Good and Poor Housing Design

I am moved to write this after visiting a place on the edge of London where a large number of homes will be built and where some have already been completed, and I want to briefly talk about the design of new homes in the UK. I suppose that to be totally accurate I will be talking about the external appearance of the buildings rather then the functional design although I will touch on the latter.

The first lot of homes to be built are a contemporary take on the town house and look like this:

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I am not saying that these are brilliant, far from it, but they are a move in the right direction. They are ‘clean’, with no fake and nonfunctional dormers which have just been put on for a bit of ‘decoration’, and use materials which a sharp and modern (well modern ish) look without using fake rustic materials to lend a bit of fake heritage. I am not that keen on the cul-de-sac like road layout which has been used in places, and I have seen much better window treatment on other developments. I do like the fence which has been put around a small park, but this attention to detail isn’t carried through elsewhere (what is that ugly timber compound in the first picture?), and good urban design is about more than a nice isolated touch. And the high fencing next the road will not help in place-making nor assist with natural surveillance.

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Now consider this development which is currently under construction a few hundred yards away:

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Frankly, I don’t know where to start on this. Firstly, why do these homes have to be built right on top of the roundabout which will be the entrance to what will become a large development? Secondly, where is the sense of arrival and where is the place making?  The opportunity to create a gateway to a new modern settlement rather than stumbling into a faceless estate has been lost. And it is totally out of context with the modern ‘Innovation Centre’ which is out of shot on the opposite corner. Finally, the external design of the homes just leave me speechless but not in a good way – what is the point of the 6 inch change in roof levels?.

The latter example totally fails to take advantage of the site’s location. The marshland setting can take bold design but is being wasted in much the same way that too much seaside design on infill plots does. The former examples are a step in the right direction but even they don’t go far enough. I believe that bold, modern, design would have increased the value of the site for the developer which, being marshland, is a challenge for some potential residents – bold design and active place-making would have made up for the type of site which many people find visually challenging.

And one final criticism about the town houses – I have been told by someone who actually viewed them internally that they are too small. Those which are being sold as 4 bedrooms have, in their opinion, only enough space for two adults to be comfortable.  

I am finding the above being repeated in too many housing sites in the UK.

If we are really going to build the numbers of homes which we need (and that is a big IF at the moment) we really must get this right and do it soon, both that a detailed individual home level and at the urban design scale.

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Floating Town and Royal Docks – a good idea or a waste of water?

At a recent international property conference in Cannes (MIPIM), Boris Johnson announced a major competition to design and develop a large floating development on the water at London’s Royal Victoria Docks.

http://www.standard.co.uk/news/london/boris-island-2-plan-for-floating-docks-village-8531083.html

My first thought was ‘another ill thought through gimmick’ (perhaps like the Cable Car where I played ‘spot the passenger’ one day last week before going to a conference on Singapore and its approach to Smart City Growth).

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But my next thought was ‘Why not? What do you do with a vast expanse of water which was a dock?.  You could use it for some sort of water based sporting activity, or a marina perhaps, but I think that the former tends to be space hungry for the benefit of a few people as well as potentially anti-social if the activity is power based, and the latter invariably looks a mess and is in reality a car park for boats most of the time. Other ways of dealing with disused docks in the past have also included filling them in and building on top of the newly created site, but to me this a waste of something which we could not afford to create nowadays.

So, a floating village of homes and places of entertainment, if of high quality, could be an inspired use for such a large space of open water. But is there such a shortage of open space and available development sites in the Royal Docks that we have to build on the water? The answer to this question is ‘No’: there is plenty of room at the Royal Docks so why build on water? Why not retain the open expanses of water as a foil to the high density development which will be build around the old docks, and to provide beautiful vistas and light effects with the sky and light being reflected in the glassy calm water and provide a sense of space?

