ࡱ> hjinUA~K#+ϟPNG  IHDRsRGB@}0PLTE33《@P`mp{꟧珙0AP^ pHYsff]`IDAT(c`=xrRc -g``hl` |a.!(,)Cca<FA!ȿ($K ~^d pP!'A_Dr (~9(X]2*ٛXIENDB`( / 0LDTimes New Roman̳0~0   @n?" dd@  @@`` @8X    L dA,b$A~K#+ϟ] c $@Mg4KdKd~0&%lppp@ <4!d!d9] <4BdBd2*___PPT9 z? %bComments on the Barker Review of Housing Supply Christine ME Whitehead London School of Economics $c01= ]Planning Research Network Office of the Deputy Prime Minister London, Tuesday 6th April, 2004*^O  Agreed starting point?Inadequate levels of housing completions Particular shortages in affordable housing Volatility of house prices and upward trend especially in the 1990s - with associated costs to the economy Increasing affordability problems Concern about price  bubble Fundamentals of the Review  Joined up approach - 4 interlinked issues  housing supply, housebuilding industry, affordable housing, government levers Diagnosis/analysis based on economic/cost benefit approach Major issues with respect to interface between an administered/quantity based system and an incentive/ pricing based approach  replacing /improving PMM as a substitute for the market?tt? (  The NumbersdNecessarily only a baseline Demographically based  but incomes etc just as important The backlog? Is there funding to support the numbers? Location and type equally important?  Table 1: New housing provision required to meet newly arising demand and need in England 2001-2011 (000s) (Holmans et al 2004)l  eTable 2: Actual and projected increases in households by region in 1981-91, 1991-2001 and 2001-2011ffConstraints on Land Supply$Not just the local planning system  but also Role of regional agencies - quantity based cascade approach Land ownership   monopoly v. fragmentation Politically contentious - NIMBYISM/BANANAISM Lack of sanctions on local authorities/incentives to provide Local costs of development Lack of political voice for those in need .ZZZZZZ.  Government Policy Levers([Again not just the planning system but general housing tax regime The need for an effective development tax regime Incentives for institutional investment/ investment in private rented sector Broader issues of capital gains/wealth local government taxation Incentives to provide Regressive nature of current system subsidies for affordable housing':!':! Affordable Housing*Increased supply of land means less  monopolistic behaviour and lower prices  BUT, if successful, less planning gain Reduced availability of publicly owned land Lack of available financing  will the  tax system provide enough? Role of S106  three levels of taxation????   ConclusionsdAims To make new supply more responsive to price To price land correctly in terms of social costs and benefits To increase supply? Concerns Long-term price elasticities v. effect of structural change/shifting the constraint Short term impacts on preparedness to supply If expectations of price increases change then what happens to supply?  the Swedish example? Will the system be any easier to operate/is there the political will? \Z~Z Z&Z~ &   ` ` ̙33` 333MMM` ff3333f` f` f` 3>?" dd@,|?" dd@   " @ ` n?" dd@   @@``PR    @ ` ` p>> c(    6$] P ] T Click to edit Master title style! !  0]  ] RClick to edit Master text styles Second level Third level Fourth level Fifth level!     S  0] `` ] =*  0D] `  ] ?*  0] `  ] ?*H  0޽h ? ̙33 Default Design 004(  0 0 0t_ P    =*  0 0_     ?*  0 6T^ `P   =*  0 6Ta `   ?* H 0 0޽h ? ̙33D @(  r  S a` ] r  S ` `   ] X  0A? H  0޽h ? ̙33D  P (   r  S bP  ] r  S c @ ] X  0A?pH  0޽h ? ̙33D  `(  r  S dP  ] r  S g ] X  0A? 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ZB )8 s *1 ?P P ZB *8 s *1 ?  ZB +8 s *1 ?/ / `B ,8 0o ?ff`B -8 0o ?fZB .8 s *1 ?` ` fZB /8 s *1 ?fZB 08 s *1 ?@@f`B 18 0o ?fX J8 0A?H 8 0޽h ? ̙33+  S+K+@c<*(  <r < S  P   1*~ 0 c<0#">2 Or /< <? O1,792 @` .< <t?  O1,499 @` -< <Ԉ?   O1,779 @` ,< <4?  OEngland @` +< <?  M229 @` *< <?  M201 @` )< <T?  M255 @` (< <?  R South West   @` '< <t?   M448 @` &< <ԋ?   M286 @` %< <4?  M374 @` $< <?  R South East   @` #< <T?   M480 @` "< <?   M252 @` !< <?  M175 @`  < <t?  NLondon @` < <Ԏ?   M272 @` < <4?   M214 @` < <?  M260 @` < <T?  WEast of England @` < <?   L71 @` < <?   M128 @` < <t?  M171 @` < <4?  U West Midlands @` < <4"?  M143 @` < <"?   M148 @` < <"?   M178 @` < <"?  U East Midlands @` < <"? L80 @` < <t"?  M103 @` < <"?   M149 @` < <"?  `Yorkshire and the Humber @` < <"? L50 @` < <T"?  M134 @`  < <"?   M152 @`  < <t"?  R North West   @`  < <"? L19 @`  < <4"?  L36 @`  < <"?   L63 @` < <T"?  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