This document provides an overview of affordable housing delivery in the UK since World War 2. It discusses how the definition of affordable housing has evolved over time to include more types of subsidized housing beyond just social housing. While affordable housing delivery rates have increased since 2002, this reflects a widening definition rather than an increase in social housing. Overall housing completion rates remain far below needs, and affordable delivery targets are still being missed particularly in London. The document examines potential changes to housing products, planning processes, and policies that could help boost affordable housing delivery.
The Post Covid housing market in London - Christine WhiteheadRegionalandUrbanPlan
Christine Whitehead on "The post covid housing market in London".
Presentation part of the lecture series "Housing affordability and the city", organised by the Department of Architecture and Urban Studies at Politecnico di Milano, to explore housing affordability challenges and opportunities through the contribution of international scholars on related topics and case studies.
The cost of renting property in many parts of the UK continues to rise - would rent controls make any difference? A Unit 1 economics revision presentation.
The document discusses factors affecting the UK housing market such as demand for housing, supply of housing, and market failures. It analyzes problems in the UK housing market like high house prices and lack of affordable housing. It also evaluates policies to address issues like the inelastic housing supply, such as providing tax incentives to builders, government funding for skills training, and directly funding social housing construction. However, policies face challenges like not resulting in enough affordable housing or causing house prices to fall.
This document provides a history of the House of Douglas from earliest times to the legislative union of England and Scotland. It details the lineage of the Douglas family from the first appearance of the name in 1174 through the 15th century. Key figures and events discussed include Sir James Douglas, nicknamed "The Good", who fought alongside Robert the Bruce; William, the 1st Earl of Douglas and his military campaigns in the 14th century; and Archibald Douglas, the 1st Duke of Touraine, who held high ranks in both the English and French armies.
Ameet has been identified as a high performer and will be participating in the company's "V-Connect" leadership development program. As part of the program, Ameet will be assigned a senior mentor called an "Anchor" to provide guidance, coaching, and help Ameet set ambitious goals. The goal of the program is for Ameet to leverage career opportunities across business units to build skills and become a future leader of the company. The CEO expresses confidence in Ameet playing a key role in the company's future growth.
Biju Thankachan has over 12 years of experience in finance, accounts, and administration roles in Qatar, Bahrain, and India. He currently serves as the Chief Accountant for Regency Group Holding in Doha, Qatar, where he oversees financial accounting, prepares MIS reports and forecasts, and provides financial advice to management. Previously, he held accounting positions with Techno Q in Doha and Al-Moheet Contractors in Bahrain, and began his career as an Accountant for an cosmetics manufacturer in India. He holds an MBA in banking and finance and is proficient in accounting software and Microsoft Office.
Ameet has been identified as a high performer and will be participating in the company's "V-Connect" leadership development program. Through this program, Ameet will be assigned a senior mentor called an "Anchor" to provide guidance, coaching, and help Ameet set ambitious goals. The goal is for Ameet to leverage career opportunities across business units to build skills and become a future leader of the company. The CEO expresses confidence in Ameet playing a key role in the company's future growth and looks forward to Ameet's continued contributions.
Sandip Thakur is seeking a challenging position that allows growth and application of his 11 years of experience in accounts management and MBA. He has expertise in financial planning, accounting, auditing, taxation, and ERP systems. His previous roles include managing accounts and developing financial systems at Rolls Royce India and Bangladesh. He holds a B.Com and MBA and is proficient in accounting software like Tally and Excel.
The Post Covid housing market in London - Christine WhiteheadRegionalandUrbanPlan
Christine Whitehead on "The post covid housing market in London".
Presentation part of the lecture series "Housing affordability and the city", organised by the Department of Architecture and Urban Studies at Politecnico di Milano, to explore housing affordability challenges and opportunities through the contribution of international scholars on related topics and case studies.
The cost of renting property in many parts of the UK continues to rise - would rent controls make any difference? A Unit 1 economics revision presentation.
The document discusses factors affecting the UK housing market such as demand for housing, supply of housing, and market failures. It analyzes problems in the UK housing market like high house prices and lack of affordable housing. It also evaluates policies to address issues like the inelastic housing supply, such as providing tax incentives to builders, government funding for skills training, and directly funding social housing construction. However, policies face challenges like not resulting in enough affordable housing or causing house prices to fall.
This document provides a history of the House of Douglas from earliest times to the legislative union of England and Scotland. It details the lineage of the Douglas family from the first appearance of the name in 1174 through the 15th century. Key figures and events discussed include Sir James Douglas, nicknamed "The Good", who fought alongside Robert the Bruce; William, the 1st Earl of Douglas and his military campaigns in the 14th century; and Archibald Douglas, the 1st Duke of Touraine, who held high ranks in both the English and French armies.
