Select Committee on Office of the Deputy Prime Minister: Housing, Planning, Local Government and the Regions Written Evidence


Supplementary memorandum by the Office of the Deputy Prime Minister (AH 67(a))

  The Select Committee announced an inquiry into affordability and the supply of housing, calling for written evidence by Tuesday 8 November. Kate Barker's review of housing supply, commissioned by the Deputy Prime Minister and the Chancellor of the Exchequer, looked at very similar issues. Following a letter to the chair of the Committee from Yvette Cooper, Minister for Housing and Planning, the Office of the Deputy Prime Minister submitted initial evidence in advance of Government publishing its formal response to Kate Barker's report. The Office committed to providing further evidence once the response to Barker was published.

  The Government's Response to Kate Barker's Review of Housing Supply was published on 5 December, alongside the Pre-Budget Report[216]. This memorandum therefore provides the further evidence from the Office of the Deputy Prime Minister, which we undertook to submit at the time of our interim evidence.

SUMMARY OF THE GOVERNMENT'S RESPONSE TO KATE BARKER'S REVIEW

  1.  In its response to the Barker Review published on Monday 5 December, the Government signalled its commitment to provide more homes for future generations with an ambitious package of measures to help more people into home ownership or social housing. The response package aims to make it easier to buy a full or part share of a home, as well as improving access to high quality, rented social housing.

  2.  Kate Barker's report, published last year, showed that the housing market is not responding sufficiently to meet the needs of the country's ageing and growing population, with an ever increasing gap between supply and demand. The Government must act now to ensure more people can get a foot on the housing ladder or find a rented home to meet their needs.

  3.  The Government is clear that plans to make housing affordable will be firmly linked to increased investment in transport infrastructure and local services, in addition to tough new design and environmental standards. In addition, a shake up of planning rules will ensure a better response to different housing markets and local need. Plans for new and affordable homes are not confined to the south east, as the Government believes that every region now has areas of high demand for housing which need to be addressed.

  4.  Key measures include a consultation on a Planning-gain Supplement to unlock increases in land value to fund local infrastructure, a cross-cutting review of infrastructure investment and proposals for new volunteer housing growth points.

  5.  The Government's response to the Barker review set out a raft of measures to deliver increased housing supply, infrastructure, design and environmental standards. The package includes:

    —  An ambition to increase the annual rate of new housing supply from 150,000 per year today to 200,000 over the next decade. This will help to address household growth of 190,000 per year, and start to tackle the significant backlog in current house building. The Government's overall aim is to increase home ownership to 75%. New housing requires proper investment in infrastructure and social housing too, so we will set out as part of the Spending Review how fast we believe the nation can progress towards this ambition, ensuring that we deliver a significant increase above the Sustainable Communities Plan.

    —  A commitment to increase affordable housing for ownership and rent. We will increase new building of social housing, making it a priority for the 2007 Comprehensive Spending Review and piloting new ways for local authorities to increase social housing in their area. Also a new partnership with the private sector to promote shared equity schemes. Working with mortgage lenders, private house builders and housing associations, the Government will work to help more families get a first foot on the housing ladder through low cost home ownership.

    —  A consultation on a Planning-gain Supplement—a new levy to capture a portion of the land value uplift created at the grant of planning permission. This will help finance infrastructure and ensure that local communities better share in the benefits of growth.

    —  ODPM will be inviting expressions of interest in a round of potential new growth areas moving beyond the south east. A £40 million start up fund for infrastructure projects for new growth points. A number of local authorities are actively considering an application for New Growth Point status to help further their economic, housing and sustainability goals. The ODPM welcomes applications from authorities in areas of high housing demand which meet the criteria including applications from the East and West Midlands.

    —  A Cross-cutting review in the run up to the 2007 Government spending round to better co-ordinate strategic delivery of the infrastructure investment necessary to support housing growth.

    —  This review will also consider the scope for additional housing growth points, including the use of large-scale brownfield sites to deliver additional homes where local partners are in support.

