Europe’s housing time bomb: a new report highlights the millions affected by housing exclusion

The European Union has not had its troubles to seek in the years following the financial meltdown of 2008. Continuing concerns about the euro, the refugee crisis and Brexit are challenging Europe’s leaders as never before, leading to speculation about the very existence of the EU. But at the end of March, new research highlighted an additional challenge that threatens Europe’s social fabric.

The authors of the report described the current situation concerning housing exclusion and homelessness as “a state of emergency” affecting all European countries. Startling figures uncovered by the research show a continent-wide crisis in the making:

  • In France, the number of homeless people increased by 50% between 2001 and 2012
  • In Germany, 16% of people spend more than 40% of their income on housing
  • In Romania, one in every two people live in overcrowded conditions
  • In the league table of homelessness, the UK now ranks 20th out of 28
  • The number of families in temporary accommodation in London has increased by 50% since 2010
  • In Copenhagen, youth homelessness has increased by 75% since 2009
  • In Warsaw, the number of people sleeping rough or in emergency shelters has risen by 37% since 2013
  • One in 70 people in Athens are now homeless

Vulnerable groups

The report finds that young people across Europe are being hit especially hard by housing exclusion.

“In all EU countries, young people are more vulnerable to prohibitive housing costs, overcrowding and severe housing deprivation than the rest of the population. For poor young people across Europe, the situation is becoming unbearable, with 65% in Germany, 78% in Denmark and 58% in the UK spending more than 40% of their disposable income on housing. The average in the EU is 48%.”

The report also found that Europe’s poor are being side-lined at a time when housing expenditure has increased while incomes have fallen.

“In general, people living below the poverty threshold are increasingly marginalised by a private rental market that feeds off a systemic lack of affordable housing.”

Non-EU citizens are another vulnerable group experiencing housing difficulties:

“Two-thirds of non-EU citizens are overburdened by housing costs in Greece, almost half in Spain and Belgium, more than one third in Ireland and Portugal, and more than one quarter in the United Kingdom, Denmark, the Netherlands, Italy, and Slovenia.”

Unfit conditions

While homelessness and the rising cost of housing are proving to be growing problems across the EU, poor housing is are also a Europe-wide issue.  Across all European countries, a poor household is two to twelve times more likely to live in severe housing deprivation (leaking roof, dampness, poor sanitation) than other households, and in the European Union as a whole, one person in six lives in overcrowded housing.

Fuel poverty is another significant problem, affecting almost a quarter of poor households across the continent. In the UK, 9.4% of the population and 20.2% of poor households experience financial difficulty in maintaining adequate household temperatures.

Eviction: “a collective abandonment of other people”     

An entire chapter of the report is dedicated to eviction, which the authors describe as “…one of the worst forms of violence that can afflict someone.

The figures from national governments and Eurostat highlight significant variations in the pattern of evictions in each EU country, with surges in the number of evictions in Bulgaria, Cyprus, Ireland, Latvia and the Netherlands, while six countries – the Czech Republic, Denmark, Croatia, Lithuania, Portugal and Sweden saw substantial reductions in the number of evictions.

The figures also show varying trends within the UK and differences between the private and public sectors. In England and Wales, rental disputes rose in the social housing sector, but fell in private housing; in Northern Ireland, property foreclosures rose slightly, while tenant evictions rose dramatically by 75%; in Scotland, eviction procedures of all kinds fell by 17%.

Addressing the issue

The report argues that the tools for dealing with the challenges of housing exclusion in Europe already exist, including Europe-wide networks of local, regional and national governments, and EU initiatives, such as the Urban Agenda and the European Pillar of Social Rights. The authors note that there are many examples of good housing practice, notably in Finland, whose “housing first” strategy has achieved a reduction in homelessness – the only EU country to do so.

However, the authors contend that Europe’s leaders need to rapidly activate the political will to tackle the problem of housing exclusion:

“The EU and Member States should place the elimination of homelessness in the core of their social policy agendas. Responses to homelessness should be mainstreamed into the design and implementation of relevant sectoral policies including youth, gender, migration, and Roma inclusion. The EU and the Member States can and should act to enforce social rights.

Final thoughts

The report’s figures make sobering reading: more than 36 million households living in overcrowded conditions; almost 11 million households facing severe deprivation; more than 22 million households experiencing fuel poverty. Perhaps most worrying is the number of homeless people in Europe. This is an unknowable figure, but all the indications are that it is rising dramatically.

Published a week before the UK signalled its intention to leave the EU, the report received comparatively little media coverage. But if the problem of housing exclusion and homelessness continues to grow, it threatens to overwhelm political leaders at EU, national and local levels. It’s no exaggeration to suggest that homelessness could rival Brexit in its impact on the future of Europe.


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Graduate ‘brain drain’ – is regional economic growth the solution?

college graduates groupBy Heather Cameron

With the economic performance of cities and regions increasingly reliant on the skills of their workforce, the longstanding issue of graduate ‘brain drain’ to London and the south is something that needs to be addressed.

Although students attend many of the universities spread across the country, a significant number of graduates flock towards the capital at the end of their studies. According to a recent report from Centre for Cities, this deprives other cities of skilled workers and essentially damages the overall economy.

The evidence

A quarter of all new graduates in 2014 and 2015 were found to have moved to work in London within the six months of finishing their degree. And the highest achievers make up a significant proportion. While London accounts for around 19% of all jobs, of the graduates that moved city six months after graduation London employed 22% of all working new graduates, and 38% of those with a first or upper second class degree from a Russell Group university.

