelationship between ‘front’ and ‘back’ stage policy-making. Front stage, public officials are observable and accountable as office holders in elected bodies and are constrained by established bureaucratic rules, codes of conduct and public scrutiny. Back stage describes the world of complex decision making where public officials are hidden from public scrutiny and can engage in negotiations less constrained by formal rules

Research findings reveal that the devolution deal process is purposefully low on guidance and has involved a small number of key actors from central and local government negotiating the deals largely behind closed doors. This process has been criticised by some as being secretive and lacking transparency and legitimacy. From this perspective, high levels of informal working can be viewed as the latest chapter in the power-hoarding instincts of the British political tradition. By using informal means to shape local aspirations behind closed doors, the ‘shadow of hierarchy’ is operationalised in more subtle ways.

Nonetheless, the findings in our article are more nuanced than this account describes. Evidence also indicated a genuine desire on the part of critical actors involved in the process to drive forward devolution. One local government respondents said ‘it created momentum and progress in a policy area that had limped along for years’. Informality had created an innovative space to explore policy options and to generate trust between central and local actors. Back stage negotiations were seen as a route to achieving the transfer of power to the local level. While there were differences of opinion on the details of the negotiations, the majority of respondents from central and local government viewed the process positively. On the whole it was seen as far less adversarial than in the past.

But, momentum and progress was made at the cost of inclusivity and buy in from a broader stakeholders and the public. Deals were offered to areas on a take it or leave it basis and some areas chose to leave it as deals have collapsed in parts of England. Our research shows that the trust generated back stage between core insiders did not always percolate to the formal front stage. The challenge for policy makers moving forward is to strike the right balance between the flexibility afforded by back stage informality and demands for greater front stage democratic accountability.

For example, a lack of public awareness and opportunities for consultation have undermined an effective transition between back and front stage decision making. Public information and consultation at critical stages in the process might alleviate this risk. Second, the move towards more transactional and negotiated deal making clearly advantaged some areas over others. Those with a history of partnership working and established high trust relationships with central government were best able to champion local interests. Third, while some areas of the negotiation might best remain back stage, the blanket ‘shut down’ in local dialogue undermined the potential for sharing best practice and policy innovation. Allowing some elements of the bids to be discussed more openly would permit a ‘softer’ transition between back and front stage.

In the context of Brexit and a public mood of mistrust and apathy towards politics and politicians it is even more important than ever before to get the balance right. A policy agenda that is supposed to be about empowering local areas needs to be seen to be conducted in a democratic way.

This blog post was written with Sarah Ayres (University of Bristol) and Mark Sandford (House of Commons Library) from our recently published article. A version of this blog post has also appeared on the PSA Blog.

A One City Plan for Bristol

Mayor Marvin Rees introduced the idea of a “One City Plan” for Bristol at his inauguration speech back in May 2016.  He talked about the need for Bristol to have a big vision, looking to the future, rather than just getting caught up in immediate issues and projects. His focus was on developing a vision that addressed the big issues collaboratively, as a collective endeavour:

• ensuring Bristol doesn’t have any areas in the top 10 of the most deprived areas in the country;
• breaking the link between economic background and educational attainment and health inequalities; and
• doing development in a way that reduces inequality.

So why does Bristol need such a “Plan”? What’s wrong with all the ones we’ve got? The idea of a ‘One City Plan’ as suggested by the Mayor, is that we produce a plan for the whole city, not just a land use plan or a city council plan, but a plan that brings people, institutions, business and the council together in common interest, that covers all the big issues and looks further ahead to the kind of Bristol we want in the future. So this time we have to do it differently, make it a plan people can sign up to, that all the key agencies and businesses in the city have a stake in, and that residents are involved in creating.

The Plan could be an opportunity to set out how we would like to see Bristol in the future. Thinking far enough ahead enables us to be bold and visionary as well as practical, ambitious as well as realistic. It could be where we get that real chance to address the ‘big issues’ that we shy away from in other strategies and plans, or where we finally manage to link things together well enough to generate positive change.