    —  Publication of a new draft planning policy statement for housing (PPS3) to make the planning system more responsive to housing markets and ensure a better supply of land to meet long-term housing need. Local and regional planning bodies will need to take account of affordability and the local housing market alongside other factors when deciding how many homes to build. They will be supported by a new National Advice Unit. Draft PPS3 also retains the priority for brownfield development, places high emphasis on high quality design, and encourages local authorities to use tools such as design codes to demand high standards of housing design from developers.

    —  Developing new incentives for local authorities delivering high levels of new homes as part of the Spending Review including refining the Planning Delivery Grant.

    —  Merger of regional housing and planning functions by September 2006 to ensure regions take a more integrated strategic approach to housing and infrastructure requirements.

    —  Environmental standards will be tightened further so that new homes and communities will be sustainable as well as affordable. A range of environmental measures include:

      —  A consultation on a new Code for Sustainable Homes, which incorporates standards for energy, water, waste and materials. All new publicly funded homes will meet the Code. We are inviting all stakeholders to give us feedback on our proposals.

      —  New draft planning policies to help manage flood risk (PPS25), including a new Flooding Direction for more rigorous scrutiny of planning applications in flood risk areas while allowing suitable developments to proceed where the risk is acceptable after a full risk assessment.

      —  Commitment to prioritise the use of sustainable brownfield sites for housing and proposed new requirement for local authorities to develop a brownfield strategy.

      —  Reinforced commitment to preserve Green Belt and prevent urban sprawl with a new Greenbelt Direction to strengthen scrutiny of planning applications.

      —  10% of funding for housing growth areas earmarked for green space projects.

      —  Commitment to the use of water fittings and building regulations to improve water efficiency and sanitation in all new homes.

  6.  The full list of Barker response documents published on Monday 5 December is as follows:

    —  The Government's Response to Kate Barker's Review of Housing Supply.

    —  Government Response to Kate Barker's Review of Housing Supply: The Supporting Analysis.

    —  Affordability Targets: Implications for Housing Supply (Research Report).

    —  Affordability Targets: Implications for Housing Supply (Technical Appendix).

    —  A sustainability impact study of additional housing scenarios in England (Research Report).

    —  Planning-gain Supplement: a consultation.

    —  Consultation Paper on a New Planning Policy Statement 3 (PPS3): Housing.

    —  Planning Consultation on Planning Policy Statement 25: Development and Flood (Consultation).

    —  The Town and Country Planning (green belt) direction 2005 (circular).

    —  Proposals for introducing a Code for Sustainable Homes (Consultation).

    —  New HomeBuy Product Testing—Qualitative Research Findings (Research Report—Full).

    —  New HomeBuy Product Testing—Qualitative Research Findings (Research Report—Summary).

    —  Creating sustainable communities—Delivering on Large sites: 3 x case studies (East/South East/London) and Sources of Info document.

    —  Summary of public consultation responses to the Consultation Paper: "Planning for Mixed Communities".

    —  Summary of public consultation responses to the Consultation Paper: "Planning for Housing Provision": A summary of responses and key issues arising from the Consultation Paper.

ADDRESSING THE PROBLEM OF AFFORDABILITY OF HOUSING

  1.  As was set out in the Office of the Deputy Prime Minister's interim evidence, the opportunity for everyone to live in a decent home—at a price they can afford—in a sustainable community, is one of the most fundamental goals of the Government. Government's core commitments for housing policy are to deliver:

    —  a step on the housing ladder for future generations of homeowners;

    —  quality and choice for those who rent; and

    —  mixed, sustainable communities.

  2.  But, despite improvements over the last eight years, including a rise of one million in the number of home owners, we face real challenges over the next decade in securing continued growth in prosperity and improvement.

