Maurice Lange
@mauricelange.bsky.social
keen on there being more houses for everyone. crunching numbers and thinking about urban problems @centreforcities.bsky.social; community unionising @acornunion.bsky.social; other bits
Compared to France & Japan in CfC's report on urban density launched yesterday.
Strong link between flatness and oldness of our cities we think
Strong link between flatness and oldness of our cities we think
November 21, 2025 at 3:26 PM
Compared to France & Japan in CfC's report on urban density launched yesterday.
Strong link between flatness and oldness of our cities we think
Strong link between flatness and oldness of our cities we think
Thanks Stephen!
We agree on demolitions - especially private demolitions are far below rates in France and Japan. If cities are going to evolve, we need to get comfortable with replacing existing houses with denser, newer stock.
(chart from the same report)
We agree on demolitions - especially private demolitions are far below rates in France and Japan. If cities are going to evolve, we need to get comfortable with replacing existing houses with denser, newer stock.
(chart from the same report)
November 20, 2025 at 6:44 PM
Thanks Stephen!
We agree on demolitions - especially private demolitions are far below rates in France and Japan. If cities are going to evolve, we need to get comfortable with replacing existing houses with denser, newer stock.
(chart from the same report)
We agree on demolitions - especially private demolitions are far below rates in France and Japan. If cities are going to evolve, we need to get comfortable with replacing existing houses with denser, newer stock.
(chart from the same report)
Outside of the emergency measures, sorting out delays at the BSR = a key issue.
The main issue, maybe? If my back of the envelope calculations are correct...
The main issue, maybe? If my back of the envelope calculations are correct...
October 28, 2025 at 12:31 PM
Outside of the emergency measures, sorting out delays at the BSR = a key issue.
The main issue, maybe? If my back of the envelope calculations are correct...
The main issue, maybe? If my back of the envelope calculations are correct...
There are other changes which affect viability could help both public & private builders.
Gov and the Mayor should do more on these cost issues
Gov and the Mayor should do more on these cost issues
October 28, 2025 at 12:30 PM
There are other changes which affect viability could help both public & private builders.
Gov and the Mayor should do more on these cost issues
Gov and the Mayor should do more on these cost issues
Costs up + prices steady = crunch time. What was viable yesterday isn’t today.
Land prices could absorb these shocks, but this will take time.
In this context, time-bound changes to requirements seem a reasonable split-the-difference kind of approach
Land prices could absorb these shocks, but this will take time.
In this context, time-bound changes to requirements seem a reasonable split-the-difference kind of approach
October 28, 2025 at 12:29 PM
Costs up + prices steady = crunch time. What was viable yesterday isn’t today.
Land prices could absorb these shocks, but this will take time.
In this context, time-bound changes to requirements seem a reasonable split-the-difference kind of approach
Land prices could absorb these shocks, but this will take time.
In this context, time-bound changes to requirements seem a reasonable split-the-difference kind of approach
London isn't building houses and now we've got some emergency measures to fix things?
What to make of them? ...
What to make of them? ...
October 28, 2025 at 12:28 PM
London isn't building houses and now we've got some emergency measures to fix things?
What to make of them? ...
What to make of them? ...
my partner is a lawyer
October 25, 2025 at 7:35 PM
my partner is a lawyer
There's chart number 2 for the 5% figure
October 8, 2025 at 12:12 PM
There's chart number 2 for the 5% figure
The New Towns Taskforce report makes for pleasant reading. They've selected locations where fast, large-scale housebuilding is needed.
But I'm left wondering whether it'll all have been worth it. Three starting by the end of this parliament isn't very many...
But I'm left wondering whether it'll all have been worth it. Three starting by the end of this parliament isn't very many...
September 30, 2025 at 8:31 AM
The New Towns Taskforce report makes for pleasant reading. They've selected locations where fast, large-scale housebuilding is needed.
But I'm left wondering whether it'll all have been worth it. Three starting by the end of this parliament isn't very many...
