Why decades of failed housing policy has held our cities back

With 100,000 stalled sites in London alone, housebuilding needs more help.

After decades of failed housing policy, the UK is now facing a housing crisis. Currently, the UK is building around 100,000 homes fewer than is required to keep pace with demand each year which is one of the reasons we are experiencing high house prices. In fact, since 1959, the UK has seen a real term increase in house prices of 300 per cent; if the price of a dozen eggs had increased as quickly they would cost just under £19 today.

Current government forecasts suggest we need to build 232,000 houses per year but the problem is that the UK has only done this once in the last 30 years. The UK’s housing shortage must be addressed as a priority to unlock valuably needed economic growth and to improve the lives of people across the country. That’s why this year, Centre for Cities has focused on how to put place back into housing policy through our annual health check of UK cities, Cities Outlook 2013, sponsored by the Local Government Association.

One of the main problems is that housing policy is set on a national level, and house building incentives are applied too widely and do not take into account the specific housing needs of each city. Some cities need new homes while other cities have plenty of vacant housing stock but need funds to retrofit or reconfigure existing development. Cities need the freedoms and flexibilities to make decisions about how best to meet the particular needs of their residents.

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Cities such as Cambridge, London and Oxford, for example, are the most unaffordable places to become a homeowner in the country, while also experiencing relatively low vacancy rates. Restricting housing in high performing cities such as these will hurt economic performance as current residents can’t afford to buy, new people can’t come to live and work, and employers are restricted in personnel. In these places, policy should focus on increasing housebuilding.

In cities such as Burnley and Hull, where housing is most affordable but vacancy rates are relatively high, a focus on the supply of housing (except where there is a clear shortage of a certain type of housing) may not help the local economy. In fact it could have the reverse effect – the supply of housing could put a downward pressure on house prices which would hurt current home owners. In these places, policies to deal with vacancy and quality of housing stock are likely to be more beneficial as they can improve the quality of life of local residents, help make areas more attractive to businesses and potentially generate jobs in the form of retrofitting and refurbishment.

Boosting housing supply requires short term and long term policies. In the short run, there is the potential to provide quick boosts to the housing market which would also increase employment and improve economic performance. There are around 400,000 units on stalled sites across England and over 118,000 of these units are found in the ten most unaffordable cities. Initially prioritising these through existing policies, such as Get Britain Building, could provide significant economic benefits in the short term. The construction of 100,000 new houses could support around 150,000 jobs (of which 90,000 are in low skilled positions) as well as providing a boost to the national economy of around 1 per cent.

Top 10 by affordability

  City Affordability ratio (2012) Vacancy rate (% of stock) Stalled sites
1 Oxford 14.7 2.30% 385
2 London 13.6 2.30% 101745
3 Cambridge 11.7 1.00% 2188
4 Brighton 11.1 2.60% 1555
5 Bournemouth 10.9 2.50% 1320
6 Aldershot 10.0 2.70% 1526
7 Crawley 9.5 1.60% 1067
8 Reading 9.3 1.80% 3136
9 Bristol 9.0 2.40% 5346
10 Worthing 8.8 1.80% 314

In the long term, issues such as opening up the house building industry, incentivising developers to use the land they currently have permission to build on and reforming the planning process will be important to increasing overall housing supply. Places should also be empowered to devise their own planning policies including, for example, the use of greenbelt land.

It will take time to reverse the consequences of decades of failed housing policy. However, the correct short term policy focus can bring quick wins for people, cities and the economy, while a focus on greater devolution of power and responsibilities to cities could help resolve the UK's housing crisis over the long term, and deliver sustained benefits to the national economy.

Cities Outlook 2013, the flagship annual publication by the Centre for Cities, sponsored by the LGA is published today. Find out more details.

Photograph: Getty Images

Alexandra Jones is the director of the Centre for Cities

India Bourke
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Pegida UK: the new face of Britain’s far-right movement, and how to challenge it

“Let them drink tea,” Birmingham tells Islamophobes.

“Spooky,” is how Pegida UK – the latest branch of a global, anti-Islam, protest group  chooses to describe its silent march on the outskirts of Birmingham. 

“Islam is Nazism incarnate,” announces its new leader, Paul Weston, to a few hundred soggy, sober, brolly-clad protesters waving “Trump is Right” placards. 


Pegida UK protestors march through the rain. Photos: India Bourke

Such numbers are a far cry from the tens of thousands who attended the movement’s inaugural rallies in Germany in 2014, in response to the perceived “Islamisation” of Europe. And they would be derisory if the cheers Weston receives from his supporters weren’t quite so chilling, nor echoed so far.

