I Just Called You In To Say I Love You

NB The title to this post is just for the benefit of those who say to me that the titles are the best bit. (I agree).

Following on from my 9 November 2024 blog post Intervention, there were two decisions issued yesterday (22 November 2024) resulting from call-ins of applications by the previous Government, one in relation to Berkeley’s Cranbrook scheme (initially refused by the previously Secretary of State, which decision was then quashed by consent, and now finally approved), the other in relation to a large logistics scheme in the Warrington green belt (initially resolved to be approved by Warrington Council, but now refused by the Secretary of State).

 The Secretary of State’s power in section 77 of the Town and Country Planning Act 1990 to call-in applications for planning permission which raise planning issues of more than local importance is sparingly used. Usually, the power is used after the local planning authority has resolved to approve an application for planning permission for development. The Secretary of State’s policy remains that examples of where “planning issues of more than local importance” include those which in her opinion:

  • may conflict with national policies on important matters;
  • may have significant long-term impact on economic growth and meeting housing needs across a wider area than a single local authority;
  • could have significant effects beyond their immediate locality;
  • give rise to substantial cross-boundary or national controversy;
  • raise significant architectural and urban design issues; or
  • may involve the interests of national security or of foreign Governments.
  • However, each case will continue to be considered on its individual merits.”

The Quinn Estates/Sittingbourne situation I mentioned in my Intervention blog post is unusual, in that the decision to call-in was taken just before a meeting of the local planning authority’s planning committee where the applications in question were recommended for refusal.

The case remains that call-in by the Secretary of State (under section 77) is of little advantage to an applicant as opposed to appeal (under section 78) against the refusal or non-determination of the relevant application. The procedures are equivalent. The position is very much in contrast to the position in London where the Mayor can become the relevant planning authority for applications which meet specified criteria and then determine them rapidly via a representations hearing – a useful process in unlocking situations as with, recently, the proposed redevelopment of Springfield Hospital in Wandsworth and the proposed expansion of the All England Lawn Tennis Club in Wimbledon.

Turning to yesterday’s decisions (neither of which incidentally draw at all on the contents of the draft revised NPPF – we should hold our excitement as to the relevance of that document until the final version emerges before the end of the next month – these Christmas NPPF drops are now an annual staple of our festive plans):

Cranbook

I reported on the previous Secretary of State’s initial decision to refuse the application in my 22 April 2023 blog post, Mind Blowing Decisions. As it turned out, the decision was so mind blowing that the Secretary of State ended up consenting to judgment in October 2023 when the decision was challenged in the High Court by Berkeley.

The new Secretary of State has considered further representations from the parties and has now approved the scheme.

You may recall the previous Secretary of State’s criticisms of the scheme as not “sensitively designed” and being “of a generic suburban nature”. Those concerns haven’t entirely gone away but their relevance is now downplayed:

Whilst the Secretary of State has concerns about the layout and design of the proposal, particularly the sensitivity and appropriateness of the design in the context of its setting, she has taken into account that only 20% of the site would be built on (IR730) and the proposed development would deliver landscape enhancements (IR826). Overall, she considers that the design of the scheme is a neutral factor in this case.”

The Secretary of State also notes the now enhanced protection for AONBs (now national landscapes) via section 245 of the Levelling-up and Regeneration Act 2023 and that the local planning authority can now demonstrate a five-year housing land supply but again these factors do not lead to refusal of the application. She “considers that the delivery of 165 homes (40% affordable housing) carries significant weight.”

Her overall conclusions:

58. For the reasons given above, the Secretary of State considers that the application is not in accordance with Policies LBD1 of the Local Plan, Core Policies 1 and 14 of the Core

Strategy, and Policy AL/STR 1 of the Site Allocations LP, and is not fully in accordance with Policy EN21, EN22, EN25 of the Local Plan or Core Policy 12. She considers that the application is not in accordance with the development plan overall. She has gone on to consider whether there are material considerations which indicate that the proposal should be determined other than in accordance with the development plan.

59. Weighing in favour of the development are the need for and delivery of housing, the BNG, enhanced recreation opportunities, improvements in highway safety, heritage benefits to the historic landscape and landscape benefits by way of woodland planting and management, which collectively carry substantial weight.

60. Weighing against the proposal is the harm to the landscape and the scenic beauty of the HWAONB which attracts great weight, harm arising from development outside the limits of built development which carries moderate weight, harm to air quality which carries very limited weight and the effect on the plan-making process of the eLP which carries very limited weight.

