Where are the right places for England's new homes?

Some houses. Image: Getty.

A housing white paper is due in the New Year, one which communities secretary Sajid Javid promises will get “more of the right homes built in the right places”. But where are the right places?

As we know, the housing shortage is not felt equally everywhere. Regional price growth has varied enormously since the crash. But even within regions there are large differences between areas. Nor can these problems be expressed purely in terms of house prices, either, because prices are determined as much by economic demand and speculation as anything else.

To try to establish a sense of the under-supply of new housing at a local level, we compared last year’s output against expected household growth, which is what you might say – not without a few caveats, admittedly – is the rate at which new homes are thought to be needed.

Nationally, the net supply of housing in 2015-16 was about 90 per cent of the annual household growth rate that is projected by government statisticians for the period 2019-39. But that national average disguises very large variations between areas that are producing more than enough homes, and others that are falling a long way short.

Click to expand.

Worse, those areas that are expected to grow most rapidly over the next 25 years are, on the whole, already performing least well against their household formation projections. London, which taken as a whole is the fastest-growing area of the country, had new homes equivalent to only 55 per cent of its long-term household growth rate. Only three boroughs (if you include the City of London; not technically a borough and tiny in population terms) built above that rate.

The next 30 fastest growing areas of the country after London fared similarly: only five were keeping up with their household formation projections, and 21 were not even doing as well as the national average of 90 per cent. London plus the next 30 areas that are expected to see the most household growth over the next 25 years – collectively accounting for 48 per cent of it – supplied just 36 per cent of new housing last year.

This was not confined to the South-East, either, but was an issue in places that are the focus of economic growth strategies, such as Greater Manchester (Bury, Manchester, Oldham, Rochdale, Salford, Stockport, Tameside, Trafford and Wigan), which supplied new homes equivalent to 68 per cent of its long-term growth rate. The West Midlands (Birmingham, Coventry, Dudley, Sandwell, Solihull, Walsall and Wolverhampton) managed just a little bit more, at 71 per cent.


This raises a variety of issues. The most obvious one, perhaps, is how do we ensure those areas with an under-supply build more homes? This is a many-faceted problem, of course, probably requiring local investigation, although quite a few people have justifiably pointed out a strong correlation between the red patches on this map – denoting a shortfall in housing – and the green belt.

But it also raises important questions about whether those areas that are failing so badly to keep up with household growth will ever keep up with it – and whether the answer doesn’t lie in trying to draw off demand to other areas.

In some case this might require only local movement. There are examples already in, say, Oxfordshire, which has a county-wide surplus of homes measured against household formation, despite a deficit in Oxford itself. This kind of thing lies at the heart of the planning system in the “duty to cooperate”, in which local authorities are meant to share the burden of household growth across boundaries.

But there are limits to this, as can be seen in London and the broad swathes of the South-East in which there are hardly any areas that are keeping up with their own household growth, never mind their neighbours’ too.

And so it may also require a degree of regional rebalancing, from London and the South-East in particular and towards some of those areas that are coping better already with household growth. This may happen naturally to some extent, as a result of these very pressures and their impact on house prices. But for demand to shift on a bigger, more meaningful scale would require substantial regional jobs growth, and the transport infrastructure to support it.

Where are “the right places” for new homes, then? Perhaps the more important question is: where do we want them to be?

Daniel Bentley is editorial director at the think tank Civitas and tweets @danielbentley. His briefing paper “Housing supply and household growth, national and local” was published this week.

Want more of this stuff? Follow CityMetric on Twitter or Facebook.

 
 
 
 

Why is it acceptable to kill someone? On the mysterious history of Britain’s road death toll

A London speed camera, 2004. Image: Getty.

A decade ago I became fascinated by a graph. This one:

I had been tracking the underlining data for years. The figures were easy to remember. Every year it was 3,500, plus or minus a percentage point or two.

Yet when the 2008 data was released, it had fallen to 2,538. This was 1,000 less than the figure in 2003. I plotted the above graph, and as I said, I became fascinated.

Because this is a really important graph. This is a plot of the number of people killed on Britain’s roads each year.

In Great Britain, collectively, we used to kill nearly 3,500 people on our roads every year. Consistently or, dare I say it, boringly: 3,500 deaths a year, 10 a day. It was accepted, in a, “Well yes it’s bad, but what can you do about it” kind of way. There was no clamour for change. Newspapers weren’t running headlines about the deaths mounting up, as they do with knife crime.