Ameet has been identified as a high performer and will be participating in the company's "V-Connect" leadership development program. As part of the program, Ameet will be assigned a senior mentor called an "Anchor" to provide guidance, coaching, and help Ameet set ambitious goals. The goal of the program is for Ameet to leverage career opportunities across business units to build skills and become a future leader of the company. The CEO expresses confidence in Ameet playing a key role in the company's future growth.
Biju Thankachan has over 12 years of experience in finance, accounts, and administration roles in Qatar, Bahrain, and India. He currently serves as the Chief Accountant for Regency Group Holding in Doha, Qatar, where he oversees financial accounting, prepares MIS reports and forecasts, and provides financial advice to management. Previously, he held accounting positions with Techno Q in Doha and Al-Moheet Contractors in Bahrain, and began his career as an Accountant for an cosmetics manufacturer in India. He holds an MBA in banking and finance and is proficient in accounting software and Microsoft Office.
Ameet has been identified as a high performer and will be participating in the company's "V-Connect" leadership development program. Through this program, Ameet will be assigned a senior mentor called an "Anchor" to provide guidance, coaching, and help Ameet set ambitious goals. The goal is for Ameet to leverage career opportunities across business units to build skills and become a future leader of the company. The CEO expresses confidence in Ameet playing a key role in the company's future growth and looks forward to Ameet's continued contributions.
Sandip Thakur is seeking a challenging position that allows growth and application of his 11 years of experience in accounts management and MBA. He has expertise in financial planning, accounting, auditing, taxation, and ERP systems. His previous roles include managing accounts and developing financial systems at Rolls Royce India and Bangladesh. He holds a B.Com and MBA and is proficient in accounting software like Tally and Excel.
Please find the latest in our suite of Residential research reports, the Spring 2016 New Home Residential View.
In this edition we include a focus on which of the London Borough’s most need to increase their new home construction rates, and also which local markets in the regions are most reliant on the Help-to-Buy equity loan scheme.
If you have any questions regarding the report, or would like any further information, please feel free to contact me. lee.layton@carterjonas.co.uk
The document summarizes the UK residential property market for summer 2015. It discusses:
1) The UK housing market is entering a period of stability following the Conservative election victory and is expected to see more homes built to address undersupply.
2) The document analyzes different property markets in London, as well as farmhouse and country house markets outside London, noting differing values and rental growth.
3) Affordability remains an issue, especially in London, and the Help-to-Buy scheme is questioned in terms of boosting new home supply.
This document discusses the housing crisis in London and proposes potential solutions. It notes that housing was the top issue in the 2016 mayoral election, with average house prices rising much faster than incomes. It argues that to maintain London's status as a global city, more ambitious solutions are needed to significantly increase housing supply, such as allowing more development on greenbelt land or coordinating affordable housing investment across boroughs. The document presents analyses showing these approaches could substantially increase affordable units compared to current policies. It calls on the new mayor to pursue more fundamental changes to address London's social and economic needs.
Leading the market? A research report into whether LHA lettings are feeding ...CIH consultancy
On 13 September CIH and the British Property Federation published analysis which challenges the government assumption that local housing allowance feeds rent inflation in the
private rented sector.
The UK is facing a significant housing crisis as demand for homes continues to outstrip supply. Housing prices are predicted to increase 50% over the next decade due to lack of new construction. There is currently a shortage of over 1 million homes. Several UK cities like Birmingham are facing shortfalls of tens of thousands of homes as populations grow rapidly. A long-term strategy is needed to increase housing supply through partnerships between investors, developers, and local governments to address land acquisition and new construction.
Griffin brochure UK Housing - Cutting Edge Design with Green Technologyprovizion
Cutting Edge Design with Green Technology
Welcome to Griffin
We create high-quality-of-life small scale residential
communities, from bare land projects to ground-zero
refurbishments; from urban regeneration to suburban
re-imagination.
We provide bespoke warehousing and distribution
facilities to commercial operators. We aim for low
carbon, and where possible zero carbon developments
every time we put a spade in the ground.
1) The project aims to develop a framework, indicators, and policy toolkit to help governments design coherent housing strategies that balance goals like affordable housing, economic resilience, labor mobility, and environmental sustainability.
2) Key activities will examine how policies can enhance housing outcomes and economic performance, promote labor mobility, incorporate local factors, and reduce inequality and environmental impacts.
3) The project will pull expertise from across the OECD to provide holistic and actionable policy advice to member countries.
This document summarizes a student paper that develops a new measure of housing affordability called Real Residual Income (RRI) to estimate the causes of declining housing affordability in England from 1996 to 2012. The paper finds that committing to substantial annual housing construction is necessary to mitigate affordability declines. It also encourages future use of the RRI measurement and exploring the effects of tenure type. The document outlines the methodology used, including defining regions and tenure types, how RRI is calculated, and some initial results showing RRI did not decline over time as expected and that mortgage holders have higher RRI than outright owners.