61. The Secretary of State has concluded for the reasons given above that exceptional circumstances exist to justify the proposed development in the HWAONB and that the

development would be in the public interest.  The AONB test at paragraph 183 (formerly 177) of the Framework is therefore favourable to the proposal.

62. Overall, the Secretary of State’s conclusion on section 38(6) of the Planning and Compulsory Purchase Act 2004 is that despite the conflict with the development plan, the material considerations in this case indicate that permission should be granted.

63. The Secretary of State therefore concludes that planning permission should be granted.”

Warrington

This was an application for planning permission for around 3 million square feet of B8 development at Bradley Hall Farm, Grappenhall Lane, Warrington. The application was originally made in April 2019. Warrington Council had resolved to approve the application in March 2022 before it was called in in November 2022. The site had been proposed to be allocated in the emerging local plan before then being removed in the plan that was adopted in December 2023, the local plan inspector having concluded that there was no strategic need for the allocation.

In her decision letter yesterday, the Secretary of State reaches this conclusion on employment land supply and demand, and the need for employment land:

For the reasons given at IR340-349 the Secretary of State recognises that there is a strong demand for logistics facilities and that the supply of the largest sites is limited within the region (IR347). However, overall she agrees with the Inspector at IR350 that the case for logistics supply and demand is overstated and largely based on subjective opinion rather than robust quantitative data.”

The Secretary of State agrees at IR353 that it was not for the Inspector to revisit the underlaying basis of the very recently adopted Local Plan and determine the objectively assessed need for employment land in Warrington.

For the reasons given at IR351-359 and IR384, the Secretary of State, like the Inspector, accepts that a need for large scale units across the region is present (IR358).  Like the Inspector, she is not persuaded that there is a lack of alternatives across the region, but agrees that provision is limited and not ideal. She further agrees therefore that a genuine need for the site within a regional context has not been wholly proven (IR359). The Secretary of State agrees with the Inspector at IR384 that the need for employment land carries limited weight.”

Overall, she found that the necessary “very special circumstances” case had not been made out.

Simon Ricketts, 23 November 2024

Personal views, et cetera

Photo courtesy of Jon Tyson via Unsplash

Hemel Homestead

On 4 November 2024 the New Towns Taskforce published its call for evidence with a deadline of 13 December 2024.

I live near an existing new town: Hemel Hempstead. This morning I happened to come across this 12 minutes promotional film from 1957, pitching its virtues to potential residents and workers, sponsored by furniture company Dexion which was building a factory as part of the new town project. The film is well worth a view. Who wouldn’t want to live in a place like this, I thought – a fresh start, cleanliness, space, facilities, modernity. Much of it is still recognisable to me. The Hemel Homestead dream portrayed in the film certainly hasn’t died, although it’s fair to say that some of those facilities may not still be there, or are much degraded, with an increasing lack of secure funding streams or the ravages of the market economy. And we have seen the replacement of that rather centralised post-war command and control economy, where so many people seemed to accept, whether or not under sufferance) their rigid place in society, with our so much more diverse and individualistic 21st century neo-liberalism.

(The film is on the BFI “Britain on Film” website. Just put in your postcode into this map and you will have access to many digitised amateur home movies, documentaries and news footage dating back more than 100 years).

Those planning the next generation of new towns would do well to reflect on lessons learned from previous generations. The post-war new towns programme saw 27 UK new towns built by state-sponsored development corporations under the New Towns Act 1946 and later amending legislation. One of the conundrums that successive governments have grappled with over the last 45 years or so is how to create the conditions in which the private sector, rather than the state, can bring forward and deliver residential-led proposals at scale, whether in the form of new towns or urban extensions.

Watching that film caused me to turn back to a book I have: Hemel Hempstead: The Story of New Town Development 1947-1997. One of its lessons for government may not be a popular one: expect resistance. Local activism against change, even resort to litigation to seek to prevent development, is certainly nothing new.