Many US cities have big plans and visions that seek to address poverty and inequality, taking these as the starting point for change, but looking further into the future than most of our plans do. For example, the Philadelphia Plan – Shared Prosperity Philadelphia: Our Plan to Fight Poverty 2013, or the Toronto Poverty Strategy –  TO Prosperity: Toronto Poverty Reduction Strategy  and the New York City Plan – OneNYC Plan.

Other cities, such as Chicago have a long history of visionary plans, bringing public and private sectors together to set out their vision for the future, celebrated recently in the centennial programme, 100 years after Burnham’s first Plan of Chicago (1909). The Plan was about thinking big, as Burnham aptly puts it:

“Make no little plans. They have no magic to stir men’s blood and probably themselves will not be realized. Make big plans; aim high in hope and work, remembering that a noble, logical diagram once recorded will never die, but long after we are gone will be a living thing, asserting itself with ever-growing insistency.”

All of these Plans focus on collective impact, common agendas, shared measurement systems and continuous communication – all themes that are important to city development and are needed to make change happen, as the TO Prosperity Strategy points out: “why expect different results if we continue doing things the same way?” That’s exactly the point, for too long we’ve done things the same way and expected change, doing things differently may just provide the change we want. That’s how I see the potential of the One City Plan.

The idea of a strategic level shared vision for the future of the city is a bold idea that has the potential to really make a difference to the key challenges we face as a city. It’s where the Mayor’s city office can bring people and organisations together to work collaboratively to set out a long term, simple but ambitious vision, with measurable and achievable short, medium and long term objectives and targets. It needs to be about addressing the root causes of problems rather than just the symptoms, about providing sustainable solutions and not ducking the difficult issues as we so often do.

In an era where local government and other public services are being decimated by unnecessary cuts it’s ever more important to work collaboratively, to combine efforts and resources to address the challenges we face. The One City Plan could be an opportunity to do just that. I’ll be interested to see how this idea develops in Bristol.

Who influences what and how? A study of agenda setting and policy prioritisation during the Bristol Mayoral Election.

I thought it was about time I wrote another blog, and this time it’s a quick summary of what my PhD research is all about. I’ve written blogs before about my PhD Journey, but have shied away from too much detail on what my research actually covers. So time to give it a go, in a few hundred words, explaining the theoretical framework and the questions I am attempting to address!

My PhD research is about housing policy, agenda setting and how policy priorities are defined at election time. The impetus for this study comes from an interest in why some issues are rarely discussed and why some issues grab policy makers attention whilst others do not. It stems from a desire to develop a better understanding of the role local elections and new models of local governance have on framing policy agendas. It also comes from an interest in agenda setting theory, particularly Kingdon’s multiple streams framework (MSF), and how that can be applied at a local level in the UK.

Kingdon’s MSF has traditionally been used to explore agenda setting at a national level, initially in the US, and more recently across a range of countries. Most of the research has been qualitative, using interviewing and documentary evidence as the main form of data collection. Very little research has been carried out at a local level in the UK and none of that has specifically looked at agenda setting as it happens during an election period or within the new model of local governance where there is a directly elected mayor.

Using Kingdon’s MSF as a starting point enables my research to consider the relevance of the framework to agenda setting activity during a local election for a directly elected mayor in Bristol. My research is based on a live study of that activity as it took place, pre and post election. It explores the relevance of the idea of ‘windows of opportunity’ and the role of ‘policy entrepreneurs’ throughout this process, highlighting where the MSF provides a useful framework for understanding as well as where the gaps might be. It is not, however, a study that seeks to test a theory or hypothesis. Rather, it seeks to use the Framework to help understand what is happening and to construct a story of events as it is seen by the people at the centre of the action. The approach adopted seeks to use the idea of constructing and interpreting actors own constructions of what they are up to through an analysis of their beliefs and everyday practices. It focuses on a local case study of Bristol using a live ‘ethnographic’ approach to examine how, if and why housing policy is prioritised and in whose interest. It does this through a detailed exploration of the approach, beliefs, reactions and perceptions of local political decision makers and the individuals, groups and networks trying to influence them.

My research seeks to understand the way in which different actors perceive and make sense of the world and aims to understand how individual actors influence a specific policy agenda during an election. The intention is not to generalise about the findings in empirical terms but to use the case study to provide input to the theoretical development of policy agenda setting and policy prioritisation during elections.