  3.  We have an ageing and growing population but a housing market that has failed to respond. In spite of a household formation rate of about 190,000 per year, currently we are only adding around 150,000 new homes each year to the stock of homes—this gap is not sustainable. If we continued at current rates of building then the proportion of 30 year olds able to afford their own home would drop from over 50% to under 30% by 2026.

  4.  In its Response to Kate Barker's Review of Housing Supply, published on 5 December, Government set out its ambition to increase the annual rate of new housing supply from 150,000 per year today to 200,000 by 2016, and to set out the pace of change in the 2007 Comprehensive Spending Review[217]. This will help to address household growth of 190,000 per year, start to tackle the significant backlog in current house building and will help take home ownership towards the Government's overall aim of 75%.

THE RELATIONSHIP BETWEEN HOUSING SUPPLY AND HOUSE PRICES

  5.  House prices are affected by supply of and demand for housing. The Government commissioned two major studies to provide the necessary evidence base on the benefits and impacts of various levels of additional housing supply. The two reports were published alongside the main response document[218]. We believe that these represent a major advance in the analysis of housing supply policy and, along with the models produced as part of the projects, and further analysis within Government, provide a good basis for decision-making.

  6.  The first of the two major projects, Affordability Targets: Implications for Housing Supply (the Affordability Project) was research into the relationship between housing affordability and housing supply[219]. It was carried out by a group of leading housing academics, led by Professor Geoff Meen of the University of Reading. The research has been peer reviewed by leading, international housing economists and found to be of the highest quality.

  7.  As part of the Affordability Project, a nine-region model was developed to examine the relationship between housing supply and affordability (specified as the ratio of lower quartile house prices to lower quartile earnings). This model is a step forward from previous analysis, including the Barker Review. For the first time we are able to model nationally and regionally the relationship between housing supply and affordability. Previous analyses looked only at prices at national level and were not able to take into account the interactions between the demographics and housing and labour markets.

  8.  The research report considered a limited set of housing supply scenarios. The scenarios are illustrative only and based on those considered as part of the Barker Review. In developing the evidence base to inform Government decisions, ODPM has extended the model in a number of ways, considering more realistic housing supply scenarios, whereby the rate of housing supply builds up over time and also looking at affordability for 30-34 year old households—a key group for whom access to the housing ladder is becoming increasingly difficult.

  9.  In the baseline the modelling finds that, for England as a whole, prices and earnings grow at a similar rate between 2004 and 2016. The lower-quartile house prices to lower-quartile earnings ratio in 2016 is similar to that in 2004—6.2 in both years. However, this varies across regions. In some high demand regions affordability worsens markedly over the period to 2016.

  10.  Beyond 2016, in the baseline, affordability worsens. For a typical house-buying couple, aged 30-34, the percentage able to afford to buy worsens significantly in the long term, falling from over a half today to around 35% in 2026.

  11.  The modelling suggests that increasing housing supply above the baseline would help to halt this worsening affordability. As an illustration, modelling by ODPM analysts suggests that building up to delivering 200,000 net additions per year by 2016 increases the percentage of 30-34 year-old couples able to afford to almost 60%.

OTHER FACTORS AFFECTING AFFORDABILITY

Construction costs

  12.  As indicated in the Office of the Deputy Prime Minister's interim evidence, the construction cost of dwellings has a limited impact on the market. However, this does not mean that the rising costs of construction are not of concern and improving the efficiency of construction can help keep costs down; it can also have added benefits, for example in improving resource efficiency which also has a wider benefit to the economy.

  13.  For this reason Government is encouraging the development of modern methods of construction (MMC). These are both on and off-site approaches to construction that improve processes to build more, better quality housing in less time. Kate Barker, in her Report in 2004, recommended that the house building industry should develop a strategy to address barriers to MMC[220].

  14.  The industry has responded positively to Kate Barker's recommendation on MMC. A large group of representatives are actively engaged in the process led by the Home Builders Federation. Both ODPM and DTI have been kept informed of progress and involved in the work. The Government looks forward to receiving the final report later this year, and will consider carefully any recommendations made.

