Warming to his theme of uninformed attacks on the planning system and housing policy in general, Tim Worstall notes Nick Cohen’s column in last week’s Observer and asks me, “now that this criticism is coming from the left, rather than deranged libertarians such as myself, do you think it has a little more validity?”
Well, no. For one thing, Cohen’s argument is completely different from that of Boris Johnson, which Tim has previously cited approvingly and which was itself completely different from Tim’s own. Boris wants developers prevented from building anywhere in the English countryside, Nick wants them prevented from building high-density housing but wants more housing built in the countryside, while Tim wants any and all such restrictions removed. So it’s hardly the same criticism at all.
Let’s look at Cohen’s article in a bit more detail. Basically he is saying that the bad old days of cramming families into high-rise tower blocks of social housing - which helped give us the crime-ridden sink estates we know and fear - are back, because Labour has been conned by greedy developers and pseudo-environmentalist Nimbys into demanding high-rise housing wherever possible. In London, for example, Mayor Ken Livingstone “wants giant tower blocks to march along the banks of the Thames”. Cohen cites the example of the Packington Estate in Islington, a collection of six-storey blocks which is to be torn down and replaced, contrary to tenant wishes, not with low-rise Victorian terracing including private gardens, but with “eight-storey slab blocks”.
Almost none of this is true.
The Packington Estate will indeed be redeveloped, but according to the adopted planning brief, amended by a January 2005 council meeting (Word document), “the predominant scale of the redevelopment will be 3 - 5 storeys”. One part of the estate will be developed to 8 storeys, but the upper floors will be filled by small households without children, and by the private sector buyers who will cross-subsidise the whole project. What’s more, the planning brief requires that “Gardens should be provided for all family dwellings”. So unless I’m missing something, the redevelopment will deliver exactly what Cohen seems to be demanding - more low-rise housing and more private gardens. The council website also claims that the redevelopment was guided and approved by a residents group. It wouldn’t surprise me if that’s not quite the whole story, but if Cohen says different he needs to tell us more.
Secondly, Ken Livingstone does not, as far as I can see, want “giant tower blocks to march along the banks of the Thames”, and certainly doesn’t want to cram poor families into high-rise council housing. His policy is that “Lower density developments lend themselves more, though not exclusively, to family housing. This may tend to make them more appropriate for higher proportions of social rented affordable housing, which in turn will increase the requirement for open areas and play space”. He does want the density of new developments for the market to increase, but that’s because:
(a) Densities in many parts of London are very low, which makes bad use of valuable space, especially given the present shortage of housing;
(b) Higher densities means higher housing supply, which should help reduce the upwards pressure on prices, which in turn should help make renting cheaper and give more people access to the market, reducing the need for subsidised housing;
(c) The more market housing is delivered on a site the more affordable housing (i.e. ‘council’ housing) can be demanded from the surplus, which is good news for the 67,000 homeless households and 61,000 severely overcrowded households in London.
Cohen’s example of Ken’s mania for towers flanking the Thames is the Lots Road development. Here’s a picture of what it will look like: two towers, near an old power station, but hardly blotting out the skyline. And of course, the towers will be mostly market housing, so again this is really not a case of stuffing hundreds of poor families into ‘cities in the sky’.
So what about the central government’s lust for more high-rise housing? Here it seems to be a case of Cohen either getting his facts wrong or simply trying to deceive his readers. He refers to “an obscure document - Government Planning Guidance (PPG3) - which announced that increasing housing density was a national priority”. You can read PPG3 here. Paragraph 58 is the relevant section; it says that local authorities should “avoid developments which make inefficient use of land (those of less than 30 dwellings per hectare)” and encourage developments of between 30 and 50 dph.
What Cohen doesn’t seem to realise is that 30 dwellings per hectare is not high density, and is certainly not high-rise. Actually, the Victorian terraced housing he loves so much is generally significantly higher in density than 30 dph. Some of the best housing in London reaches 100 dph, and the average density of all new developments in Islington is around 90 dph. I’d be willing to bet that Nick Cohen’s own home in Islington is in the kind of neighbourhood which, by his own stupid logic, he would have to describe as ‘high-rise’. The Government’s floor target of 30 dph is designed not to force high density housing on everyone but to reduce the kind of sprawling, wasteful developments that you still get in affluent areas of London like Bexley and Bromley (average densities of new developments in each are about 30 dph), but which are surely unacceptable when there are such vast unmet housing needs in the rest of the city.
So overall, Cohen is not just uninformed, he is attacking the kind of progressive policy I would have hoped that he would support: these kinds of densities are not inimical to good housing, but they are absolutely necessary to reduce the pressure on the overall housing market in London and provide homeless and overcrowded families with the quantity and quality of housing they need.
I do agree with him, though, when he says that “it is far from clear that the green belt is worth protecting”. Unfortunately, Labour have signed up to protect at all costs the sanctity of the green belt (much of which is not particularly green) under pressure from Nimby interests and Tory demagogues like Boris Johnson. But even if we could build on some of the green belt, we would still need a lot more of what Cohen thinks is ‘high density’ housing in London.