Although most cities experience an overall graduate gain, cities outside London don’t retain the majority of students that move to their city to study – the ‘bouncers’ that drive the brain drain overall, overshadowing any gain:

  • Manchester lost 67% of these students upon graduation;
  • Birmingham lost 76%; and
  • Southampton lost 86%.

Other figures show that 310,000 graduates have left the north in the past decade, contributing to a net average deficit of 7,500 highly qualified workers leaving annually, or 75,500 over a decade.

Northern regions have to some extent offset the effect of local brain drain by attracting enough highly qualified foreign workers to fill the gap. But with reductions in immigration, these regions could be left lacking.

Given the UK’s current position regarding the EU, concerns have also been raised over whether Britain faces a further brain drain of academics to Europe, following Brexit. A recent survey highlighted that 42% of academics said they are more likely to consider leaving Britain after the vote to leave.

Why?

While it may seem plausible to assume that higher salaries are the reason for this brain drain, it appears that the main pull for graduates is the availability of jobs and career progression, which London’s vast labour market offers.

However, as recent research from Homes for the North has identified, these are not the only reasons. It highlights the importance of additional non-work drivers of graduate location decisions, including the cost and quality of housing, quality of local amenities and the prospect of home ownership.

Of the graduates polled, 80% said the quality of housing was important, while more than 60% said the cost of housing was important. The quality of green spaces and local amenities was also deemed important by over 60% of graduates.

What can be done to redress the balance?

There have been numerous graduate retention initiatives at the local and regional level aimed at tackling the uneven distribution of graduates, such as graduate wage subsidies and local graduate job matching.  But it seems little has improved. The Centre for Cities research argues that these alone will not tackle the root cause of the graduate brain drain.

It suggests that cities themselves have a vital role to play in ensuring the local job market offers an appropriate number of graduate job opportunities that will allow them to both retain graduates and attract graduates from elsewhere. Policy should therefore broaden its focus to improve local economies by investing in transport, housing and enterprise, rather than focusing solely on graduate retention and attraction policies.

The chief executive of the Centre for Cities commented that the government’s new economic and industrial strategy should be used to strengthen existing devolution deals for city-regions such as Greater Manchester, extending their scope to grow.

Indeed, the industrial strategy green paper, published in January, clearly places emphasis on addressing the economic imbalances across the UK through a number of measures, such as working with local areas to close the skills gap, including new schemes to support the retention and attraction of graduates. However, the strategy has been criticised for providing little clarity on how regional rebalancing and sectoral deals will work in practice.

Final thoughts

While it appears clear that cities outside London need to improve their graduate offer with better job prospects, the evidence on graduate migration suggests it is more complex than this.

As has been argued, the provision of good quality affordable housing could play a role alongside high-skilled job creation and opportunities. With the cost of living in London so expensive, this would make sense, particularly as the average graduate salary in London is not that much higher than the average across other UK cities.


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An Englishman’s home is his rabbit hutch? Implications of the national space standard for the building control profession

When the coalition government launched a fundamental review of England’s building regulations in 2012, it was called “the biggest change in housing standards in a generation.”  One of the review’s major outcomes was a standard that prescribes space sizes for all new-build homes, bringing the rest of England into line with London, which has had its own space standard since 2011. But a year on from its introduction, the national space standard has been branded too complex to implement and too easy to evade.

Looking back on housing space standards

Housing space specifications are not a new idea. There were prescribed floor space minimums in England’s public housing between 1967 and 1980. These were based on the recommendations of the Parker Morris Committee of 1961, which linked space to the utility of homes, rather than to expected occupancy levels (a benchmark that’s still applicable in Scotland). This standard was sidelined in the 1980s, and the focus shifted to housing delivery.

The new national standard

The government’s 2012 Housing Standards Review aimed to reduce the cost and complexity of building new homes by streamlining the large number of codes, regulations and technical housing standards applied to new housing through the planning system.

Most of the outcomes from the review (such as those affecting security, energy and accessibility) required changes to the building regulations. But when it came to the national space standard, the government decided there was no case for statutory regulation. Instead, the standard is optional for local authorities to adopt, subject to local plan viability testing and approval by the planning inspectorate.

The national space standard, which came into effect in October 2015, includes requirements such as:

  • A new three bed, five person home should be a minimum of 93m²
  • a one bed, one person flat should be a minimum of 37m²
  • Two-bedroom homes should have at least one double bedroom
  • A double bedroom should have minimum floor area of 11.5m²

House builders strongly disagreed with the changes, claiming the standard would reduce the number of new homes being built and increase costs. But the space standard won vociferous support from the Royal Institute of British Architects (RIBA), who went on to argue that it didn’t go far enough:

“Local authorities should be able to set space standards in order to improve new build homes in their communities. However….the most effective solution would be for a national space standard to be applied through building regulations so that it applies to all homes, in every location and type of housing.”

England’s shrinking spaces

England has the smallest homes by floor space area of any EU country. In 2013, the average size of a home was 93.6m², compared to 115.5 square metres in the Netherlands and 137 square metres in Denmark.

The contrast has given rise to new family homes in England being described as “rabbit hutches” because they are not big enough to comfortably meet the needs of residents. Smaller rooms have implications for wellbeing and quality of life, creating problems for storage, preparing food and entertaining visitors. More fundamentally, smaller living spaces can have impacts on mental health and family relationships.

Fighting for space

Shortly after the introduction of the national space standard, in October 2015, RIBA claimed that administration costs, red tape and potential challenges from developers on site-specific viability grounds, made it unlikely that the standard would have any meaningful impact:

“All of these bureaucratic processes place an excessive and unnecessary burden on local authorities to justify something which the government has already recognised is sensible and fair.”