The book recounts a public meeting in 1946 at which the minister, Lewis Silkin, sought to justify the proposals. 150 local people turned up, sceptical of the project, expressing concerns as to “just how many undesirables” would move here from London (that would be me then), as to the prospect of demolition of older properties and loss of agricultural land. There was then a public inquiry which lasted all of three days! The Hemel Hempstead Protection Association sought to challenge the conclusions of the inquiry in the High Court on the basis that there had been inadequate consultation with the relevant local authorities but was rejected on 30 July 1947. I can’t find the judgment but the book asserts that it contains the sentence: “It may well mean that the village of Hemel Hempstead must die in order that Great London may live“. I’m not sure about that…

(Poster as reprinted in the book mentioned above, published in 1997 by Dacorum Borough Council)

In turn all of this sparks memories of the more well-known protests against Stevenage new town, recounted for instance in 2022 by Stephen V. Ward ‘An essay in civilisation’? – Stevenage and the post-war New Towns programme (note indeed that celebrities had their role, even back than…):

In contrast to this expert planning process quietly taking place within the Ministry, local anxieties had been growing since the Abercrombie plan’s first intimation of a satellite town (Cullingworth 1979: 27-31). The awareness from late 1945 that Abercrombie’s proposals were beginning to be acted upon heightened the unease. The Stephenson plan was not, of course, prepared in secret. A few team members had visited the area and there had been meetings with local officials but no formal contact with either the community or elected members of Stevenage Urban District Council. Meanwhile events moved on and opinions hardened. By February 1946, local development applications were being refused because they contravened the still undisclosed New Town plan. Then, in April, the famous novelist E. M. Forster condemned on radio the new ‘meteorite town’ set to land on Stevenage, where his novel Howard’s End had been set (Forster 1965: 68).

Only when the plan was virtually complete, later in April, did the planners and Ministry officials finally meet local councillors to explain it (TNA, HLG 91/74. Beaufoy, Memo, 27.4.1946). But already compulsory purchase notices were landing on Stevenage doormats. Most affected houses were only recently built but located within what would be the northern part of the proposed industrial zone. It meant, bizarrely, that the first specific thing local people learned about the New Town was that, despite a severe national housing shortage, perfectly fit houses would be demolished. (Over time, the industrial zone was reduced in size and these same houses are still there today.) The meeting with the council occurred in an atmosphere of what a ministry official optimistically termed ‘polite antagonism’. A few days later, on 6th May, all hell broke loose (TNA, HLG 91/77). During that day Lewis Silkin visited the town, meeting local people, the council and finally addressing an evening public meeting. Seemingly oblivious of what was brewing, the Minister confidently expected to carry the day. He had already arranged a triumphant news story ‘A New Town is Born’ to be circulated to the world’s press. Others had more accurately foreseen events. On 30th April, the London Evening News led with the headline ‘Doomtown Protest Rising’. The following day the Stevenage Residents’ Protection Association was formed and its membership and funding quickly grew.

At the public meeting (see Figure 2) over 350 people filled Stevenage Town Hall with (in some reports) about half the local population outside, listening on loudspeakers. The strongest objections came from farmers and residents set to lose their livelihoods or homes. There were also many general concerns: that Stevenage was the victim of a national experiment, that history was being uprooted and everything was being done in dictatorial fashion. Despite some cheers, the meeting did not go well for the Minister, his speech frequently being interrupted. He appealed to the audience’s highest instincts and invoked the wartime spirit. Yet such arguments did not assuage protesters who thought him profoundly anti-democratic, with cries of ‘hark, hark, the dictator’ and ‘Gestapo’. Nevertheless, Silkin assured incredulous listeners that soon ‘[p]eople from all over the world will come to Stevenage to see how we here in this country are building for the new way of life.’ He left the hall to find a tyre of his official car had been deflated and (it was suspected) sugar put in the petrol tank.”

(This was the famous incident where of course signs at Stevenage railway station were switched for signs reading “Silkingrad”. See also the litigation brought by those opposing the development, culminating in Franklin v the Minister of Town and Country Planning (House of Lords, 1948).

As was the case in the late 1940s, so now – the government should expect equivalent tests of its resolve. Where would we be if those planning Hemel Hempstead, or Stevenage, or other new towns of the time, had caved? A study of the anti-new towns campaigns and litigation of that time would be an informative read.

Simon Ricketts, 17 November 2024

Personal views, et cetera

Intervention

As the saying almost goes, necessity is the mother of intervention.

Remember Rachel Reeves’ 8 July 2024 speech?

“…if we are to put growth at the centre of our planning system, that means changes not only to the system itself, but to the way that ministers use our powers for direct intervention.