AFFORDABLE HOUSING

  15.  The Government believes everyone should have the opportunity of a decent home, at a price they can afford within a sustainable community. The provision of housing should meet the needs of the whole community, including those whose housing needs are not met by the market. A good balance of housing types and tenures, including market, shared ownership and social rent, is a foundation for sustainable mixed communities.

  16.  In her Review, Kate Barker identified a long-term shortfall in social housing provision, manifested through overcrowding and the growing use of unsuitable temporary accommodation for vulnerable households. The Review set out the need for a substantial increase in the supply of social housing in order to keep up with demographic trends and to tackle the backlog of unmet need, estimating that the newly-arising demand for social housing was running at 48,000 households a year and recommended: "The provision of social housing should be increased. At least 17,000 additional houses are required each year compared with current provision to keep up with demographic trends. Addressing the backlog of housing need would raise this to 23,000 per annum." [221]

  17.  The Government has already made significant progress in meeting this long-term challenge, providing funding through the 2004 Spending Review to help deliver an additional 10,000 new social homes a year by 2007-08 compared to 2004-05—a 50% increase—and by reducing demand through investment in new approaches for preventing homelessness. In its Response to Kate Barker's Review, the Government has set out its intension to go further to respond to the challenges set out by the Barker Review[222]. Government will set out its ambitious plans for increasing supply, with new investment in social housing alongside further efficiencies and innovation in provision, as part of the 2007 Comprehensive Spending Review.

  18.  The Government has now agreed plans with three lenders to introduce joint public-private financing of equity loans for open market purchase. This scheme will help the Government to stretch public funds further and will contribute to the Government's target to help at least 100,000 households into home ownership by 2010. And the Government is keen to explore how it can build on the good progress being made through the development of such products.

  19.  In addition, the Government is considering a range of options for increasing the supply of new affordable housing, working with housing associations, local authorities and the private sector to draw on a wider range of assets and resources. The Government intends to explore these approaches, and pilot them where appropriate, to evaluate their effectiveness, value for money and wider applicability. The Government will be seeking views on these proposals, which include:

    —  allowing local authorities and Arms Length Management Organisations (ALMOs) the flexibility to use their own resources (including land) to build and own homes;

    —  exploring innovative ways in which excellent local authorities with good housing services could build new homes for rent;

    —  increasing the effectiveness of the Housing Private Finance Initiative (PFI) Programme, where Government is exploring the possibility of developing some form of partnership model build new homes, which could speed up procurement and reduce costs;

    —  encouraging local authorities undertaking PFI procurements to consider, with the private sector, the opportunities for increased new build for sale or shared ownership, which would be facilitated by the PFI credits. This helps maximise income to the PFI project, helping to reduce the cost to the public sector; and

    —  examining with local authorities and others the effectiveness of new initiatives and approaches to provide settled, affordable homes in properties that would otherwise be provided as more expensive and insecure temporary accommodation.

  20.  Local authorities seeking to explore these options will need to consider how these can be funded, including receipts and prudential borrowing. The Government intends to proceed with consultation on these proposals during 2006.

www.odpm.gov.uk/index.asp?id=1162076

http://www.odpm.gov.uk/index.asp?id=1162098

Affordable rural housing

  21.  The Government has set up an Affordable Rural Housing Commission[223], to look in detail at the specific problems faced by rural communities in securing adequate provision of housing that is affordable. The Commission is due to report in Spring 2006.

THE CONTRIBUTION OF THE PLANNING SYSTEM[224]

  22.  The Barker review identified constraints in the planning system as a potential barrier to housing supply. The Government accepts that the planning system is currently not responding effectively to the housing market and housebuilding is not keeping pace with demand. In high demand areas, local authorities are not always working to identify sustainable sites for the new homes their communities need. In some low demand areas, housebuilding is continuing at a pace that outstrips demand. Neither approach will deliver sustainable communities with the right mix of homes, services, jobs and green spaces that residents need.