Again, RIBA called for the space standard to be included in the building regulations, and again house builders voiced their opposition. Stewart Basely of the Home Builders Federation claimed buyers were content with the size of new builds, and warned that mandatory space standards could make the housing shortage worse:

 “Imposing space standards and so restricting what builders can build takes away choice from home buyers. This would not only prevent more people from buying their own home but also exacerbate the acute shortage of housing that we have experienced over several decades.”

Space: a place for building control?

On the face of it, the national space standard is not an issue concerning building control, whose focus is on enforcing the national building regulations.  But government guidance on the internal space standard has indicated that building control surveyors may have a role to play in the approvals process:

“Building control bodies may choose to provide checking of the space standard in development proposals as an additional service alongside carrying out their building control function. In these circumstances, local planning authorities may wish to avoid further additional checking of plans with regard to space standards.”

And the national standard could yet be included in the building regulations. In a House of Lords debate on the Housing and Planning Bill in May 2016, Labour peer Lord Beecham, put forward an amendment to make the standards mandatory. His intervention followed the Labour Party’s Lyons Housing Review, which recommended that space standards should be applied nationally, but suggested that more work was needed to consider exemptions in certain markets.

Later in 2016, the government launched a review into how the space standards are operating in practice. The findings of the review will be published in the spring, and it will be interesting to see the effects of the standard, and whether RIBA’s argument for mandatory implementation has taken hold.

Building control surveyors may have their hands full, not least because of changes to the building regulations resulting from the Housing Standards Review. But it’s not out of the question that the national space standard could yet become part of their workload.

Can they fix it? Reactions to the white paper on housing

By James Carson

After a delay of several months, the government’s housing white paper was finally published last week.  Its title – “Fixing our broken housing market” – makes clear that England’s housing market requires radical reform. The communities secretary, Sajid Javid underlined this when presenting the paper to MPs:

“We have to build more, of the right homes in the right places, and we have to start right now.”

The key proposals

The white paper contains 29 policy proposals. These include:

  • developers will be forced to use-or-lose planning permission within two years
  • local authorities will be required to keep an up-to-date local plan to meet housing demand
  • an expanded and more flexible affordable homes programme, for housing associations and local authorities
  • developers will be encouraged to avoid “low-density” housing where land availability is short
  • the time allowed between planning permission and the start of building will be reduced from three to two years
  • incentives for build to let
  • the Green Belt will continue to be protected, and may only be built on “in exceptional circumstances”

In addition, the paper proposes the establishment of a £3bn fund to help smaller building firms challenge major developers, and a “lifetime ISA” to help first-time buyers save for a deposit. The white paper also confirmed government plans to ban letting agency fees for tenants.

The paper proposes placing a cap of £80,000 (£90,000 in London) on starter homes (new-build homes for first-time buyers between 23 and 40 years old and sold at least 20% below market value). And it signals that 10% of all new homes should be starter homes (the current requirement is 20%).

Reaction to the proposals: the politicians

The communities secretary described the white paper’s proposals as “bold” and “radical”, but some responses have suggested that the new strategy will fail to meet the challenge of England’s housing crisis.

Describing the plans as “feeble beyond belief”, Labour’s shadow housing minister, John Healey observed: “This white paper is not a plan to fix the housing crisis. And it will do nothing to reverse seven years of failure on housing we’ve seen since 2010. There are 200,000 fewer home-owners, homelessness has doubled, and affordable house-building has slumped to a 24-year low.”

The Green Party’s co-leader Jonathan Bartley said the policies were a “slap in the face for the millions of people in this country desperate for bold plans to reduce rents and make their housing affordable”.

On build to rent, Tom Copley, Labour’s London Assembly housing spokesperson welcomed the shift in focus from home ownership, but was concerned about the scope of the proposals:  “…whilst the promise of longer tenancies is welcome, its bearing will be miniscule unless it is extended to existing rental properties, where the vast majority of renters actually live.”

Reaction: architects, housing bodies and builders

Simon Henley, of architects Halebrown, welcomed the paper’s proposals to help smaller building firms challenge major developers – “More and smaller housebuilders will bring variety and inspiration.”  But he added that “reasonably priced land is vital to the equation for great homes.”

Alex Ely of the Mae architecture practice was disappointed with the continuing restrictions on building on the Green Belt, observing that “We know that just a 1km ring of Green Belt from inside the M25 would yield enough land for a generation of building at current rates.”

Terrie Alafat, chief executive of the Chartered Institute of Housing said the package of measures demonstrates a commitment to tackle the housing crisis. “However our concern is that much housing remains out of reach for a significant number of people and we would like to see the government back up the package of measures with additional funding and resource in the budget.”

Stewart Baseley, executive chairman of the Home Builders Federation welcomed plans to bring forward more developable land: “If we are to build more homes, we need more land coming through the system more quickly.”

Reaction: homeowners and renters

Dan Wilson Craw, director of Generation Rent argued that the white paper failed to offer renters anything of substance. “Renters on stagnant wages need homes that cost no more than a third of their income, not ones let at 80% of the market rent, with a sticker that says ‘affordable’.”

Meanwhile, Paula Higgins, chief executive of HomeOwners Alliance, called for more action and fewer words. “It’s difficult to see how these measures will enable the government to meet its target of one million new homes by 2020.”

