Fraser Lynes Urges Pragmatic Solutions for Scottish Housing Crisis
Fraser Lynes, managing director of Cruden Homes, delves into the Scottish housing crisis and discusses the limitations of the NPF4.
Scotland finds itself at a crucial crossroads in its housing sector. The Scottish Government has acknowledged the pressing housing emergency and has expressed its commitment to recognising housing as a national priority. This initial acknowledgment is essential, but the real test lies in transforming this commitment into concrete actions. As the Managing Director of Cruden Homes, I am keenly aware of the multitude of complex challenges that house builders face today, especially within the confines of existing planning regulations such as the National Planning Framework 4 (NPF4).
Recently, we had the pleasure of hosting Housing Minister Paul McLennan at our Longniddry Village development, a shining example of extending the East Lothian village with new affordable and private homes seamlessly. This award-winning development epitomises the vision for community-focused housing, complete with amenities like a play park, sports pitch, restored mill pond, and a wildflower meadow. The design of the new homes harmoniously blends with the traditional coastal properties of East Lothian. Despite being lauded as ‘one of the best examples of new housing ever seen,’ Longniddry Village stands in stark contrast to the aspirations of NPF4, which primarily advocates for urban and brownfield regeneration. The mismatch between planning policies and the kind of homes people desire, aspire to, and need to live in across various tenures is clearly evident.
At the heart of the issue lies the acute shortage of viable land for development. This scarcity is exacerbated by recent legal judgements, like the Court of Session’s ruling on the Miller Homes appeal in Mossend, West Calder. The court upheld the Scottish Ministers’ refusal to permit a 250-home development, citing non-compliance with a policy in NPF4 that restricts new home construction on unallocated land unless specific conditions are met. This ruling abolishes the obligation to maintain a five-year effective housing land supply, with many industry experts viewing it as a significant setback in addressing the housing crisis.
The transition of Local Development Plans (LDPs) from a five-year to a ten-year cycle, guiding housing development, is likely to significantly reduce site allocation opportunities. While the emphasis on urban brownfield site regeneration is theoretically sound, it often falters in practice. Many brownfield sites are occupied by businesses reluctant to relocate due to impracticality or high costs, with redeveloping these sites being financially burdensome due to infrastructure upgrades and site remediation. The designs are intricate, necessitating specialised skills for execution. The associated finance costs and capital ties for Small and Medium Enterprises (SMEs) render many projects inviable. Whether high-density urban living aligns with the requirements of many households remains questionable.
SMEs are essential in developing challenging brownfield, urban, and remote rural sites, but they often encounter hurdles like excessive bureaucracy and slow decision-making processes. The current blanket planning approach falls short; there is a need to simplify processes and offer tailored support to unleash the potential of these crucial house builders.
Likewise, local authority planning departments urgently need additional resources. The current planning application process is notoriously slow, often surpassing the government’s target by fourfold. This inefficiency not only thwarts developers but also hampers the broader community by delaying much-needed housing.
The Scottish housing crisis is a complex conundrum that demands a multifaceted response. While NPF4 aims to instate a more sustainable and inclusive planning system, its current execution falls short of meeting the pressing requirements of the housing market. By embracing a more flexible, innovative, and resource-efficient approach, we can begin bridging the chasm between policy and reality, guaranteeing that every Scot has a home that suits their needs. The time for action is now, and it is imperative that the Government, developers, and communities collaborate to surmount these obstacles and construct a brighter future for all.