But I'm left wondering whether it'll all have been worth it. Three starting by the end of this parliament isn't very many...
But – incremental changes would leave two key differences unaddressed.
- English planning would still not systematically be spatial and rules-based.
- English local government would still be weak.
So we recommend bolder reforms:
- English planning would still not systematically be spatial and rules-based.
- English local government would still be weak.
So we recommend bolder reforms:
July 31, 2025 at 10:31 AM
But – incremental changes would leave two key differences unaddressed.
- English planning would still not systematically be spatial and rules-based.
- English local government would still be weak.
So we recommend bolder reforms:
- English planning would still not systematically be spatial and rules-based.
- English local government would still be weak.
So we recommend bolder reforms:
So where does this journey get us?
Firstly – there are lots of things the Government could do to make the English planning system more like international peers.
On many of these things, it is making good progress on already 😊
Firstly – there are lots of things the Government could do to make the English planning system more like international peers.
On many of these things, it is making good progress on already 😊
July 31, 2025 at 10:30 AM
So where does this journey get us?
Firstly – there are lots of things the Government could do to make the English planning system more like international peers.
On many of these things, it is making good progress on already 😊
Firstly – there are lots of things the Government could do to make the English planning system more like international peers.
On many of these things, it is making good progress on already 😊
Better planning needs stronger and better incentivised local government.
Fiscal devolution, including council tax reforms, would help on both fronts.
Fiscal devolution, including council tax reforms, would help on both fronts.
July 31, 2025 at 10:28 AM
Better planning needs stronger and better incentivised local government.
Fiscal devolution, including council tax reforms, would help on both fronts.
Fiscal devolution, including council tax reforms, would help on both fronts.
The financial well-being of English local government is more in the hands of central government.
And incentives structures don’t reward planning for economic growth.
So, it’s no wonder investment in planning teams has plummeted.
And incentives structures don’t reward planning for economic growth.
So, it’s no wonder investment in planning teams has plummeted.
July 31, 2025 at 10:27 AM
The financial well-being of English local government is more in the hands of central government.
And incentives structures don’t reward planning for economic growth.
So, it’s no wonder investment in planning teams has plummeted.
And incentives structures don’t reward planning for economic growth.
So, it’s no wonder investment in planning teams has plummeted.
4thly – the effectiveness of local and regional planning is determined by the capacity and incentives faced by bodies responsible for doing it.
In other countries, sub-national governments are more fiscally independent than they are in England:
In other countries, sub-national governments are more fiscally independent than they are in England:
July 31, 2025 at 10:27 AM
4thly – the effectiveness of local and regional planning is determined by the capacity and incentives faced by bodies responsible for doing it.
In other countries, sub-national governments are more fiscally independent than they are in England:
In other countries, sub-national governments are more fiscally independent than they are in England:
So, it’s good the Government is across this. Spatial Development Strategies will help clear up some of this mess:
July 31, 2025 at 10:26 AM
So, it’s good the Government is across this. Spatial Development Strategies will help clear up some of this mess:
And planning outcomes in England are therefore determined to a greater extent by the attitude of the national government of the day.
July 31, 2025 at 10:22 AM
And planning outcomes in England are therefore determined to a greater extent by the attitude of the national government of the day.
Government plans to further evolve English CPO are good, but they would probably work better inside of a planning system which is more spatial and rules-based.
July 31, 2025 at 10:21 AM
Government plans to further evolve English CPO are good, but they would probably work better inside of a planning system which is more spatial and rules-based.
England has less planning – and we argue this probably makes public sector intervention in land markets more difficult.
July 31, 2025 at 10:14 AM
England has less planning – and we argue this probably makes public sector intervention in land markets more difficult.
There are tools to make the existing system more zone-y. Local authorities being encouraged/required to use these tools would improve the current system.
But we think it would be better to go the whole hog and introduce a new zoning system everywhere.
But we think it would be better to go the whole hog and introduce a new zoning system everywhere.