The Deputy Prime Minister has said that when she intervenes in the economic planning system, the benefit of development will be a central consideration and that she will not hesitate to review an application where the potential gain for the regional and national economies warrant it.”

Let’s look at the new Government’s interventions so far in relation to planning applications (by way of Angela Rayner calling in applications for her own determination) and in relation to planning appeals (by way of Angela Rayner recovering appeals for her own determination rather than that of planning inspectors – NB outside world, please don’t call these recoveries call-ins!). (And for a basic procedural primer see this House of Commons research briefing).

Quinn/Sittingbourne call-in

It’s topical because of the big news this week – that Rayner has called in Quinn Estates’ two applications for planning permission for a total of up to around 8,400 homes with significant infrastructure and associated development near Sittingbourne – a scheme known as Highsted Park. The call-in letter is dated 7 November 2024 and landed less than three hours before Swale Borough Council’s Planning Committee was due to consider both applications, both of which were recommended for refusal.

The applications will now be determined by her following a public inquiry – as no doubt would have been the case, via appeal, if the Planning Committee had proceeded to determine the applications, so the timing is interesting. Was the call-in partly a political statement of intent, partly just accelerating timescales and/or partly a recognition of the difficulties arising from local determination of schemes of this sheer scale (particularly where the LPA in question has a local plan which is now over seven years old)?

I do sympathise with Swale over the timing (see their press statement ) but I do not agree with complaints on social media from some that Rayner’s letter is in some ways “subverting local democracy”. I would place money on the fact that were it not for Rayner’s intervention (1) if Swale had resolved to approve the applications, there would have been demands for call-in from those against the proposals and (2) if Swale had refused the applications, Quinn would have appealed. So I regard that as a somewhat hollow complaint, particularly given the new (if we can still call it that) Government’s explicit stance in relation to using its powers of intervention.

There isn’t one publicly accessible resource setting out the decisions which the Secretary of State has made to call in or recover applications or appeals respectively (as opposed to the Secretary of State’s final decisions, for which this is a useful resource).

From my research, I think these are the other ones so far since the election:

Chinese Embassy/Royal Mint Court, Tower Hamlets – call-in

Again called in prior to the LPA’s determination of the application, although against the background of Tower Hamlets Council having refused a previous application.

This one is whatever the phrase is in Cantonese for a massive political hot potato. See this 5 November 2024 Guardian piece for a flavour: China blocking UK plans in Beijing amid east London mega-embassy dispute.

SOG Group/Runcorn – call-in

This might be said to be a more traditional call-in situation, following as it did Halton Council’s resolution to approve the application for planning permission for 545 homes (see for example this 18 October 2024 piece by North West Place Rayner calls in SOG’s 545 Runcorn homes. It seems there may be an HSE objection. An inquiry starts 4 February 2025.

Marlow Film Studio – appeal recovered

See eg the Guardian’s 9 October 2024 piece Angela Rayner reconsiders rejected application for Marlow film studio.

Data centre proposals in Iver (Buckinghamshire) and Abbots Langley (Hertfordshire) – appeals recovered

Both inquiries have now taken place, with the outcomes awaited with interest. The decisions to recover were made within a week of Labour coming into government and indeed were referred to in that Reeves speech I mention above.

Have I missed any?

Of course it is also interesting to see where the Secretary of State has decided not to intervene, for instance in relation to the Wimbledon All England Tennis Club’s expansion proposals approved by the London Mayor in September, and indeed in relation to Peel’s proposals for Chatham Docks.

The politics in relation to these decisions as to whether to intervene or not in local decision making is definitely going to be as important to watch as the detailed proposed changes to the NPPF.

Simon Ricketts, 9 November 2024

Personal views, et cetera

Extract from Quinn Estates website, courtesy of Quinn Estates

The Blob

Do you feel seen?

Kemi Badenoch, the Tories’ new leader, plans war on the “blob” (The Economist, 2 November 2024).

The piece spurred me to read her pamphlet, Conservatism in Crisis: Rise of the Bureaucratic Class  (30 September 2024). Friends, we are the bureaucratic class and we are directly in its sights. And it’s not a wholly unfair challenge.

From her foreword (my emboldening):

In nearly every country, a new progressive ideology is on the rise. This ideology is based on the twin pillars of constant intervention on behalf of protecting marginalised, vulnerable groups, including protecting us from ourselves – and the idea that bureaucrats make better decisions than individuals, or even democratic nation states.