Carter Jonas New Homes Residential View - Winter 2016Lee Layton
What type of new homes are we building, where are we building them and are they the right type of property for their local market? These are three important questions that we
aim to answer in the latest edition of the Carter Jonas New Home Residential View.
This document provides guidelines for planning authorities on sustainable urban housing design standards for new apartment developments. It specifies minimum requirements for internal apartment sizes, dual aspect ratios, floor-to-ceiling heights, lift and stair cores, storage spaces, amenity spaces, and room dimensions. The guidelines aim to ensure proper living standards while maintaining economic viability of construction. Planning authorities must apply these standards over any conflicting local plan requirements.
The London Housing Strategy aims to address the shortage of affordable housing in London through increasing housing supply, supporting working Londoners, and improving housing conditions. It sets targets to increase annual housing construction to 42,000 homes and build 100,000 affordable homes over the Mayor's two terms. The strategy focuses on five priorities: boosting housing supply, better supporting working Londoners, improving private renting, securing long-term funding for housing, and accelerating the pace of construction. It also aims to help the homeless, bring empty homes back into use, and ensure high quality housing standards.
Barnet Labour Housing Commission ReportRoss Houston
There is a housing crisis in the London borough of Barnet, as highlighted by residents' concerns about affordability. Housing costs have risen substantially, with average house prices nearly half a million pounds and private sector rents among the highest in outer London. However, wages have fallen in London, leaving more residents unable to afford their housing costs. The borough is failing to meet targets for overall home building and for affordable housing. A lack of affordable housing options means more residents must rely on the private rental sector, where rents consume a large portion of incomes. Additional living costs like energy are also rising, leaving many households in fuel poverty.
New Homes Residential View - Autumn/Winter 2016Lee Layton
The document discusses new home construction in England. It finds that while construction levels have recovered from pre-2008 levels, completions are still around 15% lower than the pre-downturn average. Most new homes built in the last year had 3 or more bedrooms. The areas with the most new construction activity are around East Midlands and East of England, while London commuter towns lack activity despite high demand. The document also analyzes new home prices compared to existing homes in different areas.
BUILD TO RENT - Funding Britain's rental revolution - single pagesTom Roberts
This document discusses the growth of the build to rent sector in Britain. It notes that homeownership is declining while the private rental sector is growing, driven by increased housing demand and a lack of supply. Institutional investors and specialized developers are entering the build to rent market to develop new rental housing communities as long-term investments. This could generate over £30 billion in new investment and deliver over 150,000 new homes. However, further policy changes are still needed to fully unlock the potential of build to rent.
Synergies between policy tools for provision of affordable housingfond admin
Презентація "Synergies between policy tools for provision of affordable housing.
Reflection on S106 and PSLA" Агати Краузе.
Доповідь з круглого столу «Кращі практики житлової політики та можливості їх застосування в Україні», проведеного Держмолодьжитлом за підтримки Секції по житловому господарству та землекористуванню ЕЄК ООН і Програми розвитку ООН в Україні 26 квітня 2018 року.
This document summarizes key points from an OECD report on housing policy and the environment. It notes that housing accounts for a large portion of global energy use and emissions. The report recommends policies like land value capture, building codes, and property tax reform to increase housing affordability while reducing emissions. Specifically, it advocates shifting from transaction taxes to annual property taxes based on land value rather than building value, and providing discounts for energy-efficient buildings. This could encourage construction and mobility while addressing climate change. The document argues the UK in particular needs holistic reforms like increasing social housing and incentivizing development to improve its affordability crisis.
The document provides an overview of Kenya's 500,000 Affordable Homes Program delivery framework. It outlines the program's project pipeline which includes flagship projects, social housing projects, and projects in various counties. The largest project currently underway is the Park Road development which will deliver 1,370 units through a contractor that was awarded the project in December 2018. The overall program aims to close Kenya's annual low-income housing gap by 60% over 5 years by delivering a total of over 500,000 affordable housing units.
1) The document discusses generational divides in the UK housing market. It notes differences between generations in how they communicate (e.g. Maturists preferring letters, Generation Z preferring social media), key life events they experienced, and attitudes towards work and careers.
2) Data is presented on shifts in housing tenure over the past decade, showing increases in home ownership among older age groups and private renting among younger groups. Charts compare housing wealth and costs between age groups.
3) The document considers some of the challenges facing different generations in the housing market, and outlines recent and potential future policy changes aimed at addressing issues like affordability for first-time buyers, buy-to-let investment
This document analyzes housing affordability in the UK and London. It finds:
- Homeowners in the UK have 57% of their income remaining after essentials, while renters have 51%. However, both have declined in the past year as house prices and rents rose.
- Introducing childcare costs significantly reduces discretionary income, leaving just 5% for UK homeowners and 10% for renters. London families fare even worse, overspending on essentials.