Reaction: the LGA and Shelter

Speaking for the Local Government Association (LGA), housing spokesman Councillor Martin Tett noted that the white paper contains signs that the government is listening to councils on how to boost housing supply and increase affordability. But he called for more support to enable local authorities to tackle the housing shortage: “…councils desperately need the powers and access to funding to resume their historic role as a major builder of affordable homes. This means being able to borrow to invest in housing and to keep 100 per cent of the receipts from properties sold through Right to Buy to replace homes and reinvest in building more of the genuine affordable homes our communities desperately need.”

Writing on the organisation’s blog, Shelter’s Steve Akehurst described the white paper as a step, rather than a leap in the right direction:

“Overall, the shift in emphasis – towards tackling big developers and dysfunctions in the land market, towards making renting more stable, and delivering more affordable homes – is really welcome, and there are some good first steps to making them a reality. In reality more will be needed to deliver upon these lofty ambitions in full… But today is a good start.”

The next steps

The government is consulting on the planning proposals set out in the first two chapters of the white paper, with a closing date of 2 May 2017. After considering the responses, the government will decide on how to take its strategy forward.

As the paper concludes, millions of people who can’t afford to buy or rent already know that the housing market is broken. Fixing it will be a job not only for the government, but for local authorities, developers, housing associations and local communities.

Time will tell whether the proposals set out in the white paper are radical enough to help the homeowners and tenants of tomorrow.


You may also find these blog posts on housing of interest:

Eating or heating: tackling fuel poverty in the UK

nastural gas flame

It is a complete scandal that people die because they can’t afford to heat their homes. ‘I, Daniel Blake’ shows the tragic circumstances and daily dilemma of ‘heating or eating’ faced by many thousands of people in Britain today.”

Those were the words of I, Daniel Blake lead actor Dave Johns as he backed a report published in November 2016 by the charity National Energy Action. The report, which looked at the health problems related to fuel poverty, claimed that a child born today may never see fuel poverty eradicated from the UK unless more assistance is given struggling families.

Identifying the “fuel poor”

In England, according to the most recent official government statistics, more than 2.3 million (10%) households are living in fuel poverty. Leeds, Birmingham, Manchester, Liverpool and Cornwall are among the places worst affected. At risk groups include single parent households with dependent children, rural households, and those living in the private rented sector. Research also highlights that those customers who use prepay meters, which include a large proportion of the most vulnerable customers, are more likely to be “fuel poor” as they do not have the flexible tariff options and reduced rate deals which are offered to customers who pay via direct debit.

The picture is not much better elsewhere in the UK. A report produced by the Scottish Fuel Poverty Strategic Working Group estimated that there are currently over 800,000 households (35%) living in fuel poverty, with levels as high as 50% in rural areas. Meanwhile, in Wales the latest estimates suggest that 23% of households are currently living in fuel poverty.

heater gauge

Tackling the causes of fuel poverty

Not being able to afford to heat your home, or having to choose between eating or heating is the stark choice many families in the UK are being forced to make, however it is clear that fuel poverty stems from a number of different factors, including the cost of fuel, the price of energy, and rising energy consumption habits.

The latest Scottish Government strategy on tackling fuel poverty suggests that four drivers of fuel poverty need to be tackled before fuel poverty can be eradicated. These are:

  • Raising incomes  8 out of 10 households (in Scotland) in income poverty are also fuel poor.
  • Making energy costs affordable  in many cases the cost of fuel is rising faster than household incomes.
  • Improving energy performance in housing  people living in a home with low energy performance are 3.5 times as likely to be suffering from fuel poverty as those in a home with high energy performance.
  • Changing habits of energy use  adopting energy-saving behaviours can make a significant difference to fuel bills by reducing overall demand. There is also a need to better understand and increase use of “green energy”.

But what about energy suppliers?

In December 2016, a report from Turn2Us suggested  that two million households suffer from fuel poverty. Subsequently, the “big six” energy suppliers met at Westminster to discuss what they could do to help tackle fuel poverty. At the moment, there is no legal requirement for energy companies to take action to reduce fuel poverty. However, they are coming under increasing pressure to help tackle fuel poverty, by reflecting some of their profit margins in the rates they give to customers. The idea of automatically putting vulnerable or “at risk” customers onto the lowest fuel tariff was discussed. However the bulk of the discussion, according to reports, concentrated on how to increase awareness of existing options, including the government-led Warm Home Discount, individual support grants, the Cold Weather Payment, and practical support from suppliers themselves.warm fire

Practical strategies to tackle fuel poverty

A number of schemes have been developed to try to help tackle fuel poverty, with national roll outs being supplemented by more localised programmes often funded by local authorities or charities.

In November 2016 the Scottish Government pledged an extra £10m to be spent on tackling fuel poverty. £9m was allocated for councils and housing associations to make it easier for tenants to heat their homes. A further £1m is to be made available to provide interest free loans to help people make their homes more energy efficient.

Other schemes have also been introduced by local authorities to try and tackle fuel poverty, including Ready to Switch? Launched in November 2012, Peterborough City Council’s collective switching scheme uses the combined buying power of residents and businesses within the community to negotiate cheaper prices with energy companies. According to figures from Peterborough Council, to date, hundreds of households have switched to save on gas and electricity, with some reducing annual bills by nearly £150.

Boilers on prescription (BoP) is a new funding stream which is being tested in a number of local authority areas, including Sunderland. The fund is managed through NHS Clinical Commissioning Groups, and householders at risk of cold related illnesses are referred for heating upgrades via health professionals. One of the main ideas behind BoP is to reduce a resident’s need for NHS interventions by improving their thermal comfort at home. It is hoped that a warmer, healthier home could reduce the number of GP appointments or emergency admissions.

