| Labour has an “incredibly steep mountain to climb”, says Robert, but it’s a challenge Reeves is sure she can meet, announcing plans to turn the government’s 1.5m houses pledge into reality. This includes the return of compulsory housebuilding targets for local councils, a policy that was scrapped under the previous government. But the main way that Labour is saying it will hit its target is through planning reform. “In other words, they will be loosening restrictions on building on parts of the green belt and speeding up planning decisions,” Robert says. Building on the green belt, which covers about 13% of England, has met fierce opposition in the past – with nimbyism blocking previous attempts to loosen the rules. To allay fears, Keir Starmer said Labour would prioritise building on brownfield sites and “poor quality” and “ugly” parts of the green belt, dubbed “grey belt”. There is no official designation or proper demarcation of what the grey belt is, but some research has indicated that it is about 1% of the total green belt area and is mostly located in the south-east. Labour has also said that 50% of the homes built on the grey belt have to be affordable. “Because of the scale of its election victory, Labour seems to be feeling very confident that it can push through much more housing in areas where it previously might have been controversial,” Robert says. The government also has big ambitions to build new towns and urban extensions in England. The party said previously that an independent taskforce would be set up to identify appropriate sites for new towns, which would give it the opportunity to build tens of thousands of homes in one location. Previous government attempts to create new towns in the past two decades have stalled, and there has not been a successful new town initiative since a host of sites in the late 1960s and 70s, including Milton Keynes. For more detail on this, Robert has written a helpful guide of the four primary options available to Labour to deliver on its housing pledges. A big part of how the new towns and expansions will be received by the public will depend on their design, Robert adds: “If somehow Labour can create a vibrant, hopeful, new model for what a settlement could be like, with schools, cinemas, shops, community centres, it could have a real impact on public acceptance.” Affordability It has become an accepted truth in England that to solve the housing crisis, the government needs to build more homes. But the reality is that it’s not just the lack of homes that is fuelling the problem, it’s also affordability. In the UK, house prices remain unaffordable despite wages rising above inflation for the typical earner. And, according to the Resolution Foundation, housing stock in this country is the worst value for money when compared with other advanced economies. Though the government has indicated a desire to create more affordable and social housing, the majority of the new houses will be going up for private sale. Labour has said in the past that it will require higher levels of affordable housing to be delivered as part of planning deals with private developers, setting 40% targets, but the truth of the matter is that the private house builders still hold a lot of power, Robert says. “A lot of these sites are under their ownership, and if Labour tries to push them too hard it may reduce the amount of total housing delivered.” The other way Labour could drive up the affordable and social housing stock is by investing in it directly. “The government has said that it is planning to somewhat increase the funding for affordable housing, but whether that will be enough to significantly change the balance between private housing and social housing remains to be seen,” Robert says. The obstacles Labour’s sizeable majority has made it “bullish” about its ability to “drive through housing reform against nimby opposition”, Robert says, though in the past nimbyism has been a very politically powerful force that has derailed housing proposals. Another potential obstacle is cost. The price of construction materials has been soaring in recent years and there is a significant skills shortage, which means that housebuilders are not in a position to increase output quickly. “The planning experts in the local authorities have been stripped back to the bone over the past 14 years,” Robert says. “So it’s not just about political will and public acceptance of this, there are some quite severe economic headwinds as well.” These plans, if they work, will alleviate some of the pressure that has built up in the housing sector and even allow some people who are stuck in private rented accommodation to buy their own homes for the first time. “But the rump of the private renters are still going to remain subject to rapidly rising rents and housing insecurity,” Robert says. In order to fix this, campaigners have said the government should also focus on regulating the rental sector and creating more social housing on top of increasing housing stock. “Unaffordable housing and the lack of council homes are the areas which affect the people who are most acutely suffering from the housing crisis.” | 