- First-time buyers in the UK have nearly a third of their income left after essentials, though it has declined in recent years. Saving a 20% deposit takes over 6.5 years on average in the UK and
Archive issues of The Brief produced by IPIN Global - https://www.ipinglobal.com/join.aspx - a regular member-only newsletter with the latest commentary on the property investment markets.
To get the latest copies as they are produced - sign up on site.
Please find the latest in our suite of Residential research reports, the Spring 2016 New Home Residential View.
In this edition we include a focus on which of the London Borough’s most need to increase their new home construction rates, and also which local markets in the regions are most reliant on the Help-to-Buy equity loan scheme.
If you have any questions regarding the report, or would like any further information, please feel free to contact me. lee.layton@carterjonas.co.uk
The document summarizes the UK residential property market for summer 2015. It discusses:
1) The UK housing market is entering a period of stability following the Conservative election victory and is expected to see more homes built to address undersupply.
2) The document analyzes different property markets in London, as well as farmhouse and country house markets outside London, noting differing values and rental growth.
3) Affordability remains an issue, especially in London, and the Help-to-Buy scheme is questioned in terms of boosting new home supply.
This document discusses the housing crisis in London and proposes potential solutions. It notes that housing was the top issue in the 2016 mayoral election, with average house prices rising much faster than incomes. It argues that to maintain London's status as a global city, more ambitious solutions are needed to significantly increase housing supply, such as allowing more development on greenbelt land or coordinating affordable housing investment across boroughs. The document presents analyses showing these approaches could substantially increase affordable units compared to current policies. It calls on the new mayor to pursue more fundamental changes to address London's social and economic needs.
Leading the market? A research report into whether LHA lettings are feeding ...CIH consultancy
On 13 September CIH and the British Property Federation published analysis which challenges the government assumption that local housing allowance feeds rent inflation in the
private rented sector.
The UK is facing a significant housing crisis as demand for homes continues to outstrip supply. Housing prices are predicted to increase 50% over the next decade due to lack of new construction. There is currently a shortage of over 1 million homes. Several UK cities like Birmingham are facing shortfalls of tens of thousands of homes as populations grow rapidly. A long-term strategy is needed to increase housing supply through partnerships between investors, developers, and local governments to address land acquisition and new construction.
Griffin brochure UK Housing - Cutting Edge Design with Green Technologyprovizion
Cutting Edge Design with Green Technology
Welcome to Griffin
We create high-quality-of-life small scale residential
communities, from bare land projects to ground-zero
refurbishments; from urban regeneration to suburban
re-imagination.
We provide bespoke warehousing and distribution
facilities to commercial operators. We aim for low
carbon, and where possible zero carbon developments
every time we put a spade in the ground.
1) The project aims to develop a framework, indicators, and policy toolkit to help governments design coherent housing strategies that balance goals like affordable housing, economic resilience, labor mobility, and environmental sustainability.
2) Key activities will examine how policies can enhance housing outcomes and economic performance, promote labor mobility, incorporate local factors, and reduce inequality and environmental impacts.
3) The project will pull expertise from across the OECD to provide holistic and actionable policy advice to member countries.
This document summarizes a student paper that develops a new measure of housing affordability called Real Residual Income (RRI) to estimate the causes of declining housing affordability in England from 1996 to 2012. The paper finds that committing to substantial annual housing construction is necessary to mitigate affordability declines. It also encourages future use of the RRI measurement and exploring the effects of tenure type. The document outlines the methodology used, including defining regions and tenure types, how RRI is calculated, and some initial results showing RRI did not decline over time as expected and that mortgage holders have higher RRI than outright owners.
Carter Jonas New Homes Residential View - Winter 2016Lee Layton
What type of new homes are we building, where are we building them and are they the right type of property for their local market? These are three important questions that we
aim to answer in the latest edition of the Carter Jonas New Home Residential View.
This document provides guidelines for planning authorities on sustainable urban housing design standards for new apartment developments. It specifies minimum requirements for internal apartment sizes, dual aspect ratios, floor-to-ceiling heights, lift and stair cores, storage spaces, amenity spaces, and room dimensions. The guidelines aim to ensure proper living standards while maintaining economic viability of construction. Planning authorities must apply these standards over any conflicting local plan requirements.
The London Housing Strategy aims to address the shortage of affordable housing in London through increasing housing supply, supporting working Londoners, and improving housing conditions. It sets targets to increase annual housing construction to 42,000 homes and build 100,000 affordable homes over the Mayor's two terms. The strategy focuses on five priorities: boosting housing supply, better supporting working Londoners, improving private renting, securing long-term funding for housing, and accelerating the pace of construction. It also aims to help the homeless, bring empty homes back into use, and ensure high quality housing standards.