Energie

 

Altering the design of new homes and subsidising the retrofitting of older ones is also a key policy strategy for tackling fuel poverty. Providing homes which are designed or adapted to be energy efficient through improved insulation, the installation of solar panels or using appropriate lighting or heating systems will allow the government not only to reduce fuel poverty in the present, but should also reduce the likelihood of more people falling into fuel poverty in the future. Reducing the demand for energy by creating homes which use less of it may also help to drive down the cost of energy, resulting in even bigger savings. However, it is not just the responsibility of individual homeowners to carry out these improvements. Local authorities, housing associations and private landlords also need to (and have in many instances) recognise the vital role they play, particularly in relation to more vulnerable customers who are at increased risk of falling into fuel poverty. Retrofitting has been increasingly popular in other parts of Europe, as these case study examples show.

The issue of fuel poverty in the UK does not appear to be going anywhere fast. Despite the attempts of governments across the UK to reduce the figure, in many areas the number of people falling into fuel poverty continues to rise. While there are individual areas of good practice aiming to help some of the UK’s most vulnerable families to heat their homes, it is clear that a wider commitment to combat the underlying causes of fuel poverty is needed, along with a recognition that there is a responsibility across the board to provide help and information to families suffering as a result of fuel poverty.


If you found this article interesting, you may also like to read our blog on the Dutch Energiesprong model and our research briefing on retrofitting (member access only).

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Is it time to start building on the Green Belt?

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The tree which moves some to tears of joy is in the eyes of others only a green thing that stands in the way.”
William Blake, 1799

The forthcoming Housing White Paper from the Department for Communities and Local Government is expected to tackle the thorny issue of the Green Belt. Initially due for publication at the end of 2016, the paper has now been delayed twice, heightening speculation about its contents.

The Telegraph has suggested that councils are likely to be encouraged to make greater use of the controversial policy of ‘green belt swaps’. Green Belt swaps allow councils to remove protections on one part of green belt in return for creating a new area of protected land elsewhere.  This may enable councils to better meet demand for housing.  Current planning legislation for Green Belt swaps already exists, but often fails to work in practice. Proposals are often rejected at the planning stage due to the newly identified land failing to meet Green Belt definitions. The Times indicates that the White Paper may contain a more aggressive approach towards the use of the Green Belt for housing.

Potential benefits

There is no denying the need for more housing.  In general, experts agree that a minimum of 200,000 new homes will be needed each year in order to keep up with demand.

Recent government statistics on Green Belt in England in 2015/16 estimated that it covered around 13% of the land area of England. It has been argued that development on just 1% of reclassified Green Belt would allow for almost half a million new homes to be built. However, building upon the Green Belt provokes much passionate debate.

Proponents of green belt flexibility argue that:

Paul Cheshire, Professor Emeritus of Economic Geography, LSE, argues that many opponents of building on the Green Belt hold a romanticised image of the nature of the land, which is not truly representative of the majority of Green Belt land.

“Of course parts of the Green Belts are real environmental and amenity treasures, such as the beautiful bits of rolling Hertfordshire, the Chilterns or the North Downs. Or rather, the beautiful bits to which there is public access. Such areas really need to be preserved against development. But almost all Green Belt land is privately owned, so the only access is if there are viable public rights of way.”

He goes on to suggest selective building on the least attractive parts of Green Belts, which are close to cities where people want to live.

A similar sentiment is found in the recent LSE report ‘A 21st Century Metropolitan Green Belt’. Dr Alan Mace, Assistant Professor of Urban Planning Studies at LSE (one of the authors of the report) concludes that:

“People often look at the Green Belt and say, ‘who would want to lose this?’ but often they’re looking at land that is protected in other ways, such as Metropolitan Parks or Areas of Outstanding Natural Beauty, and this would not change. Some parts of the Green Belt are neither aesthetically pleasing nor environmentally valuable and these are the areas that should be looked at for potential development.”

Potential limitations

However, Green Belt swaps are not without potential problems.  For example, Shelter has cautioned that Green Belt flexibility “could create a mini industry in speculative land trading in Green Belt areas, making cheap land release much harder as landowners hold out for high prices”.

There is also much opposition to building on the Green Belt among the general public and environmental groups. Paul Miner, planning campaign manager at CPRE, is concerned that the Green Belt is being chipped away, arguing that, among its benefits, the Green Belt:

“…continues to provide impetus for urban regeneration, and makes environmental and economic sense in protecting the breathing space around our towns and cities.”

Perhaps Rowan Moore, writing in the Guardian, neatly describes the desire of many to protect the Green Belt when he states “The fact that it is named in the singular, although there are many green belts, indicates its status as an idea, even an ideal, as well as a place. It is part of English, if not British, national identity, protected by the shade of William Blake”.

Future policy

The government has remained tight-lipped on the contents of the White Paper, but if they do choose to include Green Belt swaps as a key feature of the paper, they will face an uphill battle in tackling public perception and reassuring environmental and conservation groups.

Reconciling these differences of opinion will not be easy.  Ensuring that there is no overall loss in the total land area and overall quality of the Green Belt will no doubt be a key step towards addressing this.


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Energiesprong: how a Dutch solution could improve Britain’s energy inefficient housing

There’s little doubt that many of Britain’s homes need to improve their energy efficiency. A 2015 study by the Association for the Conservation of Energy found that the UK has among the highest rates of fuel poverty and one of the most energy inefficient housing stocks in Europe. In terms of energy efficiency, the UK housing’s walls came 7th out of the 11 countries analysed, while its roofs were ranked 8th, its floors 10th and its windows 11th.