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So, in the end I think that it is best not to build on the water when there is plenty of space surrounding it, unless building on the water allows other sites to be made-over to public open space and parks which otherwise would not be provided due to lack of space – although high density development such as proposed for the Royal’s ought to have public parks and space designed in from the beginning anyway.

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Portas Pilots Progress

The Independent has written about the Portas Pilots: http://www.independent.co.uk/news/business/news/portas-pilot-towns-wasted-grants-on-items-like-a-1600-peppa-pig-costume-8494026.html

Surely the progress with the Portas Pilots shouldn’t come as a surprise. Unless any project has already spent money on ‘project development’ (i.e. working out in advance what you want to do, why and how) it will not be (and should not be) in a position to spend money quickly – this is one of the usual faults with Government funding programmes: they don’t want to give you anything (or much) for project development then suddenly come up with a pot of money, or finally tell you that you have been awarded it, and then want you to spend it as quickly as possible. We shouldn’t be surprised in these circumstances if the money either isn’t spent quickly, or if it is spent is spent inefficiently. Having said all this, wasn’t the Portas Pilot money supposed to be for places which already had a Town Team, so you would had thought that they would have ideas on what to spend the money on already lined-up?

I can’t see the problem with spending some money on Peppa Pig – if this brings the kids out, and it turn their parents, you have a group of people to inform, consult and talk to who may not be the usual suspects. I have seen brilliant examples of public engagement which at first glance doesn’t look like public engagement.

To be honest, I think that the amount which each ‘Pilot’ has been awarded so small that one person in each place should have been given total freedom to do what they want with it and see what happens – after all they are supposed to be pilots which others can learn from. I know this contradicts what I said earlier to some extent, but I could have spent the money and had things happening on the ground by now – they may not have all worked (but I think they would have) but we would have learnt from them.

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NPPF and implications of the The Bedroom Tax for Planners

There is a lot of discussion around about the implications of the Government’s new policy of not allowing a spare bedroom if you are in receipt of Housing Benefit, with opponents to this policy claiming that this will force some people to move from their current homes because their changing family circumstances means that they have a ‘spare’ bedroom. I am going to ignore all arguments here about the fairness of this, and if it is sensible not to allow flexibility so that people can have their adult children to stay, visits from grand children, an invalid sleeping in another bedroom etc, but instead talk about something which I have not heard anyone else talk about, and this is ‘what are the implications for Town Planning and the Local Planning Authority?’

Paragraph 50 of the National Planning Policy Framework says:

‘To deliver a wide choice of high quality homes, widen opportunities for home
ownership and create sustainable, inclusive and mixed communities, local
planning authorities should:
●● plan for a mix of housing based on current and future demographic
trends, market trends and the needs of different groups in the community
(such as, but not limited to, families with children, older people, people
with disabilities, service families and people wishing to build their own
homes);
●● identify the size, type, tenure and range of housing that is required in
particular locations, reflecting local demand; and
●● where they have identified that affordable housing is needed, set policies
for meeting this need on site, unless off-site provision or a financial
contribution of broadly equivalent value can be robustly justified (for
example to improve or make more effective use of the existing housing
stock) and the agreed approach contributes to the objective of creating
mixed and balanced communities. Such policies should be sufficiently
flexible to take account of changing market conditions over time.’

(The bold highlights have been added by me)

I think that this means that LPAs need to include an assessment of how many people will have to move from their current homes, because they have too many bedrooms, and therefore need, say, one bedroom homes, and incorporate this into their Housing Strategies, Plans and Planning Policies. In other words, they need to ensure that the homes which those having to move now need because of the Government’s new policy are available. They need to be assessing how many people will have to down-size, whether the appropriately sized homes are currently available, and if not allocate sites for this additional stock to be built.

I think Local Planning Authorities are obliged to plan for the implications and effects of the bedroom tax, but I have not heard of a single one which has picked up on this need and requirement.