My research aims to provide an insight into the world of policy prioritisation during the Bristol Mayoral election in May 2016. It uses Kingdon’s Multiple Streams Framework (MSF) as a starting point for discussion on agenda setting before, during and immediately after the election to identify who influences what and how. The story that emerges details the influencers, their tactics, what works and what doesn’t, and at the end of it all, after the election, what makes it onto the policy agenda of the new mayor. The story is about a local policy prioritisation process, at a moment in time, where action and change is prompted by the Mayoral election.

The story of how things get onto the agenda and into political manifestos at election time is not a simple story. It is built around a myriad of different influences that are formal and informal, covert and overt, direct and indirect. It is difficult to piece these together in a timeline or coherent and logical manner, as the process is anything but logical. It seems to be an ad hoc process involving different people and organisations at different times and one that in the end appears to come down to personalities and individual preferences and beliefs, as much as it does evidence, identified need and viability.

The justification for the research is constructed around three basic premises. Firstly, that there is currently a national housing crisis, an issue accepted and acknowledged by many, with constant, ad hoc policy change occurring at national, sub national and local level. Nationally the talk is frequently focused on the supply of housing, with different political parties competing to set the highest target for new build. The wider approach to housing policy varies from supporting people to buy their own home and reducing the unnecessary restrictions of the planning system, to encouraging landowners and property developers to release more land for housing and supporting buy-to-let landlords. The ability to approach the problem comprehensively seems to get lost in a myriad of politics, ‘big ideas’ and short-term thinking. In Bristol the crisis is played out in terms of both the overall supply and affordability of housing. Outside of London and the South East, Bristol and the West of England is one of the most expensive places to live in the UK.

The second basic premise is that Bristol provides an interesting case study for research. It was the only city to vote yes to having a directly elected mayor, with an Independent Mayor (George Ferguson) elected in November 2012. The local circumstances that led to this vote were commonly quoted as being about poor and unstable leadership, constant changes of leadership and lack of visibility in terms of leadership. There has also been considerable recent debate about devolution and the role of city regions, with Bristol featuring as one of the areas that has been given increased powers and resources from central government in exchange for adopting a combined authority and metro-mayor. My research focuses on the Mayoral Election in 2016, where the first re-election of a directly elected mayor will take place alongside a full council election (for the first time in nearly 20 years). This was therefore quite a significant local election, coming just a year after the general election, and potentially a period of significant change for the city.

Thirdly, an understanding of how issues get onto, and move up and down, the policy agenda during a period of political change at a local level is an area of research that has not received particularly extensive attention over the years. The focus of much agenda setting research is either carried out at a national level or is historically focused, looking back at how a decision was taken or a policy change generated over a longer time period. My research looks at local policy prioritisation as it happened, at a moment in time and seeks to understand why it is happening, who or what is influencing the process and how those under influence respond and react. It focuses on an election period where there is likely to be a concentration of political activity, over a short period of time, when influence, engagement and responsiveness are likely to be greater than at most other times.

The two main questions this research seeks to address are as follows:

1. How do issues get onto the policy agenda during an election campaign?

• Who is responsible for putting issues on the policy and political agenda during an election?
• What keeps those issues there or raises them up/down that agenda?

2. How do the political candidates respond and react to different influences before, during and after an election campaign?

• Who is trying to influence the candidates during the election process?
• What tactics do different local actors use to get attention?
• Who do the candidates listen to and why?

I’ll return to write another post soon about some of the findings, that begin to put some detailed responses to the questions outlined above.

Will Self on the end of champagne socialism

The Policy and Politics Annual Lecture this year was delivered by Will Self. The theme of the lecture was ‘the end of champagne socialism’ and was presented as a mixture of personal reflections, concerns and challenges, all seeking to highlight the mess that Will believes politics has seemingly descended into right now.

The lecture was at times depressing, confusing and uncomfortable, whilst at the same time managing to be amusing, engaging and thought provoking. Will has a style of delivery that captures the imagination whilst challenging the mind, often leaving the audience unsure and uncertain about their own thoughts, but also in no doubt about the central message he is trying to convey. That message was about how things have changed, about how there’s been a shift in the way people view politics and politicians, and about how we are now seeing change for change’s sake without any real concept of the consequences.