  23.  In its Response to Kate Barker's Review, the Government has set out plans for reforms to make planning more responsive to local housing needs by ensuring that regional and local plans set out measures to prepare and release more land, taking account of affordability alongside other factors, to encourage local authorities to demand high standards of design of housing and the publication of a new Green Belt Direction to guard against urban sprawl.

  24.  A new draft planning policy statement for housing (PPS3)[225], designed to make planning more responsive to housing need and demand. Draft PPS3 introduces:

    —  A new approach to setting housing numbers, using sub-regional housing market areas—the areas within which people search for a home—as the basis for planning new housing, rather than local administrative boundaries.

    —  A requirement on regional planning bodies and local planning authorities to take account of affordability and housing market information alongside other factors such as the environment and infrastructure when deciding how many homes to build.

    —  Improved affordability in the housing market by allocating and identifying sufficient land for housing where it's needed. Local authorities will be required to identify a rolling supply of at least five years' worth of developable land for housing, with a further 10 years supply identified for future development.

    —  A continued commitment to deliver against our target to provide 60% of new homes on brownfield sites by 2008 to minimise pressure on greenfield land. Local authorities will have to develop a brownfield strategy, prioritise developable brownfield land and work proactively with partners to bring brownfield sites into development.

    —  A continued commitment to make the best use of land. The minimum level of 30 dwellings per hectare is retained. But PPS3 promotes a more flexible approach to density above that level, that takes better account of local circumstances, where local authorities set a density range appropriate for particular types of location. There will be higher densities in city centres than in the suburbs for example.

    —  A commitment to high quality design, encouraging local authorities to apply design codes or site briefs to sites for new housing. This will speed up planning decisions for new housing as developers will be clear what is expected, and ensure the needs of local people are paramount.

    —  A new approach for planning for mixed communities to ensure that a wide choice of both affordable and market housing is available, to meet the needs of all members of the community. Local planning authorities and housebuilders are encouraged to work in partnership to ensure developments are mixed and deliver a wide range of housing.

    —  A continued commitment to Sustainability Appraisal to take account of environmental impacts in the local area.

Other planning changes

  25.  Other planning changes included in the Government's Response to Kate Barker's Review include:

    —  Merging regional housing and planning functions by September 2006 to ensure regions take a more integrated strategic view of meeting housing and infrastructure needs.

    —  Establishing a new, independent national advice unit by Autumn 2006 to strengthen the evidence and analysis on improving housing market affordability available to merged regional housing and planning bodies when they are deciding the right level of housing for their region.

    —  Accelerating planning appeals for housing cases. The Planning Inspectorate will adopt a new target to set up inquiries or hearings for housing cases within 20 weeks and issue a decision within a further 10 weeks in 80% of cases. We will also explore ways to make the appeals system more responsive to the needs of users.

    —  Publication of The Town and Country Planning (Green Belt) Direction 2005[226], which will ensure more rigorous scrutiny of planning applications for development in Green Belts. The Green Belt Direction will strengthen the application of our strict planning controls for development in the Green Belt.

THE POTENTIAL IMPACT OF A STEP CHANGE IN HOUSING SUPPLY ON THE NATURAL AND HISTORICAL ENVIRONMENT AND INFRASTRUCTURE PROVISION

Environmental sustainability

  26.  A range of measures were announced in and alongside the Government's Response to the Barker Review that contribute to environmental sustainability:

    —  A draft Code for Sustainable Homes[227]: a new voluntary approach to improving the sustainability of new homes, saving water and energy, and building on the 40% improvements to the energy efficiency of new buildings we have made since 2002. The Code sets out minimum standards on energy and water efficiency, site and household waste, materials, and surface water management. Further optional standards are included on lifetime homes, sound insulation, private external space, use of daylight and security. All homes receiving direct government funding will meet the Code and those built through English Partnerships and Housing Corporation programmes will meet level three, which is significantly higher than current building regulations.