Badly heated housing has significant impacts on health. In 2011, an analysis by Friends of the Earth highlighted the links between cold housing and poor mental and physical health:

“The main health conditions associated with cold housing are circulatory diseases, respiratory problems and mental ill-health. Other conditions influenced or exacerbated by cold housing include the common flu and cold, as well as arthritis and rheumatisms.”

However, people living in energy inefficient homes are often those least able to afford the necessary retrofits, such as insulation, new boilers and double glazing.

The rise and fall of the Green Deal

In 2013, the coalition government launched the Green Deal, a retrofitting programme that aimed to provide an affordable solution for low-income households struggling to keep their homes warm. However, it soon became clear that the Green Deal was too complicated for the energy efficiency sector to administer, and too hard for householders to understand. After three years of disappointing take-up, the scheme was scrapped in 2015.

With no replacement for the Green Deal on the horizon, agencies supporting fuel-poor households have been trying to fill the gap. The Trussell Trust, for example, has been opening “fuel banks” in towns and cities across the UK, providing vouchers for paying gas and electricity bills.  Important as they are, these initiatives cannot take the place of housing improvements.

An energy leap forward

The demise of the Green Deal left a gap in the UK’s retrofitting market. However, a recent initiative that shares some of the features of the Green Deal has shown early promise as a possible substitute.

The Energiesprong (“energy leap”) model has its origins in the Netherlands. Energiesprong is a network of organisations committed to urban and regional development. It brokered a deal between housing associations and builders to refurbish houses to net zero energy levels. This means the homes do not consume more energy for heating, hot water and electricity than they produce. Householders commit themselves not to use any more energy than an agreed amount. If they do, additional charges apply, but these are likely to be minimal thanks to the improvements in insulation.

So far, the Dutch scheme has proved successful; the first 800 retrofitted homes have performed better than expected, producing more energy than they consume. The tenants are very satisfied with the improvements and Dutch housing associations have committed to upgrade 111,000 homes under a wider roll-out.

Energiesprong in Britain

The Energiesprong concept is now being applied in the UK, where property developers are working with local authorities and social housing providers on prototypes.

Housing associations will finance the up-front costs of the work, including external wall insulation, roofing and renewables. These will be repaid by the energy cost savings resulting from the upgrade. Unlike the Green Deal, however, the Energiesprong concept is more straightforward and easier for consumers to understand, and refurbishments can be carried out within 10 days. In the UK, between 10 and 30 homes have been undergoing improvements in pilot projects during 2016, with a target of 5000 retrofitted homes by 2018.

The concept also has something to offer owner-occupiers; in addition to improving a property’s energy efficiency, Energiesprong also delivers a better-looking exterior. As Energiesprong UK director Arno Schmickler explained to Architects’ Journal:

“We are trying to position a high-quality, desirable product, to make your neighbours jealous – that really works.”

An off-the shelf retrofit?

The Energiesprong process in the UK must overcome significant challenges before it can achieve the levels of success seen in the Netherlands. Although it has secured European Commission funding, Energiesprong UK could achieve a much greater impact with government support. In addition, changes to planning guidance will be required to enable retrofitting without the need for explicit planning permission. The UK retrofitting sector must also make technical and cultural adaptations if it is to emulate the impact of their Dutch counterparts.

But if Energiesprong takes off in the UK, Arno Schmickler foresees the day when retrofitting could become as straightforward as choosing a new sofa:

“We want to position this where you could walk into, dare I say it, Ikea, and buy your Energiesprong solution while you’re kitting out your home with new furniture. ‘That’s how easy it should become.”



Read our other blog posts on energy efficiency in homes:

Planning for an ageing population: designing age-friendly environments

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In the UK, increased life expectancy means that people can expect to live longer than ever before.  While this is clearly good news – and has a number of potential economic benefits – the shift in demographic structure towards an increasingly elderly population has a number of significant implications.

Following Wednesday’s blog post on the implications for planning of the ageing society, today we highlight some of the ways in which planners can help support the creation of age-friendly environments by influencing the design of the urban environment, transport, housing and the wider community and neighbourhood.

The importance of an age-friendly environment

Age-friendly environments are underpinned by three key factors:

  • Safety
  • Accessibility
  • Mobility

Such environments impact positively upon the quality of life of older people by enabling and encouraging physical activity and social connection.  This in turn has a beneficial impact upon their physical and mental health, and helps to tackle social exclusion – which can be a particular problem among older people.

Conversely, as the World Health Organisation (WHO) notes, poor design can have a negative impact:

“older people who live in an unsafe environment or areas with multiple physical barriers are less likely to get out and therefore more prone to isolation, depression, reduced fitness and increased mobility problems”

Creating an age-friendly environment

There are a number of areas in which planners may have an influence on the provision of age friendly environments:

  • the design of the urban environment
  • supporting appropriate transport options
  • the provision of age-appropriate housing
  • adequate neighbourhood and community facilities

Urban environment

In terms of the urban environment, green spaces are an integral aspect of age friendly environments.  Access to green spaces supports the physical activity of older people, makes a positive contribution to their health and wellbeing, and provides opportunities for social interaction.

Research has found that green spaces that are poorly maintained, perceived as unsafe, or contain potential hazards resulting from the shared use of parks and walkways are less likely to be used by older people.  Suggestions for improvement include the creation of small, quieter, contained green spaces and improved park maintenance.