Will described 2016 as a momentous year in Britain and the world, where a significant proportion of the electorate woke up to the fact that no one knows what is going on, even our leaders don’t know what is going on, and for once enough people woke up to this fact and voted for change. The common theme of 2016 seemed to be that people just wanted things to change. They didn’t know what would happen as a result of that change, but they wanted change, a dangerous attitude to take to political events according to Will. In his words, what we are now seeing is ‘the rise of the idiots and the government of the stupid’.

He then went on to explain this desire for change as a break from the usual left-right dichotomy, exemplified by Brexit where the usual left versus right arguments couldn’t be applied. There were pro leave and remain campaigners on both sides of the political divide, the politics-as-usual approach no longer applied to the debate as the dualism deeply ingrained in British politics since the 1970s seemed to be unraveling.

On Corbyn, Will was conflicted. Whilst sharing many of the same beliefs as Corbyn he described how for some reason he was unable to feel pleased about his election as leader of the Labour Party. He went on to explain this using a series of examples about how Corbyn had failed to stick to his principles and wasn’t saying many of the things he should have on becoming leader. He appeared to feel let down by the failure of the new leadership to display honesty about what being a socialist party really means, about what a redistributive party would actually do, what they would change and what the impact of this would be. The disillusionment he clearly feels was apparent to all as he described the endless dilemma for politicians needing to ‘square the circle’ to retain votes meaning they generally lack any real ability to be honest about what they are trying to achieve.

He launched a scathing attack on the Labour Party and the British Left, who for over 40 years have sat back and done little whilst income disparities have grown consistently across the UK. He described them as sitting in their own bubble failing to acknowledge the changes that are needed. He was pretty damning about Tony Blair and Alistair Campbell, about their role in changing the very foundations of the Labour Party during what he calls the Blair Witch Project, the New Labour movement, that moved Labour away from its traditional support whilst at the same time re-creating a new breed of champagne socialists. This he describes as unsustainable, and a nonsense that will never work based as it is on the wealthy middle class socialists’ idea that everyone should be raised to the same level and that redistribution will mean personal betterment and improvement, rather than a reduction in their own personal wealth. He pointed out that there was little evidence of the kind of large-scale voluntarism that would be needed to bring about a socialist society. For example, who among the audience would be willing to curtail their annual spending to live within median average income levels, redistributing any surplus to others earning less than us?

Will seemed to reflect the experience of many in the audience when he challenged us about our own feelings, when he described how those on the left are currently unhappy with things, but that we had done little to actually change anything over the last 20 years as income disparities have increased. As he put it, we knew the poor were getting poorer, we knew inclusiveness was largely cosmetic but we didn’t do much about it and now we are really upset, but still don’t do much about it.

He went on to explain the impact of this on young people and how we need to speak to young people about the state of the world today. He explained that we should think long and hard about what we say to the younger generation and made the point that we live in a time of democratic crisis, where older people have capital and younger people don’t’. He then asked the question about how this affects our politics when our homes make more money in a year than we do and how do we square that circle with young people.

Will’s final comments focused on the hollowness of political rhetoric and how collective action can no longer work as there is no socialist dawn waiting for us and no wheel to put our shoulder against. His description of a new socialism based not on collective action but on autonomy and individualism is a difficult one to grasp. It relies on individuals making changes – for example giving directly to the homeless, picking up litter in our communities – and taking action in an arena where there is more quietism, compassion and thought. In his words, we don’t need to organize to help people, we need to show more compassion and just do something.

This blogpost appeared originally on the Policy & Politics Blog

The Housing White Paper – diversifying the market

BCLT and United Communities Scheme, Lockleaze, Bristol

The long awaited Housing White Paper hit the headlines recently, with its promise of ‘fixing our broken housing market’. There’s was a lot of fanfare and a lot of promises but my overall impression was one of ‘so what’s new?’. The White Paper covered four main themes and it would be difficult to argue against any of these:

• Planning for the right homes in the right places
• Building homes faster
• Diversifying the market
• Helping people now

But will they really make any difference? The White Paper is a mixture of blame and bland. The blame is clearly apportioned to local councils and the planning system (again), whilst the solutions are more of the same kind of things we have been trying for decades, which it would be fair to say don’t really work.