    —  A draft Planning Policy Statement 25: Development and Flood Risk (PPS 25) [228]and a new Flooding Direction: a new, stronger, clearer planning policy statement that aims to ensure flood risk is taken into account at all stages in the planning process; to avoid inappropriate development in areas at risk of flooding; and to direct development away from high risk areas. The consultation will also include proposals to make the Environment Agency a statutory consultee for planning applications in flood risk areas; and for a `Flooding Direction', providing greater scrutiny for major developments proposed in flood risk areas.

    —  A commitment to regulate to achieve water efficiency savings: Water is a key factor in ensuring the sustainability of new housing developments. Water companies are already planning new house building into their water resources plans, using projections from ODPM and local authorities. However, we believe that we can and should go further to achieve water efficiency savings that are cost-effective and straightforward. The Government therefore announced in its Response to the Barker Review that it will use water fittings and building regulations to improve water efficiency and sanitation in all new homes[229]. The Government will consult with the industry and others on the best option for regulation early in 2006.

    —  To ensure that green spaces remain a high priority alongside new housing, Government will earmark a minimum of 10% of current Growth Areas funding for green space projects, which will improve air quality, the local environment and mitigate against flood risk.

    —  Cutting construction waste by mandating Site Waste Management Plans from 2007.

Infrastructure provision

  27.  Government recognises that infrastructure is vital to support housing growth—and we are not deviating from the principles of the Sustainable Communities Plan. The Sustainable Communities Plan set out our commitment to creating sustainable communities where housing growth is supported by infrastructure, good public transport and other public services and quality green space.

  28.  In its Response to the Barker Review, Government has undertaken to ensure that there will be adequate funding for infrastructure. We are pursuing a co-ordinated approach to achieving this, which will include:

    —  Consultation on a new Planning-gain Supplement[230] to help finance the infrastructure needed to stimulate and service proposed growth, and ensure that local communities better share in the benefits that growth brings.

    —  A cross cutting review[231] in the run up to the 2007 Comprehensive Spending Review to co-ordinate effectively the strategic delivery of infrastructure investment to support additional housing.

    —  Wider consultation, in the run up to the 2007 Comprehensive Spending Review, on incentives to encourage local authorities to support growth[232].

REGIONAL VARIATIONS

  29.  The Government believes that its proposed reforms to regional housing and planning, alongside its proposals for enhanced infrastructure provision, provide powerful tools to deliver housing supply which is more responsive to demand in every region. However, some areas of the country face specific challenges, in areas of both high and low demand.

More sustainable, better-planned growth

  30.  We set out in paragraph 16 above how the Government's cross-cutting review will establish a framework for supporting sustainable and cost-effective patterns of housing growth. Through this, the Government will examine the scope for delivering additional housing supply by working with and supporting local partners who are developing well-defined projects based on the urban renewal of towns and cities, particularly where this will help strengthen their economic potential and promote large scale regeneration[233].

  31.  This additional growth may be located not only within the wider South East, but wherever pressures are greatest. Concentrating additional growth within designated "growth points" will help protect the environment from inappropriate development and reduce pressure on greenfield land wherever possible. Proposals will need to have a good rationale and be compatible with existing or emerging Regional Spatial Strategies and normal statutory planning procedures.

  32.  Through the New Growth Points initiative the Government will support local partners (towns and cities) who are keen to pursue sustainable growth. £40 million will be provided for a first round of site infrastructure projects to help new growth points overcome local infrastructure problems, unlock sites for new housing and improve the environment. Criteria were published alongside the Government's Response to the Barker Review to help local partners develop good quality growth proposals[234].

  33.  Longer term proposals for growth in new growth points will be considered as part of the ODPM growth programme in the light of resources available from the next Spending Review.

Additional growth on large brownfield sites

  34.  In places where the capacity for growth in town centres and sustainable urban extensions is limited there may be a case for considering large brownfield sites, such as former hospital sites and army barracks, where these could be the focus of a viable and sustainable new community.