Paths, streets and pedestrian areas are also a key planning consideration. Older people have greater reliance on pedestrian travel and are more likely to be physically active in areas that are pedestrian friendly.  The perception of safety also influences use – therefore, lighting and road safety measures can help to enhance this.

Adequate public toilet provision will also become an increasingly important issue.  Recent cutbacks have resulted in many public toilets being closed – in their review of public toilet provision in the UK Help the Aged noted that provision was sporadic. They found that the majority of older people had experienced difficulties in finding a public toilet, and even when toilets were found, they were often closed.

Transport needs

Responding to the transport needs of different groups will also present a key challenge. For example, an analysis of major European cities  by the Arup engineering consultancy found that older people typically make fewer journeys, use private cars less, public transport more (trams and buses in particular) and walk more.  In addition to this, older people’s typical walking speed – as well as the average length of walking trips – were lower than younger people’s patterns.  These differences must be considered when designing age-friendly environments.

The growing population of older people in rural and semi-rural areas, and the reliance on cars in areas with limited public transport options were also identified by Arup as important issues.

Age-appropriate housing

There will be increased demand for age-appropriate housing that meets the needs of older people as the population ages. People are likely to have longer periods of retirement and possibly longer periods of ill-health. As noted by the Future of an Ageing Population Project, unsuitable housing can damage individual wellbeing and increase costs for the NHS.

In order to meet demand, it will be necessary to both adapt existing housing stock, as well as ensure that new housing can adapt to people’s changing needs as they age.  Age-appropriate housing that supports independent living can reduce demand on health and care services, and positively enhance the lives of older people.

Thinking ‘beyond the building’

There is also a need to think ‘beyond the building’. It is thought that interventions that improve homes are likely to be less effective without similar improvements in the neighbourhood.  The ability to socialise and to access services is considered to be particularly important.

Therefore, planning for the provision of local shops and other community facilities such as GP surgeries, post offices and libraries, in tandem with an increased focus on walkable neighbourhoods and public transport provision, will help older people to be physically active and more independent.

Raising awareness

Despite a pressing need for action, the provision of age friendly infrastructure in the UK has been constrained by a lack of resources, and assigned a relatively low priority.  However, there is growing recognition of the need to raise awareness of the potential effects of the ageing population and its implications for the design of cities, towns and villages across the UK.

Planning departments cannot address these implications in isolation.  However, for their part, knowing and understanding the potential implications of the UK’s ageing population is a positive step towards the creation of a successful age-friendly built environment.


For further information, you may be interested in our other blog posts on the creation of age-friendly towns and cities and the economic opportunities presented by an ageing society.

We have also published two members-only briefings on Ageing, transport and mobility and Meeting the housing needs of older people.

Highlighting policy and practice: research briefings from The Knowledge Exchange

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So far this year, our team of Research Officers in The Knowledge Exchange have researched and written more than 30 policy and research briefings on a diverse range of subjects, from housing and planning to technology and training. Written in a clear and concise style, each briefing brings together examples of recently published evidence, alerts readers to new and continuing developments and signposts sources of further information. New briefings are available exclusively to members of our Information Service, and the choice of topics is driven by what our members are asking us about.

Today’s blog post offers a flavour of just some of the topics we’ve been covering during the year.

Housing

In many parts of the UK, people are struggling to buy or rent affordable housing. One consequence is a rise in homelessness. Our briefing – Delivering solutions to tackle homelessness – describes the complexities involved in defining homelessness, and the subsequent difficulties in measuring the scale of the problem. The causes of homelessness are no less complex, and the briefing lists some of the factors that lead to people finding themselves on the street, such as eviction, unemployment, health problems and relationship breakdowns. It also highlights approaches to tackling homelessness, such as social impact bonds and homeless health peer advocacy.

Planning

Closely related to housing is the role of planning in ensuring that individuals and families not only have adequate homes, but the infrastructure and services needed to support communities. One of the significant developments in this area has been the UK government’s policy on devolving more powers (including planning) to England’s cities and regions. Our briefing – Devolution of planning powers to city-regions – explains that each devolution deal agreed between the UK government and local authorities is tailored to the local area. In the West Midlands, for example, a directly-elected mayor will be given planning powers to drive housing delivery and improvements.

The briefing notes that, while there is widespread agreement that devolution of planning powers to local areas is a positive step, there is also concern that local areas won’t be able to deliver what they need to in terms of planning without control of expenditure, much of which is still retained by central government.

Technology

Our “Ideas in Practice” series of briefings presents case studies of projects and initiatives that have tackled a range of social issues, often resulting in reduced costs or improved efficiency. Our smart cities briefing on MK: Smart outlines a technology-led urban innovation project in Milton Keynes that aims to improve the town’s key infrastructure in areas such as transport, energy, and water. One of MK:Smart’s success stories is its Smart Parking initiative, which has encouraged drivers to use limited parking spaces more effectively, as well as providing the council with a better understanding of parking behaviour.

Another technology-focused briefing looks at the increasing development of “serious games” in the domains of planning, education, health and cultural heritage. Serious games in the policy field have borrowed elements from the video games sector, such as virtual reality, simulations and digital game-based learning. As well as improving skills and engagement among individuals, serious games have been used as a powerful way of introducing new concepts to the public, and providing people with an understanding of different points of view. The briefing showcases some examples of the application of serious games, including ‘B3— Design your Marketplace!’ which created an immersive and playful environment to encourage citizens to give their views on the design of a marketplace in Billstedt, a district of Hamburg.

