Showing posts with label RMA. Show all posts
Showing posts with label RMA. Show all posts

Wednesday, 2 October 2024

"We cannot run an industrial nation only with pressure differences in the atmosphere. Stand up for weather-independent electricity!"

 

We're short of energy in New Zealand because we don't build enough reliable energy production, hampered by the RMA and relying too much on unreliables — so-called renewables, or 'green energy,' which need real back-up energy when sun doesn't shine or wind doesn't blow — and finding it damned difficult even to build these unreliable sometime-producers.

So, we are running short because we're shooting ourselves in the foot by not building enough. In Germany, they're running short because politicians decided to shut down the reliable (and clean) nuclear producers they had, and rely instead on unreliables — and on buying extra from France's reliable nuclear fleet.

So how's that going? A: It's expensive. So much so that German automakers are struggling. And B: well, as Staffan Reveman points out, whatever capacity is cited for unreliable energy production, it just doesn't produce it reliably, if at all:


German #wind power in the first 9 months of the year 2024. [Graph: Agorameter with 1h resolution]
The installed capacity is 70 gigawatts. Wind power delivered everything between almost nothing and
50 gigawatts. We see here that we cannot run an industrial nation only with pressure differences
in the atmosphere. Stand up for ... weather-independent electricity!

In the words of one local, "This country hat nicht alle Tassen im Schrank."

It goes double for us.


Wednesday, 11 September 2024

"The failure to distinguish between economic power and political power leads people to believe that large corporations have grown through coercion."


"Many people distrust Big Business: Big Tech, Big Pharma. Big Oil, even Big Grocers – any large corporations. They believe these companies have grown big by exploitation and coercion that they are able to perpetuate due their sheer size. Therefore, these people think the government should control these companies’ size to ensure 'fair competition' and to prevent monopolies. [The reaction to the recent discussions about supermarket 'monopolies' is an example] .... [C]ommentators relish the prospect that using (non-objective) ... laws, the government could cut [supermarket chains] to size ...
    "Those distrustful of Big Business fear that large corporations grow too 'powerful” and therefore can coerce and control us to do business with them, to buy their products and services, and to prevent us from competing with them. However, that fear is misplaced. Corporations, small or large, in free and semi-free countries (absent government intervention) don’t have the power to coerce. They cannot prevent anyone from acting or to force them to act against their will.
    "As Ayn Rand has observed, the only power business has is economic power: the power to produce and trade, which depends on its ability to obtain the voluntary co-operation of others through persuasion. ... Only the government possesses political power: the power to use physical force, or the threat of it, to restrain and punish those who initiate it.
    "The failure to distinguish between economic power and political power leads people to believe that large corporations have grown through coercion. ...
    "[A]bsent government favours and protectionism, companies grow large because they act morally. It means that they are productive: they continually develop and produce [and sell] goods and services that customers value. ... Only with the government’s help – protectionism and cronyism [and the RMA] – could [supermarket chains] coerce: to prevent competition from entering its markets, charge artificially high prices, sell subpar products, and to provide lousy customer service. ...
    "Instead of condemning Big Business, we should appreciate large corporations for producing the material values we need and want.
    "But we should condemn the government for initiating force to interfere in markets."

~ Jana Woiceshyn from her post 'In Defence of Big Business'
UPDATE: Why is there a "cosy duopoly" of Big Grocers here in New Zealand? Simple: the bureaucratic costs for new competitors to enter our distant market are too damn high, making a significant barrier to entry. (Call it bureaucratic drag.) Eric Crampton excerpts 
"a Jaw-dropping bit "from the Grocery Regulator on this, in interview at Interest.co.nz:
" 'What we've been told by these players is when they come and they want to open up a large store in New Zealand, the cost to get a spade in the ground is double that of Australia,” he says in a new episode of the Of Interest podcast. 
  " 'Now that is significant. And when they look at 'do we open up a store in Wagga Wagga or Tamworth or wherever in Australia' versus coming to open up in Auckland where there is massive demand or any of the other centres, really, the cost is double that of Australia. And the timeframe often is more than double as well. So when they do their business cases, they look at that and say, 'well, we're going to be better off by going elsewhere rather than here.' Now the government is saying that they're going to change things to make New Zealand more competitive for international players. And that's really what we're looking at.'
    "The Commerce Commission released its first annual grocery report on Wednesday which revealed ComCom’s efforts to boost grocery competition over the past year hasn’t had much impact'."
Later in the podcast, he says that Costco would already have expanded to more places in NZ if expanding in NZ weren't so freaking hard.
    It shouldn't be surprising that the grocery regulator hasn't chalked any wins as yet. The real problem is largely out of the regulator's hands: RMA, Overseas Investment Act, Council processes.
The emphasis there is mine. Eric's post has more detail on council clusterfucks.