And one final thought: I do hope that the ‘need’ for more single bedroom homes doesn’t end up with the UK having even more small homes – we already have the smallest new homes in the developed world, and small homes generally mean less flexible homes.

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Do you really know how to manage and appraise your staff?

I keep hearing that many businesses are scared of taking on new employees because of fears the owners or senior management have about employment law and what they see as the complications of generally dealing with staff and not falling foul of employment rights and laws.

From conversations I have had it seems that much of this fear is based on the worries connected with how to deal with staff who can’t or don’t perform.

This really shouldn’t be a concern if firms have proper procedures for managing employee performance, but I know from my own experience that most organisations which have performance and appraisal systems in place haven’t trained their managers in how to appraise staff properly, and this leads to most appraisal systems being ineffective, with many staff approaching the regular performance review with a degree of suspicion and negatively and generally being defensive.

With this in mind I have booked a client onto a free seminar on ‘How to Manage and Appraise Employee Performance’ which is coming up in early February in Dartford.

If you are based in Kent or South East London and manage staff contact the organiser to book a free place. There are still places available and this is stuff you really ought to know about. See below for details.

Appraisal Event

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1929 Crash and The Great Depression – lessons for today

I have been reading ‘The Great Crash 1929′ by J K Galbraith – (the 1961 edition from Pelican Books: I like to keep up to date).

I thought Galbraith’s conclusion on what he called 5 weaknesses which contributed to the causes worth repeating here as the parallels with the current Great Recession are interesting if not uncanny.

1. The bad distribution of income: Galbraith says that definite figures are hard to come by but it seems certain that in 1929 5% of the population with the highest incomes received approximately 33% of all personal income. The proportion of personal income received in the form of interest, dividends and rent  – the income broadly speaking of the well to do, was about twice as great as in the years following the Second World War.

This reminds me of the extend to which since the 1980s most of the increase in wealth has accrued to the top few per-cent of the population in the UK and the USA with the middle classes not better off in real terms, and the rise of the super-rich, and a general increase in income inequaity.

2. Bad Corporate Structure: Galbraith says that ‘American enterprises in the 1920 had opened its arms to an exceptional number of promoters, grafters, imposters, and frauds. This, in the long history of such activities, was a kind of flood tide of corporate larceny’.

He goes to to talk about inherent weaknesses in vast new structures of holding companies, and large amounts of the economy controlled by a few large companies which were over-geared and had complicated cross-holdings, the profits of which were dependent on each other.

Does this sound like the banks and other investment organisations having lending arrangements and models which were so complicated and inter-related that no one could actually understand their real exposure and risk? And, our high streets do seem to be dominated by the same few large companies, some of which are actually part of the same group.

And, how about all of the scandals which have now come to light about ‘miss-selling’ of payment protection insurance, and of interest rate swaps to small businesses; LIBOR rate manipulation; blind-eyes being cocked to traders acting beyond their remits and authority; High Risk products being labeled Low Risk; and some high level frauds by traders, etc. 

3. The Bad Banking Structure: Galbraith says that the bankers were no more foolish than the rest of the population, and that many foolish loans only appeared foolish once the crash hit. But, he says, the banking structure was inherently weak because once one bank had problems they spilled over to all other banks because the interrelatationships were impossible to understand. Bad banks destroyed the confidence in the good banks.

Again, this sounds familier with the multiple re-packaging of loans and products with, in some cases, circular relationships with banks underwriting products which they thought they had paid someone else to underwrite and take the risk.

4. The dubious state of the foreign balance: Basically the amount owned to the USA by other countries, and the difficulty in these countries selling enough to the USA to earn the funds to pay off their debts contributed to the asset price bubble in the USA which eventually burst. 

In recent times the nature of the inbalances have been different, with countries other than the USA being the one with the money which is seaking a home, and not importing enough from others, but it contributed to the same end result.