For Pegida UK is not alone. From Calais to Canberra, thousands marched in the name of the movement’s toxic platform of anti-immigration and anti-Islam last weekend. I went to see the Birmingham rally to find out why such a protest is taking place in Britain.

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"Today is the first of many European wide demonstrations that will bring people together like never before,” Tommy Robinson, UK founder and ex-EDL leader, tells the assembled crowd. “It's planting the seed of something huge.”

Robinson hopes to exploit a gap within Britain’s far-right. Traditional groups are fractured: the British National Party was decimated at the last election, standing just eight of a previous 338 candidates. In its place, a swell of smaller, extremist bodies – from the Sigurd Legion to National Action – are pressing an ever more militant agenda. Pegida hopes to scale back the hooliganism in order to garner a wider appeal, but it shares these groups’ confrontation with Islam, and each may spur the other on.

“With Pegida we’re seeing the rise of a seminal new threat,” says Birmingham MP Liam Byrne. “In the rise of Isis and politicians like Donald Trump, you have forces determined to promote a clash of civilisations between Islam and the West. Pegida is trying to surf that wave and make sure it crashes on our shores.

Opponents hope the movement will suffer the same implosion that felled the BNP and EDL, with both leaning  too much on their leaders’ personal brands. Robinson certainly seems as adolescent as ever: laughing as he swipes away a photo of a scantily-clad blonde on his iPhone screen to show me the international Pegida leadership’s “hidden” Facebook group.

Their new apparently "suited and booted" middle-class following is also less than wholehearted. One pin-striped IT executive I speak to seems embarrassed by the whole affair: “I’m just a cowardly family man who can’t see a solution being offered by mainstream politicians. I’d be sacked if they knew I was here,” he says, declining to give his name. 


A Pegida protestor poses in front of the main stage.

As long as such hesitation prevails, Pegida UK will struggle. Still, there’s a sense more needs to be done to ensure its demise.

Matching protest with counter-protest is the traditional leftwing response, and this weekend saw thousands of Pegida opponents take to the streets across Europe. Yet, in some cases, direct confrontation can risk drowning out – even alienating – the very voices it seeks to win over.

“Smash the facists into the sea,” instructed the Twitter account of the North London Antifa group ahead of last weekend’s far-right, anti-immigration protest in Dover, where injuries were sustained by demonstrators on both sides.

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Instead, many now believe a better answer begins with that most British of pastimes: tea and a chat.

On the day before the Birmingam march, hundreds of the city’s cross-party leaders, religious figures and citizens gathered together at Birmingham Central Mosque to share their concerns over shortcake and jalebi.

“Groups like Pegida are parasites on the real concerns people have,” says John Page from the anti-extremism group Hope not Hate. “So we have to listen to these issues to close the cracks.

Initiatives around the city will attempt to take this approach, which sets a welcome lead not just for the UK, but Europe too.

The blanket smearing by groups like Pegida of Islam as a religion of sexist, homophobic Jihadi Johns places the burden of action disproportionately on the city’s Muslims. “It is our turn now to suffer these attacks,” says Mr Ali, Birmingham Central Mosque’s 42-year-old administrator. “It was the Irish, then the Jews, and now it is the time for us. But we are proud to be British Muslims and we will do what we can to defend this country.” 

A permanent visitors gallery, Visit-my-Mosque events, and publications that condemn Isis, are just some of the ways the community is challenging demonisation. It is even hosting a documentary crew from Channel 4 – a bold move in a city still reeling from Benefits Street.


Birmingham resident, Luke Holland, at a peaceful counter-protest in the city centre.

Mr Ali says: “The extreme right know nothing about Islam, but neither do many Muslim extremists.” The mosque is therefore in the process of formulating a “code of conduct”, making clear that hate speech of any kind is unacceptable.

"We have to help young people become the next Chamberlains and Cadburys and Lucases of this city," regardless of background, says Labour councillor Habib Rehman. Instead of letting them slip into despair and extremism of any kind, "we have to tell them: 'Yes You Khan!’”

Tea and talk is not the most dramatic response to Pegida’s claim it will have “100,000 decent people on the street” by the end of the year. But, in Birmingham at least – the city of Typhoo, where bhangra is as familiar as Bournville, and “No dogs, no Irish!” still sits heavy on the collective mind – tea, for now, means hope.

India Bourke is the New Statesman's editorial assistant.