Threats to local councils will not solve Britain’s housing shortage

SIR – You report (March 5) that councils are to be “forced” to build more homes.

However, councils don’t build houses – as seen from over 400,000 dwellings across Britain which have planning permission but are not being built because developers want to meet profit targets.

So local authorities are tasked with unattainable build-out targets, which are sometimes nearly double those achieved when GDP growth was around 3 per cent in the eight years before the recession.

When those targets are not met, the Planning Inspectorate is likely to override a local authority which refuses planning permission, leaving developers in the driving seat. That is a key reason why we have seen many developments in unsuitable locations, with infrastructure which is unfit for purpose and inadequate affordable housing. Emasculating local planning and democracy will not address that. Roger J Arthur

Pulborough, West Sussex SIR – Theresa May and Sajid Javid have shown, once again, that they do not understand the housing market.

Hoarding is costly, and only takes place when there is a perceived shortage that will spur a price rise. The answer to hoarding – if it occurs – is to increase the supply of land. Holding a few years of land is not hoarding; it is a necessity for continuity of work.

The current planning system is still not delivering the numbers required. Planning permission today seldom means you can start work, as there will be conditions attached that can take years to clear. A recent survey stated that sites of over 2,000 units take 10 years on average to come to fruition. My company is involved in a major scheme which has had local authority support but has taken 12 years so far, with the first house still to be built.

Increasing the supply of land will not be achieved by tightening the Green Belt. Paul Tory

Chairman, Pentland Homes Ltd Etchinghill, Kent SIR – Provided they are properly followed, the planning laws are fair, which is the most important thing.

However, in order to maintain a supply of housing for coming generations, starter homes must be small enough to encourage residents to move on. Developers do not build enough small houses and local authorities find it very difficult to make them do so, because profits are less than those on a family home and in theory there is always plenty of land.

To prevent too much speculative building, a tax on properties that are empty for more than six months, and an extra levy on mortgages for buy-to-let properties might help. Land and property have always been an investment, but must be used while their value is rising.

It is important to remember that housing is a market, not a charity – and there must be room for ambition as well as affordability. Judith Shelley

Tadley, Hampshire