Monday, 26 August 2024

Still a fast-track to cronysim


"To deal with the proliferation of regulation & red-tape in NZ, which means you can barely go to the bathroom without getting permission, National's Chris Bishop & NZ First's Shane Jones told us they would 'fast track' a bunch of selected projects. ... So its a shame to see that on the fast-tracking issue, Bishop and Jones went and took a good idea and stuffed it up. They sadly politicised the whole thing by wanting to give Ministers the power to make decisions about which projects would be accepted. ...
    "They couldn't help themselves. They wanted to be big men, holding big power, deciding who got what. Now in an embarrassing back-down, they've reversed themselves. ... changing the Fast-track Approvals Bill so 'Final decisions on projects will not sit with Ministers but with an expert panel.' This is the same as the previous Labour government’s 'fast-track' process.
    "But they've got it wrong again. Why revert to yet another layer of bureaucracy ... staffed with the usual assortment of [cronies,] in-bred Wellington nobodies, or dubious Kiwi 'business leaders' with political connections? ...
    "What should they have done instead? [Ed: Well, obviously they should get rid of the proliferation of regulation & red-tape. But in the meantime ...] the 384 projects should simply be referred to the NZ Treasury / Infrastructure Commission for evaluation, & ranked highest to lowest in terms of benefit-to-cost ratios. Those institutions should send their ranking / recommendations to Cabinet for ultimate sign off. The rankings should be publicly available. Should Cabinet accept a project low on Treasury's rankings, then we'd know it was because they wanted their mates to get the job, unless some very good reason otherwise was presented.
    "For National to adopt Labour's same fast-track process with an expert panel of nobodies tells us one thing. Both National & Labour have failed to deliver for NZ and they still don't know how."

~ Robert MacCulloch, from his post 'Fast Track Approvals Bill: Chris Bishop & Shane Jones Took a Good Idea & Turned it into a Dog's Breakfast.' To which Labour's David Parker replied here.

Tuesday, 23 July 2024

"Much of the mess we are in can be blamed, in my view, on lawyers ... "


"In [New Zealand], much of the mess we are in can be blamed, in my view, on lawyers (and judges). ...
    "It was Geoffrey Palmer, a lawyer, who designed the original Resource Management Act, and it is David Parker, a lawyer, who's currently drawing up plans to implement wealth and capital taxes as part of the Labour Party's platform for the 2026 election. The current Chair of Kiwi Rail is a lawyer. His Deputy Chair is a lawyer. Most of NZ's big firms have boards dominated by lawyers (and accountants) who have no shop-floor experience in the industry in which "their" company is working. How have they got their jobs? From what I have learned, mostly by networking & schmoozing. Is this a world-wide phenomena? No. Who do companies like Tesla have on their boards? To give you a flavor, folks like Mr. Gebbia, co-founder of Airbnb, and Mr. Straubel, founder of Redwood Materials, a firm working to drive down the costs and environmental footprint of lithium-ion batteries by offering sources of anode & cathode materials from recycled batteries. ...
    "What has been the objective of those sitting in the Auckland law firms quietly earning incomes of way over $1 million a year? To maximise their fee income, of course. The legal & regulatory structures that have promoted monopoly power in NZ, the frameworks that govern race-relations, and the mountains of red-tape we all must navigate, have been made deliberately divisive, deliberately ineffective, and deliberately onerous by Kiwi lawyers, all to generate more disputes & work for law firms and their partners. The profession that has ground NZ's economy to a halt has been our legal profession — all in the name of its ... quest for higher incomes."
~ Robert MacCulloch from his post 'God Save New Zealand from Lawyers'

Thursday, 18 July 2024

RMA: "It was twenty years ago today..."

 


Crikey! Is it really 20 years since I wrote this cover story (above) for the Free Radical magazine? 

Sure is.

It was twenty years ago last month, and even then it was already well past time to put a stake through the Frankenstein monster of Simon Upton, Nick Smith and Geoffrey Palmer. And now (as the saying goes) a little girl still waits.

And twenty years since this piece first appeared, the RMA is still a current controversy ...




I'll post the whole piece here, below the fold, so you can find out what still happens when you want a bigger home for your grandmother's Morris Minor (there's only two pages more), but in the meantime you can

Thursday, 16 May 2024

" The 'vision' seems to be to catch Australia. Wouldn’t that be great?"