Galbraith also says that many loans should not have been made but they attracted good interest rates, and high fees to those that arranged them, and there was even corrucption: ‘In contemplating these loans, there was a tendency to pass quickly over anything that might appear to the disadvantage of the creditor’. Does this sound like the lending to troubled Euro Zone countries, and the fiddelling of the entry critiea?

5. The poor state of economic intelligence: Galbraith says that it seems certain that economists and those who offered economic council in the late 1920s and early 1930s were almost uniquely perverse. In the months and years following the 1929 stock market crash the burden of economic advice was on the side of measures which made things worse.

‘Hoover did cut some taxes (November 1929) but these were negligible except to to higher income bracket, and got big business to promise to invest and maintain wages – but they only did this when it was to their own financial benefit – so quickly these promises were not kept.

At least this was policy in the right direction but after this nearly every policy was almost entirely on the side of making things worse. ‘Everyone’ agreed that the budget must be balanced (including both main political parties) on an annual basis not just over time.

The ‘need’ for a balanced budget was not a subject of thought. Nor was it, as is often asserted, a precise matter of faith. Rather it was a matter of formula. Mass unemployment had altered the ‘rules’ of spending less than your level of income but almost no one tried to think out the problem anew.

The balanced budget was not the only straight-jacket on policy. There was the bogey of ‘going off’ the gold-standard and ‘risking inflation’. In 1931 or 32 there was no danger of inflation (in fact the opposite) but the advisers and counselors were not analyzing the danger or possibility of an inflation boom – they were serving only as the custodians of bad memories. Other possible actions such as low interest rates, easy credit and borrowing were also not pursued robustly through fear of inflation. In any event in such times monetary policy is ‘as feeble reed on which to lean’. Again both parties concurred on this view on the fear of inflation.

There was a triumph of dogma over thought. The consequences were profound.’

Does this sound familer? Where is, and was, the real argument over policy? Who is really offering an alternative? Where is the intellectual thought rather than the repeating of dogma which is based on prejudice, and the interests of the few,  rather than evidence? Instead everyone just repeats the mantra without question. Some universities are not even telling their economics students about all of the economic theories, and are not teaching economic history.

Galbraith says that the attitude of the time prevented anything being done about it. ‘This, perhaps, was the most disconcerting feature of it all. Some people were hungry in 1930 and 1931 and 1932. Others were tortured by the fear that they might go hungry. Yet others suffered the agony of the decent from the honour and respectability that go with income into poverty. And still others feared that they would be next. Meanwhile everyone suffered from a sense of utter hopelessness. Nothing, it seemed, could be done. And given the ideas of the time which controlled policy, nothing could be done’. Does this sound like parts of the Euro Zone?

Galbraith ends by saying that since the end of WW II measures had been put in place to learn from these times.

However, since the 1980s many of these measures, and policies, have been removed. The lessons are, and were, there for us to learn from – so what went wrong?

I think Galbraith is right when he talks about the triumph of dogma over thought.

Let’s get thinking again.

This big, national and international, picture is important for local regeneration and growth as it is much, much, easier to make local improvements when you are swimming with the tide rather than against it.

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Where does UK Government’s money come from?

In 2008/09 the source of the UK Government’s money was as follows:

Income Tax – 28%

National Insurance – 17%

Excise Duty 7%

Corporation Tax – 9%

Council Tax – 4%

VAT – 15%

Business Rates – 4%

Other – 15% (capital taxes; stamp duties; vehicle excise, etc)

Total Tax Receipts (Projected) = £575 billion

Local Authorities receive £10.8 bn from chargeable services, and 30% of them get more from these chargeable services than they get from Council Tax.

Being related to 2008-09 these figures are obviously a bit out of date, but it is instructive to see how little of UK Local Authorities’ income comes from Council Tax.

Some people and bodies are saying that Local Authorities need to be responsible for raising more of their own money – but I think the above figures show that for this to happen implies either a huge increase in overall tax or central Government giving up a large chunk of the money which they collect and take centrally. Is this really going to happen?

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