  35.  The Government will consider funding schemes that bring large brownfield sites back into use where these can secure high quality infrastructure, community facilities, good design and ample green space[235].

  36.  Proposals for further schemes will be considered as part of the ODPM growth programme in the light of resources available from the next Spending Review.

English Partnerships and Surplus Public Sector Land

  37.  Government included in its Response to the Barker Review a commitment to an enhanced drive to use surplus land to build new homes—particularly affordable homes. This will be delivered in partnership with English Partnerships (EP)[236], which has clarified it role to make clear that it is not duplicating or crowing out the private sector as recommended by Barker[237].

  38.  The Register of Surplus Public Sector land will be expanded to provide a more comprehensive picture of surplus public sector land. This will help to bring land forward for reuse—particularly to support the need to provide more homes and more affordable homes.

  39.  English Partnerships will work with public sector land owners to explore how land identified can be utilised. The land will be used for new development and to address affordability problems.

  40.  The initiative will build on deals such as the hospital sites programme—where EP has taken on a portfolio of 96 former NHS sites for redevelopment, and an agreement being developed with MoD on reusing former defence sites.


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http://www.hm-treasury.gov.uk/pre—budget—report/prebud—pbr05/assoc—docs/prebud—pbr05—adplanning.cfm




216   The Government's Response to Kate Barker's Review of Housing can be accessed at: Back

217   The Government's Response to Kate Barker's Review of Housing Supply, page 15. Back

218   Further information on the analysis produced by these studies is provided at Annex 2, page 79, of the Government's Response to Kate Barker's Review of Housing Supply and in a separate supporting document-Government Response to Kate Barker's Review of Housing Supply: The Supporting Analysis, which can be accessed at: Back

219   Affordability Targets: Implications for Housing Supply can be accessed at: http://www.odpm.gov.uk/index.asp?id=1162083 Back

220   Kate Barker's Review of Housing Supply. Delivering Stability: Securing our Future Housing Needs. Final Report, recommendation 33, page 115. Report can be accessed at: http://www.hm-treasury.gov.uk/consultations-and-legislation/barker/consult-barker-index.cfm Back

221   Kate Barker's Review of Housing Supply. Delivering Stability: Securing our Future Housing Needs. Final Report, recommendation 27, page 97. Back

222   The Government's Response to Kate Barker's Review of Housing Supply, section 2.12-17, pages 17-18. Back

223   http://www.defra.gov.uk/news/latest/2005/rural-0720.htm Back

224   The role of Planning in delivering a step-change in housing supply is set out in Chapter 4 of The Government's Response to Kate Barker's Review of Housing Supply, pages 29-37. Back

225   The consultation Paper on New Planning Policy Statement 3 (PPS3): Housing can be accessed at: Back

226   The Town and Country Planning (Green Belt) Direction 2005 can be accessed via: Back

227   Proposals for Introducing a Code for Sustainable Homes-A Consultation Paper can be accessed via: Back

228   Consultation on Planning Policy Statement 25: Development and Flood Risk can be accessed via: Back

229   The Government's Response to Kate Barker's Review of Housing Supply, section 5.11, page 41. Back

230   Planning-gain Supplement: a consultation can be accessed via: Back

231   The Government's Response to Kate Barker's Review of Housing Supply, section 3.10, page 25. Back

232   The Government's Response to Kate Barker's Review of Housing Supply, sections 3.21-23, page 27. Back

233   The Government's Response to Kate Barker's Review of Housing Supply, section 6.2, page 45. Back

234   This is available at www.odpm.gov.uk/growthareas Back

235   The Government's Response to Kate Barker's Review of Housing Supply, sections 6.10-12, page 46. Back

236   The Government's Response to Kate Barker's Review of Housing Supply, section 6.13, page 47. Back

237   English Partnerships Corporate Plan 2004-2008, annex 2. Available from www.englishpartnerships.co.uk Back


 
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