The start of a new year is a good time both to reflect and think ahead. It’s a good time to be visionary, to think longer term and to overcome the mistakes of the past. So it seemed to me like a pretty good time to consider where next for housing? What would I do if I had any influence or responsibility for housing in Bristol. What would I do differently? What would I change and how could the system work better? Now, of course, it’s easy to sit on the sidelines and come up with ideas, because it isn’t actually my job to implement any of this, or make the changes, or take the difficult decisions. So I’ll start with that as a caveat, I know it’s harder than you think and local politicians, the Mayor and others face tough decisions over budget cuts, prioritisation and are lobbied from all sides. I also know lots is being done locally to make changes for the better. But I also know more could be done!
In terms of local housing provision now is the time to be bold, to take some tough decisions and to prioritise the delivery of new, affordable, sustainable housing in the numbers that are needed to meet demand. It’s no good playing around the edges of this any longer, it absolutely has to be a priority for funding, land, resources, time and energy from all involved. Forget the excuses and start delivering.
My wish list includes both local and national changes, and will undoubtedly miss out lots of things that could also be done, but these would be my priorities.
First and foremost I would take a local decision to scrap the Right to Buy (RtB) on any new build council homes and to reduce the discount available for existing homes. I would challenge the government on their policy, as Brighton Council are, and ask that this be controlled locally. It might only be a temporary decision, that can be revisited in a few years, but for now, we are losing more social homes every year than we are building – how does that make sense? Many of those sold under RtB end up with private landlords, renting them back to people at higher rents, subsidised through housing benefits – again, how can that be right? So come on George, Mark and others, be bold, push for local control.
Secondly, another ask of government, that is, to increase the limit on borrowing capacity so local councils can borrow more against existing housing revenue. Current limits are too low and greatly restrict the ability of councils to build new social housing, or to use the funds to support affordable housing through other providers. Subsidised housing requires a public subsidy, and this needs to be in the form of capital investment not through the benefits system as is currently the case. If greater powers and resources are available to cities, then this is one that we should shout loudest about. Give councils the ability to build/fund new social housing.
Thirdly, the council has a responsibility to use its land to support council priorities, so prioritise housing and find the land and buildings to enable more new homes to be built. This land needs to be available at the right price and in the right places, so new affordable houses can be provided, close to jobs and transport infrastructure, where people want to live. I’d like to see some pilot schemes to show what is possible, to bring new ideas, innovation and creativity to the housing market in Bristol. During 2015, the year Bristol is European Green Capital, why not showcase some custom and kit build houses, using more efficient construction processes and providing sustainable homes at affordable prices? Why not illustrate how conversion of empty office buildings can provide new affordable homes in local neighbourhoods, as well as focus on empty homes and bringing those back into use? Why not use land in public ownership to do something different, to move away from volume build new estates that could be anywhere, and choose local designers and builders with a bit more vision to provide quality homes at affordable prices? Above all, prioritise council land for housing and get on with it!
Fourthly, do something to toughen up our planning officers. All too frequently over the last couple of years we have seen planning agreements renegotiated on key sites so affordable housing provision is either totally removed or reduced to negligible numbers. All developers have to do is threaten to stall development and we roll over and do anything they want just to get things moving. We are also too slack when it comes to design and quality issues – Bristol is a fantastic city but we are slowly ruining it with poor, ill thought out design on many new developments. A plea to our planners to do more, challenge more and say NO! Otherwise we’ll end up with more institutional, brash architecture, where any notion of local design and quality is sadly lacking, and the end result is just horrible.
Finally, let’s have a comprehensive plan for housing. This ‘wish’ applies both locally and nationally, but here the focus is on Bristol. We need a plan that covers all sectors and opportunities, that is proactive, that shows leadership and commitment, above all we need a comprehensive, long term plan for addressing Bristol’s housing crisis. Only then can we see the solutions, the resources and the decisions that are needed to make a difference in the short and medium term. Elements of this plan exist but we need more – more decisions, more resources, and more affordable homes.