In France, housing policies are creating vast numbers of empty cities

The Tour de l'Europe, Mulhouse, is a quarter empty. Image: Rh-67/Wikimedia Commons.

The continuous need for more housing is one of the few things most French politicians seem to be able to agree on. Both the Socialist Party and the centre right UMP argue that France needs to build at least 500,000 new homes every year.

That quota is never quite reached, but the idea still remains universally popular. After all, France is one of the EU countries that has traditionally built the most houses. In 2013, it built 5 per 1,000 people, compared to only 2.3 on this side of the Channel. This has been driven by a series of financial incentives – mostly centred around tax breaks – created both by the government of President Hollande, and by the Sarkozy administration which preceded it.

But this commitment to housebuilding has created a whole new problem. By encouraging the housing sector to build across the entire country, the government is creating vast numbers of empty cities.

Last week, an investigation carried out by Le Monde revealed that 7.8 per cent of all homes are currently empty, up from 6.3 per cent ten years ago. The problem is especially pronounced in 42 towns of over 8,500 dwellings, of which at least 12 per cent are unoccupied.

The most extreme example is Vichy, in the centre of France, where 22 per cent of homes – 4,700 of them – are currently empty. The town has become an affordable housing dream, as any request for council housing is filled in within two weeks, Le Monde notes, with claimants being offered “newly renovated flats on the lakefront”.

Nonetheless, the town's officials complain that they are being forced to build even more social housing this year – homes they absolutely do not need. Under current rules, French towns are required to have at least 20 cent social homes. Vichy only has 15 per cent.

Despite this building spree, housing in France has become increasingly unaffordable over the past 15 years, as house prices have doubled, and rents have increased by more than half. Over the same period of time, wages have gone up by just 30 per cent.

French housing is now some of the most expensive in Europe, just behind the UK. In 2015, a 70m2 flat would cost you around 7.9 times the average wage. In the UK, it's 8.5.

The problem is especially obvious in Mulhouse, a middle-sized town by the German and Swiss borders. The 37-storey high “Tour de l'Europe”, built in the 1970s, and one of Eastern France's most famous buildings, stands worryingly empty. About a quarter of the tower – around 50 flats – is now unoccupied. The emptiness has been blamed on rent and utilities prices, which are deemed to high for many to afford.

The Abbe-Pierre Foundation, which campaigns against precarious housing and social exclusion, released some more worrying figures earlier this month. Its researchers found that 3.5m French people are currently in precarious housing, including 2.7m who it described as in an “especially difficult” situation. In the past year, what's more, 1.8m people asked for affordable housing, but only 467,000 homes were allocated.

In other words, simply building more homes is an overly simplistic response to a complicated problem. For one thing, the state hasn't been building in the right places. Because demand is unevenly spread, some towns are bursting at the seams, while others are struggling to fill their existing buildings.

Nor have state subsidies been targeting the right homes. Most French help-to-buy schemes are focused on newly built housing; but even without such schemes, it often remains cheaper to buy pre-existing dwellings.

If you're struggling to get onto the French property ladder, an empty home in the wrong town, or a subsidy for one you can't afford, won't do that much to help you. It's not enough to build more houses: you need to think about who you're building those homes for.

 
 
 
 

What’s up with Wakanda’s trains? On public transport in Black Panther

The Black Panther promotional poster. Image: Marvel/Disney.

Black Panther is one of the best reviewed superhero films of all time. It’s instantly become a cultural touchstone for black representation in movies, while shining a positive light on a continent almost totally ignored by Hollywood. But never mind all that – what about the trains?

The film takes place in the fictional African country of Wakanda, a small, technologically advanced nation whose power comes from its main natural resource: huge supplies of a magical metal called vibranium. As is often the case in sci-fi, “technologically advanced” here means “full of skyscrapers and trains”. In other words, perfect Citymetric territory.

Here’s a mostly spoiler-free guide to Black Panther’s urbanism and transport.