Meanwhile a train crash would be front page news for a week. Take the train that derailed at Hatfield on 17 October 2000, a tragedy in which 4 people died. That led to huge media interest, massive upheaval on the railways, and, ultimately, as the re-nationalisation of Railtrack, whose failings had caused the crash. Yet more than twice as many people will have died on the roads that day. Nothing was written about those deaths. Nothing changed.

In 2000, four people died in train crashes, while 3,409 died on the roads.

Here are those figures again.

1997 – 3,599 people killed on our roads

1998 – 3,422

1999 – 3,423

2000 – 3,409

2001 – 3,450

2002 – 3,431

2003 – 3508

But, in 2004 the figure dropped below 3,400 for the first time, to 3,221. Then in 2005 to 3,201.

2006 – 3,172

2007 – 2,946

Below 3,000! This was change. Significant change: 500 lives a year were not being lost. If you use Britain’s roads, your life may have been one of them.

2008 – 2,538

2009 – 2,222

When the 2010 figures came out I was amazed by the headline figure: 1,857.

That’s still far too high, of course, but it was 1,701 lower than seven years earlier.

This was a major story that deserved a ton of coverage, which it failed to get. Having shown no concern for when we were killing 3,500 people, it wasn’t overly surprising that the fact we were now killing 1,700 fewer wasn’t celebrated.

At any rate, the graph had flat-lined for years, then, in half a dozen years, it halved. Why?

The lack of media coverage resulted in an absence of answers. One commentator, Christian Woolmar, observed that there was no clear answer to why this had happened. But he went on to point out that there had been a fall in the average road speed over this period.

My anticipation of the 2011 figures troubled me, because I expected them to go up. Obviously I didn’t want them to: I desperately want zero deaths on our roads. But something happened in 2010 that I was sure would lead to more fatalities and bring a halt to the falling trend.

I was right. In 2011 we killed 1,901.

Sometimes, being right is shit.

The news was better in 2012. The fatality rate was 1,754. So was the 2011 figure just a blip, due to some significant snowfalls that year? No: the trend was over.

The number of people killed on our roads has remained stuck in the 17 hundreds. 

2013 – 1,713

2014 – 1,775

2015 – 1,732

2016 – 1,792

2017 – 1,793

2018 – 1,782

We have returned to a flatline on the graph – and if anything, I’m more fascinated now than I was before. Road deaths flatlined at 3,500 for years, then fell sharply, then flatlined again at half the rate.

This can’t have happened by accident. I wished I could explain it. I wish we could repeat it. No: I wish the second flatline hadn’t happened, and the fall had continued. If the rate of fall had continued, we’d have reached zero deaths on the road by now. You’d be right to question whether this is possible – but if you can half the number in a few years, why can’t we eradicate them altogether? The railways are an example of what is possible. The last time a passenger died in a train crash on Britain’s railways was in 2007.

It was time to figure out the answers to two questions. Why did the death toll fall? And why did it stop falling?

The obvious reason for a reduction in deaths on the road is the improvement in car safety features. This could create a gradual fall in the death toll as new, safer cars replaced older ones. But I’m not sure it can explain a 40 per cent fall over a 4 year period.

There’s a way to check whether cars on the road became almost twice as safe between 2003 and 2010: you can compare the figures with the rest of the EU. Car safety features are international, and any new feature would have appeared around the same time across the continent.

So I found the EU figures for 2000 to 2017, indexed for 2000 and plotted the graph for multiple countries. It was a busy graph. For clarity the following graph only includes Britain, Germany, France, Spain and Italy along with a straight line drop for comparison.

The good news is that things are improving across Europe – but no country had quite the same trajectory as Britain. They all have a fall much closer to a straight line of the sort you’d expect a general improvement in car safety would produce.

One thing I did notice is that, from 2013, these five countries stop falling. The technology based solutions of recent years, such as automatic emergency braking, don’t appear to be saving lives as of yet.

So, yes, cars are safer – but that doesn’t seem to explain why British roads suddenly became 40 per cent safer between 2006 and 2010.


