CLG has just published a financial viability study on the latest line-up of possible eco-town schemes. First, a quick re-cap...
Eco-towns were first announced by Gordon Brown, during his leadership "campaign" in summer 2007. The Government later promised 5 eco-towns by 2016, and another 5 by 2020. They sounded like a good idea at the time - trailblazers for new carbon-efficient communities, and part of the 3m new homes target.
But they've have had a rough ride so far - the longlist of schemes has changed a lot, the green credentials of the programme have been questioned, and the credit crunch has raised major questions about the viability of the programme.
We've been encouraging Ministers to avoid the numbers game, and pick
only the very best schemes - even if that means only two or three. We also warned last summer, that the deteriorating housing market would spell trouble for eco-towns.
This viability study is part of the Government's consultation on eco-towns, which is due to end on 30 April. Ministers will decide on the final shortlist later this year. Each scheme will then need to go through the normal planning procedures, in the same way as any other development, before actual building can start. Most of the proposed schemes in this study aim to start building houses around 2011-13.
Eight schemes have been assessed in this study by CLG’s advisers (led by PwC). Three other alternative schemes have been added in, but these are not directly comparable. Together, the 11 schemes would build 77k homes over 20-30 years. But they won't all get selected, so the final number will be lower than that.
The study contains loads of health warnings - all developments are at an “early stage”, the conclusions are only “indicative” and “subject to change”, and should be treated with “extreme care”. The 30-year assessment assumes a relatively strong recovery in house prices, to
(pre-2007) levels by 2011 - but admits this is highly uncertain:
“Due to the current unprecedented turmoil in the housing market,
predicting future values and house price inflation as well as build
costs is extremely problematic....Should house prices and demand not recover in the medium to long-term then this would have a significant negative impact on the viability of eco-town proposals.”
CLG is also concerned about the public cost of eco-towns. Last year, ex-housing minister Caroline Flint promised that all eco-towns would have excellent transport links. But this study makes clear that the Government has not yet endorsed the costs of any major new infrastructure associated with any eco-town scheme. Which suggests that the Treasury and DfT still need to make their mind up on eco-towns.
The study rates each of the main eight schemes, according to whether they can generate sufficient value to cover the costs of development "without placing undue risk on the public finances”.
- Weston Otmoor (between Oxford and Bicester) is the biggest scheme, with 15k planned homes - it passes the viability test
- Pennbury (near Leicester) and Middle Quinton (near Stratford on Avon) both look promising, with no need for extra public subsidy.
- Two schemes are not currently viable - Rossington (near Doncaster) and St Austell (near the Eden Project) both have a significant funding gap.
- Three other schemes have some uncertainties - NE Elsenham, Ford Airfield, and Whitehill Bordon
If you've got any views on all this lot, you can email CLG at
ecotowns@communities.gsi.gov.uk