The Skegness Conservatives Policy Forum has discussed the below items at their meeting this month, Housing needs to change.
What reforms to the planning system would most effectively increase housing supply without undermining local democratic decision making?
Each district should have a neighbourhood development plan with zoning and design codes so that developers know in advance what will be permitted. This would preserve local decision making but speed up the process for developers. Bearing in mind the changing nature of our high streets and other retail areas, there should be a presumption in favour of change of use from commercial to residential. There should be a presumption against building on flood plains and on high grade agricultural land. If the Government sets housing targets for councils these should be on an individual basis taking into account all relevant local factors.
Should England move towards a more rules-based zoning system, and how could this be reconciled with localism?
Yes. See the answer to Question 1.
How should Green Belt policy evolve to balance environmental protection with housing need?
Whilst our group supports retention of the Green Belt, there should be greater flexibility with regards to development in some areas of little “natural beauty” such as scrubland on the edges of towns and cities.
How can Housing Policy better prioritise development in urban areas where infrastructure and employment already exist?
As mentioned in our answer to Question 1, there are some areas in the centre of towns and cities where retail outlets are closing down in which properties should be converted to residential use.
What are the principal barriers preventing younger households from accessing home ownership?
The main barrier is cost. First time buyers find it difficult to raise the money for deposits. There is also a problem of lack of skills, which means that too few young people are able to earn enough money to afford a house. Students leaving university are finding it difficult to find employment. When they do find a job they have the burden of paying back their student loans.
Should policy focus primarily on increasing supply, or is there a role for carefully designed demand-side support?
The concentration should be on increasing supply in order to make housing more affordable.
How should mortgage regulation balance financial stability with access to ownership?
Many young people are paying high rents in the private sector – often higher than what they would be paying if they had a mortgage. Mortgage lenders should take into account a proven history of regular rental payments when deciding whether someone should have a mortgage.
How can competition in housebuilding be increased, particularly among small and medium-sized builders?
Planning authorities should encourage small and medium-sized builders to carry out infill developments. Self-builds should also be encouraged. A certain amount flexibility over design codes might be useful in the case of some small-scale developments. There should be a tightening up of the rules for big builders, so that, after receiving planning permission, they have to complete developments in a shorter timescale than is currently proscribed. This would help alleviate the problems caused by land banking and give more opportunities for smaller builders.
What role should modern methods of construction play in addressing capacity constraints?
The trend towards modular and factory built homes should be encouraged, as this speeds up the provision of homes.
How can infrastructure provision be better aligned with housing growth?
Our group supports the current system of s106 agreements and the Community Infrastructure Levy.
What should be the objectives of a long-term Conservative housing strategy?
1. To increase supply. 2.To help first-time buyers get on the housing ladder. One way to achieve this would be to increase the supply of social/council homes. If young people, in particular, were able to pay a reasonable rent for a social/council home they would have more chance of saving for a deposit for owning their own home. Shared ownership schemes should be encouraged. 3. Either abolish stamp duty or raise the threshold at which it is paid. 4. Make special provision for housing “key workers”. 5. If a land owner gains planning permission for housing on land which was, for example, previously designated for agricultural use only, that landowner will probably make a substantial profit when he/her sells that land. In such a case our group believes that a portion of the
profit should be taken by the local authority either to provide affordable housing in the area or to improve the local infrastructure.
How can housing policy contribute to productivity, family stability, and intergenerational fairness?
Giving greater support to young people seeking to own their own home will help to ensure there is greater intergenerational fairness. Also family stability will be enhanced if people have a decent, affordable home,to live in.
What principles should guide housing policy over the next twenty years?
Please see our answers to Question 11. Also the group believes that British citizens should be given priority over others when public housing is being allocated. One member expressed the view that the route to attaining citizenship should be harder than it is currently.
