Gilston Housing Plan Sparks Controversy Over Car Dependency and Affordability
A proposed development of 10,000 new homes on green-belt land at Gilston, near Harlow in Hertfordshire, is drawing sharp criticism from experts and residents alike. Critics argue that the project, despite being marketed as a modern solution, will result in car-dependent urban sprawl and fall short on affordable housing commitments.
Low-Density Design Fuels Car Reliance
Jon Reeds of Smart Growth UK points out that the ultra-low-density nature of the Gilston development, located far from rail networks, inevitably encourages car use. He emphasizes that building primary schools within such schemes does little to reduce vehicle dependency, especially when low densities extend walking distances and consume productive farmland.
"Big, ultra-low-density developments like this are inevitably car-dependent, despite claims by their promoters," Reeds states, questioning the effectiveness of the so-called "garden town philosophy."
Affordable Housing Shortfalls Exposed
The development has also come under fire for its handling of affordable housing. Initially, East Herts council aimed for 40% affordable units, but this was reduced to 23% after developers cited viability issues under current planning guidance. Reeds notes that much of this "affordable" housing remains unaffordable for many, with minimal provision of social-rent homes.
This reduction highlights systemic problems in UK planning policies that allow developers to prioritize profits over community needs.
Infrastructure Delays and Long Timelines
Richard Eltringham from Leicester adds to the critique by mocking the extended timelines associated with such projects. He compares the 20-year planning and 25-year construction phases to medieval cathedral building, suggesting that refurbishing existing empty buildings would be a faster and more sensible solution to the housing crisis.
"We persist with timelines that make medieval cathedral builders look hasty," Eltringham writes, expressing frustration over ongoing infrastructure delays.
Broader Implications for UK Housing
The Gilston case underscores broader issues in UK housing development, including:
- Inadequate integration with public transport networks
- Flawed affordability mechanisms in planning systems
- Slow project delivery exacerbating housing shortages
As debates continue, this development serves as a cautionary tale for future projects, urging a reevaluation of strategies to create sustainable and accessible communities without relying on car-centric models.