Education, training and skills

A number of our briefings this year have focused on the all-important areas of education, training and skills. The Ideas in Practice briefing on science, technology, engineering and maths (STEM) education considers key trends and practical applications. Among the initiatives highlighted in the briefing is Third Space Learning, which connects primary schools in England and Wales with maths specialists via one-to-one online sessions.

In August, we published a briefing focusing on the impact of outdoor learning on educational attainment. It includes information on the implementation of the Forest School initiative in the UK, which places emphasis on children having contact with nature from an early age. The briefing highlights evidence that pupils with the highest connection to nature have been found to perform better in exams, and notes the positive impact on the attainment of those from deprived backgrounds.

Crime

Our briefing on urban gang crime highlights some of the ways that local authorities and organisations have sought to tackle the problem. One of the case studies focused on the exploitation of young women by gangs in Manchester. Delivered by women who have survived gang exploitation, it provides one-to-one support, allowing both mentors and victims to create lasting relationships and networks of support which help them as they transition from life within a gang. In 2013, the project won the Women in Housing award for best community/ training project for its work in rebuilding women’s lives.

Further information

This is just a taster of the variety of subjects addressed in The Knowledge Exchange’s policy and research briefings. A fuller list of briefings is provided here, and members of the Idox Information Service can keep up-to-date with newly-published briefings via our weekly Bulletin.

Reflections from the Scottish Planning and Environmental Law conference

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The theme of this year’s conference posed a question to speakers and delegates of the conference: is the current planning climate in Scotland presenting “new opportunities, or more of the same?”

Delegates came together in the COSLA building in Edinburgh to discuss all areas of planning and environmental law in Scotland. The gathering included a range of organisations and sectors, including lawyers and solicitors, planners, engineers, academics and civil servants.

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Image by Rebecca Jackson

The morning session focused on energy, infrastructure and economic development. Ross Martin (@SCDIChief), chief executive of the Scottish Council for Development and Industry kicked the day off with a discussion of place making in Scotland. He highlighted the economic benefit of good planning, noting that when it is done well planning has a core role in economic development strategies and can facilitate growth within an area.

This was followed by a discussion from Professor Becky Lunn from the University of Strathclyde who gave delegates some interesting food for thought in her discussion of the environmental, economic and moral consequences of Scotland’s energy choices.  A day after Ineos imported its first container of US shale gas to its Grangemouth refinery, Professor Lunn told delegates, that no energy solution is problem free, but “if we (Scotland) say no to the domestic production of gas and nuclear energy we are saying yes to something else”- the demand needs to be met regardless of whether the energy is produced in the UK or not. She questioned the moral arguments that it could be acceptable to import shale from elsewhere, while we are not content enough with the level of safety, the security of regulation and its wider environmental impact to do it ourselves (something which was picked up on by Ruth Davidson later that same day in FMQ’s). Professor Lunn advocated a strong public element to discussion, and a robust and well-informed debate around long term energy choices. She also warned against “crisis led” energy policy-making dictated by rhetoric of “fear and shortage”.

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Head of planning at Homes for Scotland, Tammy Adams (@TammyHFS) discussed the delivery of high quality homes in Scotland within the wider planning context. She highlighted the challenges and opportunities for house building, arguing that delivering new homes in Scotland should be “a golden thread” running through the Scottish planning system, and that an effort should be made to better align market realities and site strategy, but maintain flexibility of delivery.

The penultimate session of the morning was delivered by Sara Thiam, director of the Institution of Civil Engineers Scotland. She looked at the role of infrastructure and planning. Sara discussed the potential of devolution to city regions to grow the economy by allowing city regions to plan and build infrastructure which reflects their local social and economic needs. She also spoke about the need to be strategic about infrastructure choices, not just pushing increased finance for infrastructure, but targeting it strategically, investing in green infrastructure where possible, and thinking long-term about projects and desired outcomes.

The morning was brought to a close by event sponsors Terra Firma Chambers who provided some useful insights into  up-to-date case law, including notable cases that many delegates could draw on for their day to day decision making and planning submissions.

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Image by Rebecca Jackson

The afternoon session opened with a panel session which featured insights from four speakers: Greg Lloyd, Emeritus Professor of Urban Planning at Ulster University; Craig McLaren, RTPI Director of Scotland and Ireland; John McNairney, Chief Planner at the Scottish Government; and John Hamilton, CEO Winchburgh. The discussions focussed on the new opportunities presented in planning in Scotland, including the review of planning, building homes, creating more joined up planning and the planning process more generally. Discussions were wide ranging, generating a lot of interaction both within the panel and between the panel and the delegates. The discussions were wrapped up by a second case law update.

The final presentation of the day was delivered by Steve Rogers, Head of Planning and Regulatory Services at Dumfries and Galloway Council and Chair of Heads of Planning Scotland. He spoke about his experiences with smart resourcing and the importance of leadership in planning.

Overall it was a day full of insight and expertise, which provided everyone who attended with the opportunity to think critically about the state of planning in Scotland from a number of different positions. It posed questions to be considered, allowed delegates to reflect on their day to day practice and highlighted opportunities and potential barriers for planning in Scotland in the future.


An annual subscription to SPEL Journal is £145. For further details or a sample copy, please contact Christine Eccleson, SPEL Journal’s Advertising Manager, on 0141 574 1905 or email christine.eccleson@Idoxgroup.com

SPEL Journal is read by decision makers in Scottish planning authorities, planning law practices, planning consultancies, surveyors, civil engineers, environmental managers and developers across Scotland. It is also valued by many practitioners outside of Scotland who need to keep abreast of developments.