In 1999, the New Labour government announced that it was going to reduce deaths on our roads. The target was a 50 per cent reduction by 2010. As you now know, it succeeded. This was a major achievement for a government. The kind of thing you would bang on about all the time. “Deaths on our roads halved by Labour!” But the party wasn’t in government when the 2010 figures were released – and it’s hard to take credit for your achievements from the opposition benches.

That it was government policy is not a full explanation, and how this happened is a little opaque. From what I can gather there was a wide ranging approach. The fire and rescue service changed their practices: because they recognised that survival rates were directly dependent on how quickly people got to hospital, this became the priority. Disturbing a police crime scene was allowed if it saved a life. Accident black spots were located, highlighted and safety measures implemented. Throughout that period road safety campaigns focused on speed, with “Speed Kills” being the dominate message for that decade. The government also changed the laws on speed cameras.

RoSPA, the Royal Society for the Prevention of Accidents, has a lot to say about speeding and speed cameras. Its “Speed Camera Factsheet” states that, “Cameras are a very effective way of persuading drivers not to speed, and thereby reducing the number of people killed and seriously injured.” It reports that an independent review published by the Department for Transport (DfT) in 2005 said that “cameras significantly reduce speeding and collisions, and cut deaths and serious injuries at camera sites”, adding that cameras sites were delivering 100 fewer deaths per year.

Cameras first appeared in 1991, and revenue from court fines and fixed penalties went to the Exchequer. However in 2000 a trial scheme saw local councils keep the fines to pay for the cost of speed and red-light cameras. The pilot was so successful that, in 2001, legislation enabled this to happen across the country. The cost of providing and operating cameras moved from the local authority to the law breaking motorist.

The golden age of the speed camera had begun.

There was a tweak to this legislation in 2007. Fines reverted back to the Exchequer’s piggy bank. The DfT switched to funding cameras through a road safety grant. The intention was to create a greater mix of road safety measures agreed between local authorities and the police.

The number of people killed on British roads in 2007: 2,946

The number of people killed on British roads in 2010: 1,857

So perhaps the creation of the Road Safety Grant had a significant impact.

The second question: why did the death toll stop falling?

In 2010 I was unaware of Labour’s target to halve deaths on the roads. But, the change in government was enough for me to predict that the fall was over.

When the Tory/Lib Dem government negotiated its way into power in May 2010, the press declared that it was the end of the horrible nanny state – a return to personal freedom, liberty and the rule of common sense.

The way that this was to play out in real practical terms was on our roads. The evil speed camera was in the firing line. The narrative was that these cameras were just there so councils could extract cash from the poor public. Completely ignored were the facts that the fines were only handed down to dangerous, law-breaking drivers, and that councils no longer got the cash from fines.

Soon after the election the coalition government said that “Labour's 13-year war on the motorist is over” and pledged to scrap public funding for speed cameras. The Road Safety Grant to local authorities was cut from £95m to £57m. This meant that the government was now receiving an estimated £40m more raised in fines than it was spending on road safety. The cut to the grant reduced the camera maintenance budget by 27 per cent. It removed all the funding for new cameras, speed humps and other safety measures.

And the golden age ended.

Councils across the country announced their change of policy. Oxfordshire County Council switched off its speed cameras on 1 August 2010. Money was saved; lives were lost.

Eight months later, on 1 April, Oxfordshire’s cameras snapped back into life when the council reversed its decision because deaths on the county’s roads had immediately increased.

Turning off speed cameras sent out the message that we were no longer taking speeding seriously. The road safety campaigns changed their focus. The message that Speed Kills fell away and was replaced by drink- and drug-driving messages. It’s easy to miss that these campaigns move from encompassing virtually every driver to targeting a minority. A switch from confronting a socially acceptable behaviour to re-enforcing something already unacceptable. The state is no longer challenging everyone to be safe – only the small minority of bad people.

Yet speed still kills. The World Health Organisation states that an increase in average speed of 1 km[h typically results in a 3 per cent higher risk of a crash involving injury, with a 4–5 per cent increase for crashes that result in fatalities.
The majority of safety measures installed before 2010 remain in place and are saving lives. But with the funding gone councils are no longer installing new measures and the death toll is no longer falling.

So you can make a strong case that the pattern of road deaths was the result of government policy.

Which begs the question of our government: why has it accepted that it’s OK to kill, or be killed, on our roads?