July 31, 2025 at 10:12 AM
There are tools to make the existing system more zone-y. Local authorities being encouraged/required to use these tools would improve the current system.
But we think it would be better to go the whole hog and introduce a new zoning system everywhere.
But we think it would be better to go the whole hog and introduce a new zoning system everywhere.
Local planning in England is much less direct and clear:
- Local plans are comparatively vague (and often absent)
- Discretion remains even after plans are published.
- Spatial, rules-based tools (LDOs, some SPDs etc.) are optional and infrequently used.
- Local plans are comparatively vague (and often absent)
- Discretion remains even after plans are published.
- Spatial, rules-based tools (LDOs, some SPDs etc.) are optional and infrequently used.
July 31, 2025 at 10:09 AM
Local planning in England is much less direct and clear:
- Local plans are comparatively vague (and often absent)
- Discretion remains even after plans are published.
- Spatial, rules-based tools (LDOs, some SPDs etc.) are optional and infrequently used.
- Local plans are comparatively vague (and often absent)
- Discretion remains even after plans are published.
- Spatial, rules-based tools (LDOs, some SPDs etc.) are optional and infrequently used.
First – local planning.
We re-frame the ‘zoning’ vs ‘discretionary’ debate. When you look at how other planning systems work, it is clear that they exercise discretion.
But they do it BEFORE, rather than after, planning applications are submitted.
We re-frame the ‘zoning’ vs ‘discretionary’ debate. When you look at how other planning systems work, it is clear that they exercise discretion.
But they do it BEFORE, rather than after, planning applications are submitted.
July 31, 2025 at 10:06 AM
First – local planning.
We re-frame the ‘zoning’ vs ‘discretionary’ debate. When you look at how other planning systems work, it is clear that they exercise discretion.
But they do it BEFORE, rather than after, planning applications are submitted.
We re-frame the ‘zoning’ vs ‘discretionary’ debate. When you look at how other planning systems work, it is clear that they exercise discretion.
But they do it BEFORE, rather than after, planning applications are submitted.
Obviously it's not clear cut (not all rural are white, not all urban are dark) and waiting lists aren't a perfect measure of demand, but I think the scale of difference between lists in dark areas and light areas points to clear need for prioritisation
July 24, 2025 at 7:09 AM
Obviously it's not clear cut (not all rural are white, not all urban are dark) and waiting lists aren't a perfect measure of demand, but I think the scale of difference between lists in dark areas and light areas points to clear need for prioritisation
Given the scale of the geographical differences in projected numbers (greens) and current demand (pink & purple), I think a reallocation toward London and other cities would be justified, even if this meant slightly fewer grant-funded social homes overall.
July 23, 2025 at 11:12 AM
Given the scale of the geographical differences in projected numbers (greens) and current demand (pink & purple), I think a reallocation toward London and other cities would be justified, even if this meant slightly fewer grant-funded social homes overall.
Secondly, building in cities is expensive. My estimates of grant required per unit delivered suggests it is nearly twice as expensive to build in London.
Piecemeal brownfield building and estate regen requires lots of grant
Piecemeal brownfield building and estate regen requires lots of grant
July 23, 2025 at 11:10 AM
Secondly, building in cities is expensive. My estimates of grant required per unit delivered suggests it is nearly twice as expensive to build in London.
Piecemeal brownfield building and estate regen requires lots of grant
Piecemeal brownfield building and estate regen requires lots of grant
There are four reasons I think this is how it will play out:
Firstly, the Government have announced that spending will increase more outside of London.
London is unlikely to see annual spend match what it was in 2022 in real terms.
Firstly, the Government have announced that spending will increase more outside of London.
London is unlikely to see annual spend match what it was in 2022 in real terms.
July 23, 2025 at 11:09 AM
There are four reasons I think this is how it will play out:
Firstly, the Government have announced that spending will increase more outside of London.
London is unlikely to see annual spend match what it was in 2022 in real terms.
Firstly, the Government have announced that spending will increase more outside of London.
London is unlikely to see annual spend match what it was in 2022 in real terms.