Barnet Labour Housing Commission ReportRoss Houston
There is a housing crisis in the London borough of Barnet, as highlighted by residents' concerns about affordability. Housing costs have risen substantially, with average house prices nearly half a million pounds and private sector rents among the highest in outer London. However, wages have fallen in London, leaving more residents unable to afford their housing costs. The borough is failing to meet targets for overall home building and for affordable housing. A lack of affordable housing options means more residents must rely on the private rental sector, where rents consume a large portion of incomes. Additional living costs like energy are also rising, leaving many households in fuel poverty.
New Homes Residential View - Autumn/Winter 2016Lee Layton
The document discusses new home construction in England. It finds that while construction levels have recovered from pre-2008 levels, completions are still around 15% lower than the pre-downturn average. Most new homes built in the last year had 3 or more bedrooms. The areas with the most new construction activity are around East Midlands and East of England, while London commuter towns lack activity despite high demand. The document also analyzes new home prices compared to existing homes in different areas.
BUILD TO RENT - Funding Britain's rental revolution - single pagesTom Roberts
This document discusses the growth of the build to rent sector in Britain. It notes that homeownership is declining while the private rental sector is growing, driven by increased housing demand and a lack of supply. Institutional investors and specialized developers are entering the build to rent market to develop new rental housing communities as long-term investments. This could generate over £30 billion in new investment and deliver over 150,000 new homes. However, further policy changes are still needed to fully unlock the potential of build to rent.
Synergies between policy tools for provision of affordable housingfond admin
Презентація "Synergies between policy tools for provision of affordable housing.
Reflection on S106 and PSLA" Агати Краузе.
Доповідь з круглого столу «Кращі практики житлової політики та можливості їх застосування в Україні», проведеного Держмолодьжитлом за підтримки Секції по житловому господарству та землекористуванню ЕЄК ООН і Програми розвитку ООН в Україні 26 квітня 2018 року.
This document summarizes key points from an OECD report on housing policy and the environment. It notes that housing accounts for a large portion of global energy use and emissions. The report recommends policies like land value capture, building codes, and property tax reform to increase housing affordability while reducing emissions. Specifically, it advocates shifting from transaction taxes to annual property taxes based on land value rather than building value, and providing discounts for energy-efficient buildings. This could encourage construction and mobility while addressing climate change. The document argues the UK in particular needs holistic reforms like increasing social housing and incentivizing development to improve its affordability crisis.
The document provides an overview of Kenya's 500,000 Affordable Homes Program delivery framework. It outlines the program's project pipeline which includes flagship projects, social housing projects, and projects in various counties. The largest project currently underway is the Park Road development which will deliver 1,370 units through a contractor that was awarded the project in December 2018. The overall program aims to close Kenya's annual low-income housing gap by 60% over 5 years by delivering a total of over 500,000 affordable housing units.
1) The document discusses generational divides in the UK housing market. It notes differences between generations in how they communicate (e.g. Maturists preferring letters, Generation Z preferring social media), key life events they experienced, and attitudes towards work and careers.
2) Data is presented on shifts in housing tenure over the past decade, showing increases in home ownership among older age groups and private renting among younger groups. Charts compare housing wealth and costs between age groups.
3) The document considers some of the challenges facing different generations in the housing market, and outlines recent and potential future policy changes aimed at addressing issues like affordability for first-time buyers, buy-to-let investment
This document analyzes housing affordability in the UK and London. It finds:
- Homeowners in the UK have 57% of their income remaining after essentials, while renters have 51%. However, both have declined in the past year as house prices and rents rose.
- Introducing childcare costs significantly reduces discretionary income, leaving just 5% for UK homeowners and 10% for renters. London families fare even worse, overspending on essentials.
- First-time buyers in the UK have nearly a third of their income left after essentials, though it has declined in recent years. Saving a 20% deposit takes over 6.5 years on average in the UK and
Archive issues of The Brief produced by IPIN Global - https://www.ipinglobal.com/join.aspx - a regular member-only newsletter with the latest commentary on the property investment markets.
To get the latest copies as they are produced - sign up on site.
Similar to WEB - Affordable Housing - REGIONS (20)
2. carterjonas.co.uk 32
As ever, the reality is more complex than the
above summary might suggest and reflects
a combination of economic, financial and
demographic issues, alongside policy and
ideology responses. Figure 2 (overleaf)
provides an overview of these changes, which
can be divided into four main phases:
1945-1980
Increasing housing delivery and the significant
role of the public sector in this delivery. In fact,
during the 1950s and 1960s public housing made-
up approximately half of housing completions,
as Figure 1 illustrates, after which there was a
reduction in overall housing delivery rates.
1980-1990s
Significant policy change, with the de-regulation
of the private rented sector and a major sell-
off of council housing stock through the ‘Right
to Buy’ scheme and transfers of stock to
empowered housing associations.
1990s TO 2007
GLOBAL RECESSION
Increasing focus on planning and policy
regulation responses to try and boost
housing supply.