"[T]he Prime Minister announce[d] a bold new economic performance goal. ... His 'vision' seems to be that economic growth in New Zealand over the next 16 years will be so strong that we’ll have matched – perhaps even exceeded – what is on offer abroad. .... The 'vision' seems to be to catch Australia.
    "Wouldn’t that be great? ...
    "[Luxon] ... reminded us of his firm focus ('resolutely and unapologetically') on 'delivery.'
"So having set out a bold vision what is the Prime Minister offering as a policy programme to achieve it? It isn’t, after all, a small ambition. ...
    "The Prime Minister does lay out some substance on the [first-hundred] days [etc.] ... but to a first approximation what it mostly does is undo stuff the previous government did and restore something like the policy set of 2017. ... [but] we weren’t making any progress then either in closing gaps to the rest of the advanced world ...
    "[I]t is welcome, and sounds good, but…..we’ve heard lines about fixing the RMA before, including from the previous National government.
    "And that was sort of the problem with the entire economic strand of [the PM's] vision. It brought to mind ... [John Key's] 'concrete goal' [in 2008] of closing the income gap with Australia by 2025.' ... [I]t all made no difference whatsoever. ... the goal ... would have greatly benefited New Zealanders had it been seriously pursued. It wasn’t. ...
    "[T]here ha[s] been a lot of talk over the years. ... Who knows if Mr Luxon is any more serious about his 'vision' – laudable on its own terms – than John Key was about the 2025 goal. ... but Key and his government did nothing even close to being equal to the task to make it happen. There seems little basis – whether in [Luxon]’s speech, his campaigning last year, or anything about what his government is and isn’t doing now – for believing it will be any different this time. ...
    "It would be great to be proved wrong on that, because the people who pay the price of empty political aspirational rhetoric never matched by policy seriously equal to the task aren’t Prime Ministers, who eventually move on to gilded retirements, but the children and grandchildren of ordinary New Zealanders.
    "If, as he should be, the Prime Minister is serious about that aspiration of New Zealanders (net) coming home not just because mountains and beaches make it a nice place for many to live, but because economic performance means you don’t have to leave for a higher income, the concrete policies need to start matching the rhetoric.
    "In the PM’s own words, delivery matters."
~ Michael Reddell from his post 'Words and (in)actions'

 

Wednesday, 15 May 2024

"...*if* Mr Bishop delivers on his promise."


"Far too many New Zealanders already suffer from serious financial stress because of the ridiculous price of houses. The problem is only going to get worse unless the Government delivers on the promise made by the Minister of Housing, Chris Bishop, who, in a major speech near the end of February, said the Government is aiming to get house prices back to where the median house price is between three and five times the median household income. To protect himself from the anger of thousands of property-owning voters, he did say that that was his ambition over the next 'ten to twenty years,' but if he is at all serious New Zealanders better get used to the idea that house prices will not be rising steadily year after year into the indefinite future.
    "Increasingly, as houses get older and in need of repair, and if the market is working as it should do, they will sell for less than they cost to buy.
    "But what about the land they sit on? Surely that won’t decline in value? Certainly there will always be land which has special appeal: that will quite likely rise in value faster than other prices and faster than incomes. But given New Zealand has a great abundance of land, section prices should be nowhere near where they are currently in most of our cities. That implies that section prices are likely to stagnate or decline from present levels if Mr Bishop delivers on his promise. [Yes, "if" - Ed.]
    "In an earlier article I quoted the case of a 455 square-metre bare section on sale in Drury – nearly 40 kilometres from downtown Auckland – for $842,000 including GST, or $1,850 per square metre. This is more than 10 times the average price per square-metre of sections in the US. This difference is caused primarily by the tight restrictions imposed by local governments on where houses are allowed to be built.
    "Those who demand that housing be confined within tightly prescribed urban boundaries – as is true in all our major cities – must be told again and again that they and they alone are primarily responsible for the appalling social costs arising from the outrageous price of housing in New Zealand’s major cities."

~ former Reserve Bank governor Don Brash from his post 'Perhaps house prices don’t always go up'


Friday, 3 May 2024

Housing Deregulation as Poverty Policy



Why are housing prices still so unbelievably high, especially in the country's most desirable locations? The superficial answer is “supply and demand,” but the deep answer delivered by a new comic book―the reason supply is so low―is a regulatory system that treats developers like criminals. In this excerpt from his new comic book Build Baby Build,  economist Bryan Caplan argues in this guest post that "we" (by which I mean you lot and the governments you vote in) have been fighting poverty the wrong way. Want to help the poor? Then stop making housing harder ...