This ideology is behind the rise of identity politics, the attacks on the democratic, sovereign nation state, and ever- more government via spending and regulation. It is driving the economic slowdown seen across the West and social polarisation in country after country. A new left, not based primarily on nationalisation and private sector trade unions, but ever increasing social and economic control.

A new class of people, a new and growing bureaucratic class, is driving these changes. More and more jobs are related not to providing goods and services in the marketplace, but are instead focused around administering government rules.

Often these jobs are in private sector bureaucracies, confounding the old split between the public and private sectors.

This pamphlet discusses some of them – and how there is a world of difference, for example, between a lawyer dealing with market contracts and one focused on compliance, human rights or environmental laws. Between the market- focused HR staff fixing pensions and finding the best talent and those dealing with the ever- expanding EDI sector or imposing ever tighter control over employees’ lives, changes driven often by government rules.  The growth of pointless degrees pushed by government so that a middle- class job requires a major millstone of debt, funding a growing university administrative class.”

“We recently saw an excellent paper, Foundations, which built on the strong work by the group Britain Remade, listing the tens of thousands of pages of paperwork required to build infrastructure, holding back our economy. I met with this team as a Secretary of State and explained the challenges I faced were often with fellow Conservatives afraid to challenge the consensus.

Whenever you try to roll back the environmental laws, the diversity and social requirements, to trim the judicial reviews and the fake consultation processes, too many in our party are nowhere to be seen. This is thus not a process problem, but a political problem.

Too many in our party think that the bureaucratic class and their demands should not be confronted, and they are not prepared to make the trade- offs we need in order to get our economy moving again.

From the executive summary:

Increasing numbers of middle- class jobs relate more to government rules than goods and services bought and sold in the market. This close relationship with government and regulation creates a different economic, social, cultural and political reality for much of the urban middle class in the UK and wider West.  A lawyer dealing in market contracts between two private sector firms is very different to one dealing in HR, sustainability, compliance etc.”

Across the West we are moving to a structure of politics that is horizontal – where how you earn your money is as important as how much money you earn. Instead of a vertical political structure, there is now a horizontal political structure.”

The bureaucratic class benefit from more government, not less government. If you work in a job where you are largely about protecting people in some sense, if your role is derived from the sprawling mass of government regulation, then you will lean toward more government.”

“Expanding regulation is seen in area after area. The legal profession has also grown very sharply as the size of government has grown. From 1971 to the present there has been an over a sevenfold increase in numbers, versus a 200% increase in GDP. Only 10% of the UK’s legal profession’s earnings are related to legal exports. This mirrors the USA, where per head the legal profession largely grew at the rate of the population, but took off toward the end of the 20th century and close to tripled.  New specialisms, such as environmental law, human rights law, human resources and discrimination law, immigration and refugee law are now whole careers in themselves.”

“Here in the UK, statutory instruments, legislation that sits underneath Acts of Parliament, rose from a few thousand in the initial postwar period to well over 10,000 by the late 00s and 2010s. The bureaucratic class has a clear economic cost. But even more importantly, there can be no reform of the public or private sector while the bureaucratic class dominates.

The bureaucratic class cannot fix anything because it always starts from the wrong place.

Bureaucratic class answers are always the same. They always involve more regulation and control over ordinary people – expanding the power and scope of the bureaucratic class – rather than streamlining the public sector and giving more power to public sector users. This drives weak public sector productivity, growing at just 0.2% a year over the past few decades.”

“For example, UK building regulations are now 1,500 pages, despite the misleading and dishonest arguments that the sector is ‘deregulated’. Indeed, the complexity now acts to make the limited genuine requirements (e.g. protecting us from unsafe cladding) obscured in a thicket of wider regulations.

Often the creation of a compliance industry just expands the bureaucratic class. Likewise, the growth of a massive planning bureaucracy has not improved the quality or quantity of what we build, but it has meant bureaucratic class jobs.”

Her conclusions?

The Conservatives have to realise the bureaucratic class and the new progressive ideology are their opponents. The idea that as Labour fails, then simply because someone has a comfortable middle- class job they will come back to voting for the right is false.

There will have to be a new type of politics. To take on the bureaucratic class means to ditch radical environmental politics, unpick identity politics, focus on a strong positive national identity, limit migration, reduce the endless HR, compliance and sustainability rules, to streamline planning, to focus on bringing down the cost of the welfare state and much more.”