THE POST-RECESSION
RECOVERY FROM 2010
Further policy and ideological response to
tackling the housing crisis. This includes a range
of measures linked to the 2015 Budget and
Autumn Spending Review. The coherence and
consistency of some of these is still to be judged.
New house building rates are at an historical
low, and are far-away from meeting current
housing needs, let alone the backlog of
housing demand, creating a slow-burn crisis
in itself. As a result, with not even ‘market’
need being catered for, is affordable housing
being squeezed out of new developments?
We have looked at the evidence in order to
understand the implications for affordable
housing provision, and to identify potential
solutions to what appears to be an almost
unsolvable situation.
THIS PAPER PROVIDES AN ANALYSIS
OF THE CURRENT STATE OF THE
AFFORDABLE HOUSING MARKET
IN LONDON AND ACROSS THE UK.
IT ASSESSES HOW ECONOMIC
AND LEGISLATIVE CHANGES HAVE
IMPACTED ON THE DELIVERY OF
AFFORDABLE HOUSING SINCE WORLD
WAR 2 AND HOW THE DEFINITION HAS
EVOLVED. IMPORTANTLY, THE REPORT
EXAMINES POTENTIAL CHANGES TO
PRODUCTS, PROCESSES AND POLICIES
WHICH WOULD IMPROVE THE
DELIVERY OF AFFORDABLE HOUSING.
Figure 1
Average House Building Rates in England
(10 year averages)
HOUSING TIMELINE: FROM BIG BANG TO FLAT LINE
But first, the context. In 1970 over 300,000 new
dwellings were built in England the affordable
housing element of which was over 45%. It
remained at that proportion – or higher – until 1980,
when the ‘Right to Buy’ scheme was introduced
and the end of rent controls came into force. In
contrast, current new dwelling completion rates
have averaged at around 115,000 units a year
between 2009-10 and 2014-15, or almost a third
of the rate of the 1960s. The affordable housing
element of this is now down to approximately
22%, on the basis of local authority and housing
association delivery.
1946-55
1956-65
1966-75
1976-85
1986-95
1996-05
2006-14
50k
100k
150k
200k
250k
300k
Source: P2 returns from local authorities,
National House-Building Council (NHBC),
Approved inspector data returns
Public Sector
Private Sector
4. However, we need to dig beneath the
surface to better understand how
matters have developed over the last
decade, and the appropriateness of
various policy responses. The general
trend has clearly been a continued overall
decline in total house building rates.
The picture is more complex in terms of
affordable housing, due, in part, to how
this sector is now defined.
In broad terms, the definition of
affordable housing has widened over the
last decade. Previously, the focus was on
‘social housing’, covering property rented
at approximately 50% of the market rate.
Affordable housing now encompasses
affordable rent and intermediate rent,
with rents set at closer to 80% of market
rents, along with shared ownership.
This wider definition of affordable
housing has resulted in a steady increase
in ‘total’ affordable housing completions
since 2002/3, and particularly since
2007/8, when above 44,000 units were
completed. This reflects a recognition
that there are households who do not
meet the eligibility criteria for social
housing, but who nevertheless cannot
afford to rent or buy at market rates.
The London Housing Strategy (2014)
notes that net total housing delivery
rates have averaged just over 20,000
dwellings per annum in London over the
last 15 years. This is despite an average of
55,000 dwellings per annum being given
planning permission. The planning system
is therefore delivering the potential
required, but somehow this potential is
not translating into bricks on the ground.
In terms of affordable housing
completions, whilst it is difficult to marry
national datasets with the London data,
in broad terms London is providing a
greater relative level of affordable housing
delivery than the rest of England on
average – at least 40% compared to 28%
for England as a whole – but then again, it
does have a greater relative need.
Despite the above-average relative
performance of London in terms of
affordable housing delivery, it is still
under-performing in terms of its own
CHANGING NATURE
LONDON
In overall terms, approximately 39,900
affordable dwellings per annum were
completed between 2002/3 and 2014/15
in England, which represents an average
affordable delivery rate of 28% (Figure 3).
However, there has also been a significant
element of displacement of activity, with
a major drop in the development of social
rented houses, being replaced by the new
‘affordable rent’ dwellings. Commentators
have raised concerns over how this will
impact on the stock and provision of
social housing, which has often been
difficult to manage and deliver. This has
been likened to running a bath with the
plug out, but the post-2011 affordable
rent regime has meant that the plug-hole
has got bigger and the tap has been
switched off.
Figure 3
Number of Affordable Dwellings Completed in England
6
AFFORDABLE HOUSING NOW
ENCOMPASSES AFFORDABLE
RENT AND INTERMEDIATE RENT,
WITH RENTS SET AT CLOSER TO
80% OF MARKET RENTS, ALONG
WITH SHARED OWNERSHIP.
affordable delivery targets. Over the
period 2004/5 to 2014/15 only 143,400
affordable dwellings were delivered
out of an expected 225,500 – just 64%
of the target. So, whilst London might
be achieving a greater proportion of
affordable housing delivery compared
with the rest of England, it is still well
below what it needs to deliver.