[Launched overnight in the U.S., Caplan hosted an 'Ask Me Anything' at his blog to help launch it, with plenty of challenging questions.]

Housing Deregulation as Poverty Policy

by Bryan Caplan

“How should government fight poverty?” It hardly seems like a loaded question, but it contains a strong sequential insinuation. Namely: Prior to government lifting a finger, a severe poverty problem exists. Then a helpful government arrives on the scene to fight this pre‐​existing problem. Which swiftly leads to a debate about the best way for government to play the hero. Should it provide education and job training? Tax the rich and take GST off food? Or just hand out cash?

To avoid this sequential insinuation, we have to rephrase the question. In lieu of “How should government fight poverty?” I propose: “How should government change policy to reduce poverty?”

This question remains open to standard redistributive responses. But changing the wording also allows for the possibility that existing government policy is a major cause of poverty. If so, the simplest way for government to reduce poverty is to stop making it worse. Talking about “fighting poverty” pre‐​anoints government as the hero of the story when the truth could be quite the reverse.

My new comic book Build, Baby, Build: The Science and Ethics of Housing Regulation highlights one of the main ways that modern governments do in fact sharply increase poverty. Namely: By slashing the supply — and thereby raising the price — of the basic necessity of shelter.


A wide range of regulations make it hard for developers to build tall buildings, multi-family housing, and even dense single‐​family housing. While this means more expensive housing for everyone, the poor suffer extra, for two reasons.

First, the poor spend a larger share on shelter. For the richest quintile of New Zealanders, it’s just 13 percent. For the poorest quintile, it’s a whopping 41 percent. (Compare this to the U.S, where the figures are respectively 18 percent and 25 percent.)

Second, renters are generally much poorer than owners. To be clear, lower housing prices aren’t always bad for owners; after all, they may hope to upgrade to nicer place, or want their kids to be able to afford to live in their vicinity. But cheaper housing is almost automatically good for renters.


The preceding two arguments boil down to simple arithmetic. If you dig deeper, you’ll find two more ways that housing deregulation helps the less fortunate.

First, as Nobel laureate Angus Deaton and Anne Case point out in their Deaths of Despair and the Future of Capitalism, non‐​university-trained males in the U.S. have been doing especially poorly in recent decades. One common remedy has been to use protectionism to revive U.S. manufacturing, but the numbers just don’t add up. But housing deregulation is a far more realistic remedy here because (a) a large majority of workers in construction are university-trained maless, (b) 11 million people already work in this industry, and (c) most people would gladly upgrade to a bigger home if the price were right. Even modest housing deregulation would therefore create millions of new well‐​paid jobs for non‐​college males. The argument differs here only in the numbers. 

Second, building off the work of Peter Ganong and Daniel Shoag, Build, Baby, Build shows that housing regulation also reduces the upward mobility of the poor. Decades ago, when housing prices were much lower — and more nationally uniform — poorer people had a clear path to a better life: move to a higher‐​wage part of the country. Steinbeck’s Grapes of Wrath notwithstanding, this strategy worked well. Now, however, poorer people who try this route typically find that the extra housing cost in high‐​wage regions eats up more than 100 percent of the wage gain. Lifting yourself up by your own bootstraps is still possible, but used to be quite a bit easier.


Five years ago, I had a debate on poverty policy with my friend, economist David Balan. He broadly agreed with me on the merits of housing deregulation and acknowledged that high housing prices were especially bad for the poor. Yet Balan insisted on purely semantic grounds that housing deregulation doesn’t count as “poverty policy.” Unless you favour government redistribution, your preferred poverty policy is, perforce, no policy at all.

My reply: Anything that reduces poverty counts as poverty policy! Indeed, if you want to help the poor, Effective Altruism 101 urges us to start by adopting all of the policies that cost less than nothing. Shackling construction is a prime example of such a policy. After all, housing regulation hurts the poor by burning taxpayer resources to impede wealth creation. Harm fuelled by waste and more waste.

Housing deregulation isn’t just one sort of poverty policy. It is the best sort of poverty policy. Instead of letting government tax the rest of society and hoping that the benefits exceed the costs, housing deregulation shows government a mirror. “You’re not the hero of this story," it says: "At best, you can become a repentant villain. Want to help the poor? Then stop hurting them.”


