With all this talk about garden cities, new towns and urban extensions it almost seems like we are coming to some kind of consensus in terms of future house building and how to increase the supply of new homes in the UK. But will it actually come to anything? In previous years we have had promises of eco-towns and urban extensions, with few actually developed in the areas where housing need is greatest and we’ve had politicians promising to address the housing crisis, but policies have fallen well short. But just imagine that some of this actually comes to fruition and proposals for garden cities, besides Ebbsfleet, are actually put forward, and a whole host of urban extensions to existing conurbations are not just proposed but actually planned and developed. The question this raises for me is what does it mean here in Bristol and how will we respond?
In the recent past we have had proposals for urban extensions to Bristol, mostly resisted and removed from plans once the regional/national housing targets were abolished, but to my knowledge there has been little if any consideration of the notion of a new garden city in the area. If we accept there is a housing need locally, and few would dispute this, and we accept that not everyone wants to live in high density inner city areas, then what are the best options for accommodating the Bristol city-region’s housing need? And let’s dispel the myth that all the housing we need in the city region can be accommodated on brownfield land – it can’t. That may be true for the next 5-10 years but is pretty unlikely beyond that and planning for larger scale development takes time so needs to start now, not when we run out of other options.
Has there been any detailed work in recent years to consider the idea of a new town or garden city and would any of our local councils be brave enough to come forward with such proposals now? Would 2-3 extensions to the existing urban area be a better option? These are questions that we may well find ourselves forced to address over the next 10 years, as plans for jobs growth in the sub region continue there needs to be some serious consideration of how to accommodate the growth in new homes that this will generate (as well as addressing an existing backlog).
These are some of the issues the Lyons Review of Housing is considering as reported in The Guardian recently. One of the interesting points to come out of the review so far is this notion of communities having a say in planning but not the right of veto – an important distinction and one that councils and communities seem to forget. All too often local councils are afraid to propose new housebuilding and are resistant to change because of the strength of local opposition. The blame for lack of development then gets attributed to the planning system, when really it is down to politics. Until we can get a better balance between opposition to plans and the need for new homes, then the housing crisis will continue and councils will continue to shy away from proper planning for housing.
So, should we be considering a garden city and/or urban extensions, both have their merits and their problems. To some extent urban extensions are obvious where there are opportunities close to existing centres, where infrastructure is already in place and transport connections available. Garden cities provide the opportunity to start afresh, to provide sustainable communities through proper planning – an exciting opportunity if carefully located and if land assembly and ownership is sensibly organised. Here we need to take note of David Lock’s warnings about the failure of eco-towns and the potential barriers to the development of garden cities. We need to sort out the planning permission and land assembly in a different way to how most developments currently work, otherwise we will surely fail.
Its an exciting and challenging time to be a planner with an interest in housing, there are so many opportunities and innovative ideas out there that could make a difference, but will we embrace them? I’d like to think that with an Elected Mayor and a forward thinking Local Enterprise Partnership, Bristol could really lead the way on some of this. However, too often local ambitions are dampened down by the surrounding authorities and an overwhelming desire to protect and preserve, whilst ignoring the hardship and need this perpetuates. Those that have, protect what they have very successfully, whilst those that don’t have just struggle on through the daily grind.
The solution is to be brave and have a vision, and to hold on to that vision when the going gets tough – something the Bristol Mayor seems to be good at, so maybe there is hope after all? It’s also about taking people on the journey with you, a difficult one when it comes to new housing, but somehow we have to break the mould of resistance and turn it into acceptance and support – that is undoubtedly where our biggest challenge lies, in changing hearts and minds in North Somerset and South Gloucestershire. Is this a role for the LEP or the Mayor, or just maybe a bigger role for the nation state, for government intervention to make it happen? No doubt the run up to the 2015 general election will give us some clues on this as different political groups define their agendas and manifestos, but whatever happens, housing and planning seem set to remain as a key issue on the political agenda for some time to come.