The idea of planning for the right homes in the right places might make you think that things are about to change, that we will get more affordable and social housing in places where house price increases outstrip wage increases and where demand is highest. But what does the White Paper actually say about this? Well once more a lot of the focus is on the planning system, getting the right plans in place, simplifying processes to make it easier for both developers and communities to follow these new plans whilst at the same time protecting the green belt and building at higher densities on brownfield land. I think we may have heard most of this before, and to be honest it doesn’t really work or make much of a difference.

Building homes faster is clearly something we need to improve on but I’m not entirely sure focusing on the planning system once more is really going to help, or that yet another exploration of how developers contribute to infrastructure is needed. Where I do find myself agreeing is with the points about growing the construction workforce and encouraging modern methods of construction, something that is much needed to change the way we view house building (I’ll return to this later).

Diversifying the market is the next step in this debate, where support and encouragement for smaller building companies, small sites and custom build are a welcome addition, as is the notion that the government might actually encourage more building by councils. Although I fear that the extension of right to buy to homes built via arms-length housing companies set up by councils may well fly in the face of this making any difference at all.

Helping people now is clearly a necessity and whilst there is something in the White Paper about homelessness I would have expected to see more given the increasing problem of rough sleeping and those at risk of homelessness. Sadly some of the focus still seems to be on helping people to buy their own homes, a policy that hardly seems to have helped in the areas where access to affordable housing is most difficult. There is at least some acknowledgement that not everyone can own their own home and that the private rented sector is increasing, bringing with it associated problems of rising rents and insecurity of tenure. In response to this the government have announced plans to change the definition of ‘affordable housing’ to include affordable private rented housing and to introduce longer-term tenancies, although quite what this means is less clear. What we need alongside these changes is more support for new social housing, something that is sadly missing from the White Paper. What remains clear to many, but seems not to be accepted by this current government, is that without truly affordable, social rented housing being provided to replace that lost through right to buy we are unlikely to solve our housing crisis.

In addition, one of the biggest problems we have in the UK is that commercial developers dominate our housing market. The ten largest house building firms build about 60% of all new private homes in the UK. So how do we change this? How do we get more smaller builders involved, more community led schemes, self build, co-housing, what’s holding this back? The answer is mostly about access to land and finance. The government response in the White Paper is set out below:

Step 3: Diversifying the market

Backing small and medium-sized builders to grow, including through the Home Building Fund; Supporting custom-build homes with greater access to land and finance, giving more people more choice over the design of their home; Bringing in new contractors through our Accelerated Construction programme that can build homes more quickly than traditional builders; Encouraging more institutional investors into housing, including for building more homes for private rent, and encouraging family- friendly tenancies; Supporting housing associations and local authorities to build more homes; and Boosting productivity and innovation by encouraging modern methods of construction in house building.

There’s a lot to be applauded here but there’s still a long way to go before small builders, custom build and modular build will make a significant contribution to building the homes that are needed. But the examples are there for us to learn from. Across the country co-housing projects are being developed, small sites taken on by community land trusts and self builders, as well as innovative new ideas about factory based construction. What we need is a steady build up of this type of activity, supported by local and national government, by increasing the availability of public land specially designated for affordable and community housing and a steady flow of small sites attractive to smaller building companies.

The modular construction factory due to be opened in Basildon by Swann Housing Association is an excellent example of this new thinking, where 500 new affordable homes will be factory built using new technology. A scheme by Bristol Community Land Trust in Lockleaze is a great example of a new type of co-housing development, with the CLT working in partnership with a local Housing Association to develop 49 new homes, including shared facilities, consisting of affordable rented accommodation and low cost home ownership. In terms of modular construction locally, then look no further than Ecomotive’s proposals for the SNUG Home, enabling people to custom build their own affordable, sustainable home using a simple timber framed module.

The challenge with all of these things is to bring them out of the ‘project’ realm to the mainstream of house building. With support in terms of land and finance, council commitment and the creativity of local people, this may just be possible.