As a result, the current London Plan
(2015) has a target for delivering
42,000 new houses per annum over
the period 2015 to 2025. Of this, the
minimum target for affordable provision
is 17,000 dwellings per annum, or a
delivery target equivalent to 40%. The
Housing Zones approach, launched in
2014, aims to deliver over 57,000 total
dwellings by 2025 as part of the initial
set of 20 schemes, but only 33% of
the dwellings are affordable. Even so,
many of the Housing Zones represent
challenging regeneration propositions,
but - importantly - the affordable housing
Source: CLG Live Tables, 120, 209, 1009 (Totals may not sum due to rounding)
carterjonas.co.uk 7
70,000
2002-03
2003-04
2004-05
2005-06
2006-07
2007-08
2008-09
2009-10
2010-11
2011-12
2012-13
2013-14
2014-15
CompletedDwellings
%oftotalcompletions
40%
45%
50%
60,000
35%
50,000
25%
30%
40,000
20%
30,000
15%20,000
10%
10,000
5%
0 0
Social Rent
Affordabe Rent
Intermediate Rent
Affordable Ownership
As % Total Completions (RHS)
5. carterjonas.co.uk 98
delivery rates have been agreed between
the public sector, landowners and the
development community.
However, it appears that other major
developments and regeneration schemes
are delivering substantially lower levels
of affordable housing. Elephant Park,
Embassy Gardens, New Covent Garden
Market, Nine Elms Parkside, and St
Georges Wharf are each developing over
1,000 residential units, yet the average
level of affordable housing provision
across these schemes is under 20%
(Figure 4).
The key question is, why? Is it a case
of ‘the rest supporting the best’ in
terms of affordability delivery for
London and elsewhere and how can
affordable delivery levels be increased?
Clearly, such large long-term schemes
are inherently more risky, which will
influence judgements on viability. Hence
the negotiation and re-negotiation of
affordable housing levels during the
planning process becomes critical.
In that context, the RICS guidance note
Financial Viability in Planning (2012) can
provide a key role in such negotiations.
Figure 4
Delivery of Affordable Housing in London
These negotiations can be complex, and
it is important for local authorities and
others to ensure they are fully aware
of the parameters of this guidance in
respect of determining the affordable
housing viability case. Particular attention
needs to be paid to the guidance in terms
of when a re-negotiation should take
place, the treatment of developer risk,
compliance with planning policy, and the
avoidance of fixed percentage uplifts
relating to returns on land values.
These points highlight the necessity that
all parties understand both the limits of
the guidance note and the appropriate
use of the approach outlined.
DESPITE THE ABOVE-AVERAGE
RELATIVE PERFORMANCE
OF LONDON IN TERMS OF
AFFORDABLE HOUSING
DELIVERY, IT IS STILL UNDER-
PERFORMING IN TERMS OF
ITS OWN AFFORDABLE
DELIVERY TARGETS.
DELIVERY OF THE ‘RIGHT’
TYPE AND BALANCE OF
AFFORDABLE HOUSING
SHOULD ADDRESS LOCAL
NEEDS – BOTH SOCIAL
HOUSING AND ‘OTHER’
AFFORDABLE AND
INTERMEDIATE NEED.
There is no quick-fix solution to
the lack of housebuilding in England,
either in the ‘market’ or ‘affordable’
housing sectors, but whilst it is a long-
term challenge it does require urgent
policy and industry action. However, there
is a risk in adopting the approach that
such a complex question has a simple
answer. Concerns have been raised
that this is the approach underlying the
Government’s response.
Nevertheless, fundamental to delivering
more affordable housing is to build
more dwellings overall. It is not simply
a numbers issue for affordable housing
provision though. Delivery of the ‘right’
type and balance of affordable housing
should address local needs – both social
housing and ‘other’ affordable and
intermediate need. In the case of London
in particular, it is important that all parties
help in delivering agreed targets for
affordable housing.
Recommendations on how affordable
housing delivery could be improved are
outlined below and grouped into one of
three categories: products, processes or
policy. The boundaries between these
categories are not fixed – they are better
seen as a convenient way of emphasising
the focus of a recommendation. It is also
recognised that not all the ideas offered
overleaf are necessarily easy to deliver.
However, that is no reason not to try.