It has an echo of Project 2025 doesn’t it? Many of you, frustrated by ever more onerous regulation, longer timescales, the need to appoint ever increasing numbers of “experts“, the burden of regulatory compliance procedures, will find this an attractive diagnosis. What is our response?

There is a simple response: how do we streamline planning, for example, whilst not harming the quality or quantity of what we build or the environmental and social protections we expect? If we can, let’s do it. My inner concern is whether this response will continue to be enough.

The dilemmas are all around us, all of the time.

Exhibit 1: The topic I covered in last week’s blog post, Banner Review Into Legal Challenges of NSIPs. We all want to simplify processes surely, but how? Many of the time it’s not the so-called bureaucratic class (i.e. me and my cosy friends – you lot) standing in the way – it’s people: voters; local politicians; volunteers.

Exhibit 2: the House of Lords Built Environment Committee’s current inquiry into Labour’s “grey belt” proposal. I gave evidence to it as the only lawyer or indeed private sector advisor. I had heard much hand wringing from some as to how the proposal is too uncertain in its drafting and is therefore likely to lead to endless litigation, that it is all hopelessly vague, that the release of land from the green belt should be a matter for local planning authorities by way of local plans. How come I, as a card-carrying member of Kemi Badenoch’s supposed bureaucratic class was the one pushing back (see the draft transcript of my evidence): to deliver on the government’s housing and growth objectives it will need to make changes like these; there will not be endless litigation; simple definitions are fine – in fact the dangers lie with complexity. Oh for the days of the 1955 green belt circular – three pages or so, no consultation, no angst as to what “very special circumstances” (for instance) actually might mean. We all surely are in this fix with every intended piece of policy or legislation: do we aim for complex, comprehensively drafted solutions, covering every permutation of outcome or is something simpler, more broadly stated, ever to be preferred if it can have an immediate effect (and avoid the additional risks of ambiguity that come with complexity)?

Exhibit 3: Labour’s planning reforms more generally and my view as to the greatest danger that they face: the risk of being neutralised, as so many reform proposals previously have been: by endless consultation processes; processes to review the outcome of those consultation processes, and consultation processes to drill down to the next detailed stage, by which time the world has moved on and yes the moment has gone again.

Paul Smith of the Strategic Land Group spotted the following references to the government’s planning reforms in the Office of Budget Responsibility’s economic and fiscal outlook paper published  alongside the budget on 30 October 2024. Its assessment of current policy risks includes this:

The Government has proposed significant changes to the National Planning Policy Framework as part of wider reforms to the planning system. These changes are yet to be finalised, as responses to a recent public consultation are being processed by the Government. As such, there is insufficient certainty to adjust our current forecast for these measures and we will continue to monitor developments, especially around their implementation given past reform attempts, to judge if and when to incorporate them. These reforms may enable greater delivery of new housing and infrastructure projects, which would boost the associated investment flows, as well as increasing productivity over the longer term.”

I would agree with the passage that I have emboldened. Incidentally, it’s interesting to see that the OBR’s overall assessment as to likely net additions for the five years to 2029-2030 is relatively upbeat:

We forecast property transactions to rise from around 275,000 a quarter in 2024 to around 350,000 a quarter over the forecast. Property transactions rose by around 10 per cent over the first half of 2024, 8 percentage points higher than we had anticipated in March. Compared to our March forecast, property transactions are therefore higher in the short term but marginally lower in the medium term, reflecting our forecast for fewer net additions to the housing stock, which reduces supply. We expect housing starts, a leading indicator of net additions to the housing stock, to gradually pick up from a decade-low of around 100,000 in 2024 to reach around 160,000 in 2029. Cumulatively over the forecast, net additions are around 1.3 million. The Government has proposed significant changes to the National Planning Policy Framework as part of wider reforms to the planning system, which represent an upside risk to our housing supply forecast.”

Will Kemi Badenoch lead a resurgent Conservative party to victory in 2029? I would say that this partly depends upon whether the current government does manage to push on through with its planning reforms and whether house building numbers do start to increase to, if not its target of 1.5m homes within this Parliamentary term, then to at least that OBR projection.

In the meantime Kemi, maybe I’ll retrain as something more useful, like a contracts lawyer. (What??!!).

Simon Ricketts, 3 November 2024

Personal views, et cetera