Pictured: Peter Leaver
Jones Lang LaSalle lead planning director for the Midlands,
Peter Leaver, says a clear North/South divide is emerging from the
Localism Bill as different local authorities look after their own
self interests on the housing agenda.
"In the Midlands, the Localism Bill appears to be more about
growth and jobs, " says Peter. "Whereas in the South East
where there is more wealth, the feared Nimbyism and protection of
land seems to be the driver."
Peter cites two recent cases in Burton-upon-Trent and Milton
Keynes which demonstrate a clear difference in the dynamics of the
regions. Burton is proposing a new scheme to create 2,500
homes, indicating a clear vision for growth and a desire to create
more quality homes to attract higher earners, marking a step change
in the their local economy. In contrast Milton Keynes and
Aylesbury Vale have just axed a 5000 home extension to the city
through the greater power given to local authorities through the
Localism Bill, the revocation of regional spatial strategies, and
local opposition to breaking into Green Belt land.
In addition, there are marked differences in approach within the
West Midlands. "Burton and other boroughs and districts in
Staffordshire are pretty much running with what were their original
housing quotas from the RSS", says Peter "Whereas in more affluent
areas such as South Worcestershire housing quotas have dropped from
24,500 to 20,000."
A growing population and shift to more single residence homes
will however increase the need for more available housing.
Peter says, "Whilst many developers applied the brakes on
housing, pressure is now mounting to create more new homes and a
lot more greenfield strategic sites are closer to fruition in the
Midlands, offering sustainable urban extensions of 1,500 to 5,000
homes. Jones Lang LaSalle are involved with a number of
strategic mixed use schemes in Bromsgrove, Blaby, Hinckley &
Bosworth and Worcester" that are now being processed by the LDF and
planning application process. The new presumption in favour
of sustainable development introduced by the Government is acting
as a very effective stick in ensuring LPAs process their LDFs much
more quickly than hitherto.
However, a different position is emerging with brownfield sites
in the larger built up areas.
"In the cities such as Birmingham" says Peter, "I fear the
desire to develop brownfield sites, which are harder to work and
require a much more imaginative mix, is stemming the creation of
new housing. Many sites need to be cross funded by A1 food
retailers and other higher value uses. There are only so many
sites suitable in the city for this. Greenfield sites on the
other hand are much easier to develop".
The answer says Peter is that house prices need to rise before
inner city sites become more palatable. Given the general
affordability of housing and the pace of economic recovery this
could take some time. In the meantime, planners and local people
will have to be more open minded about Green Belt and strategic
site development if they are to meet the growing housing
shortage.