45,000
London Target Housing Zones -
Planned Affordable
Housing Target
Major Regeneration
Schemes - Actual
Average Affordable
Delivery Rates
40,000
35,000
30,000
25,000
20,000
15,000
10,000
5,000
0 0
20%
40%
60%
80%
100%
Total Housing Target (units per annum)
Affordable Housing Delivery (%RHS)
CHANGE
6. carterjonas.co.uk 1110
PRODUCTS
Product Diversity. A wider range of
housing products can be achieved
through further support for smaller-scale
builders and self-build approaches. The
Government has encouraged the latter
approach through the ‘Right to Build’
initiative, and local authority delivery
on this will help stimulate the overall
housing market. When linked to increased
activity by the smaller-scale building
sector – which constructs a fifth of homes
in England – this may help to deliver
additional affordable homes, albeit not
always under the NPPF definition.
Funding Re-Focus. The ‘Help to Buy ISA’
is expected to cost the Government £2.1
billion over five years. Commentators
have questioned the cost-effectiveness
of this measure, particularly given the
relatively small-scale and incremental
nature of the saving. It is estimated
that this fund could build 69,000 new
affordable dwellings over the next five
years, which would be a more useful
contribution to meeting housing need
than a marginal tax-saving scheme.
Competition Conflict. The ‘Starter
Homes’ and ‘Help To Buy Equity Loan’
schemes are likely to be competing with
each other and are not creating any net
addition to housing stock. Whilst the
Starter Home initiative may alter the
type of affordable housing that is built, it
will not result in any net addition to the
number of homes. To be relevant in terms
of affordable housing delivery – and not
just a discount scheme to any buyer –
an income cap needs to be applied to
this scheme. Consideration should also
be given to extending the scheme to
cover rented properties, which could be
supported by housing associations.
PROCESSES
Off-Site Provision. In the case of London,
over the last few years residential
planning approvals have exceeded the
London Plan identified need – 55,000
permissions a year against a future
need for 42,000 units a year. However,
only 20,000 of these permissions have
been delivered on the ground each
year. It is vital to increase this ‘delivery
translation’ rate, which would go a long
way to delivering the affordable housing
requirement.
One way of helping to achieve this is
to provide greater clarity and support
for ‘in-lieu’ or off-site provision, as
recommended by a recent London First
study. Approaches to this issue could
work from the following:
• Delivery on-site should still be the
presumption.
• Greater consistency and transparency
in terms payment in-lieu process,
including a more standardised
formulaic approach to calculation
across London, published KPIs
reporting on in-lieu income and
expenditure and a fixed time limit for
using funds (before default removal to
GLA as part of delivery of affordable
housing programme).
• Amending London Plan policy to
incorporate guideline criteria against
which proposals for off-site delivery
can be assessed.
• A cross-border approach to
matching delivery outside of borough
boundaries, with delivery against
borough-level targets.
Housing Association Capacity Building.
It has been estimated by Policy Exchange
that the housing association sector
could build up to 100,000 new homes a
year, with 60,000 being affordable and
40,000 market homes that would cross-
subsidise the affordable house-building
programme. This could be achieved by
providing the housing associations with
greater financial freedom given their
large financial surpluses, as well as by
Government adopting a new approach
to funding housing associations, based
on a repayable equity investment
rather than the current restrictive
grant arrangements. There are also
many housing associations which are
not actively engaged in building new
properties and could be drawn into this
process, either as part of consortia, or
by making use of available funding and
expertise.
Local Authority Building. The potential
exists for local authorities to become
more active in house-building once again,
if the restrictions on their borrowing
against the value of their housing stock
is removed, as argued by the London
Assembly and others. In principle
this offers the opportunities for local
authorities to leverage existing and future
housing assets to increase housing stock,
as well as to improve and maintain it, by
borrowing against their housing assets. In
view of the financial constraints imposed
by the borrowing caps, a number of
boroughs are considering, or have already
established, wholly-owned or joint
venture companies which will allow them
to develop outside the confines of the
Housing Revenue Account (HRA).
POLICY
Determining Financial Viability.
The RICS guidance on financial viability
in planning needs to be used critically
and in a balanced way, in order to ensure
that realistic outcomes for all parties are
achieved. It is important to be mindful
of the focus and limitations of the
guidance, particularly in relation to larger
development schemes, where there is a
record of under-delivery of affordable
housing against pan-London targets.
Revising Right to Buy. The ‘Right to Buy’
policy that is being applied to housing
associations may lead to an increase in
the affordable housing supply. However,
this could come at the cost of reducing
the stock of much needed social rented
housing, given that councils will need
to sell their high-value properties as
they become vacant to help fund this
initiative. There are more effective
ways of delivering additional affordable
housing without reducing existing ‘core’
affordable stock, such as through freeing
housing associations and local authorities
to build more homes, as noted above.
THERE IS NO QUICK-FIX
SOLUTION TO THE LACK OF
HOUSEBUILDING IN ENGLAND,
EITHER IN THE ‘MARKET’
OR ‘AFFORDABLE’ HOUSING
SECTORS, BUT WHILST IT IS A
LONG-TERM CHALLENGE IT DOES
REQUIRE URGENT POLICY AND
INDUSTRY ACTION.