City planning

It’s to the credit of Black Panther’s crew that there’s anything to talk about here at all. Fictional cities in previous Marvel films, such as Asgard from the Thor films or Xandar from Guardians of the Galaxy, don’t feel like real places at all, but collections of random monuments joined together by unwalkably-wide and sterile open spaces.

Wakanda’s capital, the Golden City, seems to have distinct districts and suburbs with a variety of traditional and modern styles, arranged roughly how you’d expect a capital to be – skyscrapers in the centre, high-rise apartments around it, and what look like industrial buildings on its waterfront. In other words, it’s a believable city.

It’s almost a real city. Image: Marvel/Disney

We only really see one area close-up: Steptown, which according to designer Ruth Carter is the city’s hipster district. How the Golden City ended up with a bohemian area is never explained. In many cities, these formed where immigrants, artists and students arrived to take advantage of lower rents, but this seems unlikely with Wakanda’s stable economy and zero migration. Did the Golden City gentrify?

Urban transport

When we get out and about, things get a bit weirder. The narrow pedestrianised sand-paved street is crowded and lined with market stalls on both sides, yet a futuristic tram runs right down the middle. The tram’s resemblance to the chunky San Francisco BART trains is not a coincidence – director Ryan Coogler is from Oakland.

Steptown Streetcar, with a hyperloop train passing overhead. Image: Marvel/Disney.

People have to dodge around the tram, and the street is far too narrow for a second tram to pass the other way. This could be a single-track shuttle (like the former Southport Pier Tram), a one-way loop (like the Detroit People Mover) or a diversion through narrow streets (like the Dublin Luas Cross City extension). But no matter what, it’s a slow and inefficient way to get people around a major city. Hopefully there’s an underground station lurking somewhere out of shot.


Over the street runs a *shudder* hyperloop. If you’re concerned that Elon Musk’s scheme has made its way to Wakanda, don’t worry – this train bears no resemblance to Musk’s design. Rather, it’s a flying train that levitates between hoops in the open air. It travels very fast – too fast for urban transport, since it crosses a whole neighbourhood in a couple of seconds – and it doesn’t seem to have many stops, even at logical interchange points where the lines cross. Its main purpose is probably to bring people from outlying suburbs into the centre quickly.

There’s one other urban transport system seen in the film: as befitting a major riverside city, it has a ferry or waterbus system. We get a good look at the barges carrying tribal leaders to the ceremonial waterfalls, but overhead shots show other boats on the more mundane business of shuttling people up and down the river.

Transport outside the city

Unfortunately there’s less to say here. Away from the city, we only see people riding horses, following cattle-drawn sleds, or simply walking long distances. This is understandable given Wakanda’s masquerading as a developing country, but it makes the country very urban centric. Perhaps that’s why the Jabari hate the other tribes so much – poor transport investment means the only way to reach them is a narrow, winding mountain pass.

The one exception is in freight transport. Wakanda has a ridiculously developed maglev network for transporting vibranium ore. This actually follows a pattern seen in a lot of real African countries: take a look at a map of the continent and you’ll see most railways run to the coast.

Image: Bucksy/Wikimedia Commons.

These are primarily freight railways built to transport resources from mines and plantations to ports, with passenger transport an afterthought.

A high-speed maglev seems like overkill for carrying ore, especially as the film goes out of its way to point out that vibranium is too unstable to take on high-speed trains without careful safety precautions. Nevertheless, the scene where Shuri and Ross geek out about these maglevs might just be the single most relatable in any Marvel movie.

A very extravagant freight line. Image: Marvel/Disney.

Perhaps this all makes sense though. Wakanda is still an absolute monarchy, and without democratic input its king is naturally going to choose exciting hyperloop and maglev projects over boring local and regional transport links.

Here’s hoping the next Black Panther film sees T’Challa reforming Wakanda’s government, and then getting really stuck into double-track improvements to the Steptown Streetcar.

Stephen Jorgenson-Murray tweets as @stejormur.

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