First things first, an apology. My first article for the Green Chronicle took aim at the overuse of industry jargon; and I think I’ve created some more… Bear with me though.
Much has already been penned on the ambitions of the new Government. The Labour Party have been elected on a manifesto of being “the party of the builders, not the blockers”, on a promise to deliver 1.5 million homes over this parliament, by relaxing planning and lasering in on the “grey belt” with a plan for a new wave of New Towns.
Yet, for all the talk about a deluge of shovels in the ground, little has been written about the make-up of developments that might be delivered. As the planning applications are lodged, we can expect NIMBY’s to resurface. One of the main gripes of new developments from this group will likely be the lack of adequate infrastructure that is built into those schemes.
Do you agree that we need more homes? Do you agree that critical infrastructure, like local services, shops and transport are just as important? If so, congratulations – you are an InfraYIMBY!
A recent report “Rethinking Regeneration” by law firm Trowers & Hamlins, identified that there is a broadly positive view (64%) of regeneration in the UK compared to those that view it as a negative (32%). The public understand and appreciate the need to build, even if Levelling-Up is dead in name.
The report also identified that a series of themes emerged in responses to planning applications for new residential developments. Most favourable mentions? Local business and retail, green space, and community facilities. The least favourable; lack of car parking, traffic and congestion and a lack of facilities.
YouGov’s “Most important issues facing the country” tracker, reveals that housing has consistently ranked as the fourth most important issue to the public since the turn of the decade, behind the economy, health and immigration. Another YouGov survey this month suggests that Britons generally support a large increase in new housing, even close to home. Over half (62%) supported large scale house building in the UK, 52% also supporting large scale building in their own area.
If this is true, you’d think more homes may have been built. Of course, it’s not that straightforward. A 2018 report from Centre for London listed some of the most prominent that people oppose new developments in their area. Services comes top; residents fear that population increase will put strain on local services, particularly roads, public transport, and healthcare.
Simple then? Far from it. The most obvious example might be the opening of shops on new developments. This is largely dependent on the private sector, and, with evolving patterns of retailing, small shops need greater populations to support them, so viability and delivery becomes more difficult.
Enter New Towns! The post-war concept to deal with overcrowding in London delivered places like Milton Keynes, Stevenage and Welwyn Garden City, yet the policy stalled in the 1970’s amid criticism of poor housing quality and transport links.
In May, the now Deputy Prime Minister Angela Rayner, promised “a new dawn” for “responsible developers” willing to work in partnership with the government and put green spaces, schools, GPs, and transport links at the heart of new communities.
ING Media analysis of online digital mentions has tracked how the New Towns agenda has been chiming with the public. In 2023 there was more negative sentiment from the public (16.5%) for New Towns, only 16.2% positive. The national mood has shifted, this year that positive figure has jumped to 31%, with the negative sentiment dropping to 10.3%.
New Towns enable the creation of new homes with necessary infrastructure, including modern public transport and road networks, reducing congestion. Separate pedestrian and cycle routes ensure safe and efficient movement. Comprehensive funding supports essential services like schools, healthcare, and recreational facilities. The large scale of New Towns allows for rapid construction of affordable housing. These towns are designed to be self-sufficient economic hubs, attracting investment, talent, and businesses, fostering vibrant communities where economies can thrive.
Yet what we perceive as infrastructure goes beyond the physical. Research on digital connectivity from real assets advisory business Cluttons and its report “Connecting today for tomorrow”, makes the case for embedding digital infrastructure into new homes from the off. As our appetite for data grows, through working from home to watching Netflix, delivery of 5G and mega-bit broadband is key.
Allied to this is the support (64%) for renewable energy infrastructure in a recent survey by think-tank Commonplace; the polling revealed those surveyed thought Labour’s GB Energy should prioritise cutting household bills (59%), investing in UK renewable projects (49%), and protecting the UK energy system from external shocks (34%). The new government has already overturned a de facto ban on onshore wind by making two amendments to the National Planning Policy Framework (NPPF).
According to official government statistics (Gov.uk), in the year ending March 2024, 71% of applications for residential developments got the green light. But the number of applications made has fallen 6% and 8% in the two-precious years. The Planning and Infrastructure Bill promises to provide more resources to hire the 300 new planners Labour has said will help speed up approvals for new homes.
Yet with public finances under strain, and its aversion to raising taxes, the Government can’t do it alone. Private-public-partnerships will be necessary to deliver all of the housing objectives Labour have; be it Grey Belt or New Town.
So – let’s say yes to development. But let’s also think more intrinsically about how those developments will affect the local economy, and the residents who eventually move in. Are their needs fulfilled, not just in the bricks and mortar they reside in, but in the built environment in which those bricks sit. Let’s become infraYIMBY’s and ensure that fit-for purpose communities are created that meet physical and emotional needs. Building 1.5 million homes won’t work if we don’t build in the infrastructure to sustain them.
