Our Response to the Infrastructure Commission for Scotland's Initial
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Our response to the Infrastructure Commission for Scotland’s Initial Call for Evidence and Contributions Places for People May 2019 Places for People We welcome the opportunity to provide our contribution to the Infrastructure Commission for Scotland’s Initial Call for Evidence. Any queries with regards to our representation should be addressed to: Richard Jennings Managing Director, CRE Places for People 1 St Andrews Square Edinburgh EH2 2BD Tel: 0131 524 1430 Email: [email protected] Places for People is one of the largest property management, development and regeneration companies in the UK. We currently own or manage more than 198,000 homes, provide services to over 500,000 people, and have assets of more than £4.2 billion. In Scotland we own and manage over 10,000 homes and over the next three years we will deliver more than 2,000 new homes across all tenures and markets. Our vision is to create places that work for everyone and our mission is to be Scotland’s leading placemaking partner. We strive to create multi tenure mixed communities within our new developments. Indeed, we have a long track record of successful multi tenure mixed community development and a solid reputation for delivering large-scale developments in towns and cities across the UK. We built more than 2,000 new homes last year and have plans for over 25,000 more over the coming years. Our approach goes much further than simply building homes; we look at what an area needs to be able to thrive - whether it is new schools, shops, leisure facilities, job opportunities, access to learning and training or specialist support services. We take placemaking seriously, and this approach enables us to create sustainable neighbourhoods which challenge the stereotype traditionally associated with many social housing communities. OUR RESPONSE The Scottish Government’s aim to build 50,000 new affordable homes within the life of this parliament has led to significant capital investment across Scotland. If an average price of £130,000 a unit is assumed then the total investment in new housing infrastructure will exceed £6 billion pounds, over a third of which will come from private finance leveraged by the affordable housing sector. No other infrastructure programme in Scotland has the same geographical reach and potential social impact. The Scottish Government has set out a clear agenda for inclusive growth, with place and regional cohesion at the centre of its strategy. A bold policy response to deliver this would be to bring housing under the ambit of ‘nationally significant infrastructure projects’, or the establishment of an equivalent regime for major housing developments. Until the conditions are right to advance the debate on housing as infrastructure, we need to focus our efforts on integrating housing with infrastructure. True placemaking recognises that housing alone does not make a community. Everything that goes into a neighbourhood must add value to local communities beyond housing. That means providing supporting infrastructure, transportation, educational provision, leisure facilities, social fabric, and ready access to employment opportunities amongst others. Increasingly, our sector has a role to play in creating the full platform of services, facilities and connections that translate a housing development into a thriving and successful community. Our planning system needs to build infrastructure first. Communities are rightly sceptical that the new homes they agree to will come with the roads and schools needed to make them work. We need changes to the planning system to guarantee those improvements and deliver them first. We need a policy that prioritises housing alongside transport, broadband, energy and water. This would ensure that housing is considered on the same 30yr horizon as other key infrastructure projects and that national level targets and ambitions are set. As a placemaker that’s been delivering new places for more than 50 years, we know that this approach works. Our Brooklands scheme in Milton Keynes is just one example of a large development site where infrastructure came first, including a primary school and as a result, is creating a thriving community. A total of 2,500 homes are being built all supported by a raft of facilities and amenities including a new primary school, health centre, shops and acres of green open spaces for residents to enjoy. As housing providers, we must first and foremost establish what is needed to make a great place. That involves reaching out across the whole community, and delivering a truly representative picture of views and requirements across demographics. It also requires a scope of consultation that goes beyond housing need to deliver a granular picture of local requirements as they relate to supporting infrastructure. But we also need to understand the hopes and aspirations of local people on the character and identity of the place they will make their home. Infrastructure can be a pretty grey term, evoking pipelines and girders, and far from the vibrant social colour of schools, sports centres, community clubs and playing fields. Our shared challenge is to bring this picture to life, demonstrating the great work being done by the sector to deliver housing and infrastructure side by side and giving prominence to the social value we are working hard to create. Many people decide where they want to live based on their existing and potential employment opportunities. This means that increasing infrastructure delivery in places of existing successful economic activity could facilitate productivity growth by alleviating the pressures on current infrastructure. The NIC interim assessment report (2017) recognises this and highlights that ‘the UK is a network of very local housing markets, weakly connected in economic terms’.1 Expensive and insufficient housing holds back growth by reducing labour supply in high demand areas and diverting consumer spending onto housing that could be directed to more productive parts of the economy. Housing should be seen as vital infrastructure for our economy and society – just as energy, broadband, greenspace roads and rail lines area. Of course it is right that local people have the opportunity to shape the places in which they live, but we need a different approach for strategic housing that gives more weight to the long-term requirements of a local area and a voice for its potential future residents. Creating new places should be part of a participatory democracy. It is important to engage with all parties to influence infrastructure development, to ensure it is delivered effectively in the right places. 1 https://www.nic.org.uk/wp-content/uploads/Congestion-Capacity-Carbon_-Priorities-for-national-infrastructure.pdf An integrated approach to planning would offer a number of significant benefits. The need and impact of housing will be considered alongside other strategically important investments. The process for enabling developments will be clear and transparent, ensuring that delivery is prioritised in terms of decision making and funding. This approach could be instrumental in creating more great places and not just large volumes of new homes. Residents need to feel at home from the outset and that relies on the delivery of infrastructure right from the beginning of a development project. From transport links and community amenities through to green open spaces and play areas, there needs to be a mix of facilities matched to local needs and which can combine to create genuine and sustainable placemaking. Bringing housing under the national infrastructure brief could pave the way for high-quality developments, which are supported by both the right infrastructure and local communities, resulting in sustainable places that work for everyone. But it is important that not all decisions are taken out of local hands and the proposed reforms to the planning system and this route could vastly speed up delivery and help the government to develop a more strategic, national plan for development. Classing housing as infrastructure in the planning process may sound ambitious but without significant changes such as this, we won't come close to overcoming the housing problems we face or achieve our shared ambition for inclusive growth. No one argues for one type of development to be the only solution to meet our housing needs as a nation, we need all types of schemes from small infill developments to larger strategic sites and all sizes and types of schemes in between. Planned villages and towns do though provide an ideal opportunity to deliver infrastructure to showcase new communities. This "shop window" for well planned, well-resourced places provides the opportunity to demonstrate that new housing equals good quality places not to be feared, but welcomed. There is a case for more radical changes to the planning system that would result in a more proactive approach to housing development. It would mean that planning was delivered at a higher spatial level, focusing on travel to work areas and aimed to a greater extent to initiate and promote residential development rather than simply reacting to requests to agree to planning permission. This approach to planning policy would increase efficiency by providing homes for people closer to their place of work, ultimately stimulating economic development in local areas. This would replicate proactive planning systems seen in other countries which actively combine public sector development