* * * * 

Bryan Caplan is an American economist and author. Caplan is a professor of economics at George Mason University, research fellow at the Mercatus Center, adjunct scholar at the Cato Institute, and former contributor to the Freakonomics blog and EconLog. He has published in the American Economic Review, the Economic Journal, the Journal of Law and Economics, Social Science Quarterly, the Journal of Public Economics, the Southern Economic Journal, Public Choice, and numerous other outlets. His book, The Myth of the Rational Voter: Why Democracies Choose Bad Policies (2007), was published by Princeton University Press and named "the best political book this year" by the New York Times. Bryan posts frequently at his blog, Bet on It.
His post first appeared at the Cato at Liberty blog.
Buy his comic book at Amazon in both paperback and e-book.


Monday, 29 April 2024

A fast track to cronyism [updated]

 


The media has been slow to pick up on this National-led government's new policy to help out struggling media organisations.

The policy is to announce, and string out, a steady stream of announcements of blatant knuckle-dragging cronyism, primary among them that Fast-Track Approvals Bill, whose invited-applicant list will be an ongoing gift to every media organisation looking for a colourful headline.

And no on top of that, just to drive home the message, is this weekend's gift to television personality and National Party fund-raiser Paula Bennett of the position of highly-paid chair of Pharmac — in the very week they announce a $1.8 billion increase in the unaccountable bureaucracy's budget to $6.3 billion. Her qualifications for the role? In the absence of a single one of any relevance, one would have to speculate it was her record fund-raising and chasing of donors to the National Party at the last election.

And speaking of donors ....  even the worst resourced newsroom should be able to turn out a veritable assembly line's worth of regular feature articles highlighting which party donors have been favoured with which fast-track approval by three ministers of questionable morals and fitness doling them out like largesse at a corrupt king's court.

As I said a few days ago, it's not a "fast track" for you or me or that small renovation you've been putting off for years as just too damned complicated to contemplate — it's a fast track for cronies and for government bulldozers.

How about we all get the benefit a fast track for our projects, little and large, instead of being tangled up in years of the red tape governments festoon around us while cronies enjoy all the fruits of political favouritism?

In the meantime at least, let's watch the media take advantage of the Government's gift. It should be one that promises to keep giving long after the Public Interest Journalism Fund gives out ...

UPDATE: Yes, of course, businesses need to be able to build. And so do you and I —and for too long we've been stymied in trying to build. But this isn't help for you and me — and when National and Shane Jones promise to "help business" that invariably ends up meaning "help particular businessmen." Just as it does here.


Friday, 19 April 2024

"Under a better Resource Management system [sic], there would be no need for fast-track approval processes."


"Under a better Resource Management system [sic], there would be no need for fast-track approval processes. The fast process would simply be the process."
~ Nick Clark from his op-ed 'For a better fast-track'

Monday, 15 April 2024

"The RMA’s starting position is that you need permission. It is going to be dumped." But ...


"Did you know it costs 50% more to build a house here than it does in Australia? ...
    "We [sic] have successfully regulated our housing market so tightly that only the children of existing homeowners can obtain the financing to purchase property. We [sic] have created a landed gentry. ...
    "There are two reasons for this; land use restrictions and building regulations.
    "Let’s start with land use. The Resource Management Act, or RMA, began life in 1991 as a blueprint for preventing Kiwis doing anything with their land unless it complied with a national environmental plan and had the consent of the local council. ...
     Again. ...
    "Simon Court, the Act MP and Undersecretary with the responsibility for drafting the replacement, has a different outlook. You can do whatever you want with your land, so long as it does not interfere with someone else’s property or rights.
[Not true. See below.* - Ed.]
    "[But] this reform is 18 months away and will be in place for less than a year before the next election. ... National and Act have had six years to draft their RMA replacement. [And they haven't. - Ed.]
    "There are plenty of interested parties who would have contributed to this effort and a bill should have been ready to present to a select committee in the first hundred days. [Yes, it damn well should have been. - Ed.]
    "The longer any RMA replacement has to gain acceptance the more durability it will enjoy upon a return to a Labour-led government, and Labour have their RMA bill already drafted and ready to go; that being the one Court and his mates deleted on Christmas Eve. [Not to mention the not-insignificant regime uncertainty in the market until the replacement Act filters down to council's 'planners.' - Ed.]
~ Damien Grant, from his over-optimistic column 'Housing market so tightly regulated we’ve created landed gentry'
* Court's most-developed explanation of his proposed 'Urban Development Act' begins this way:
"Under ACT’s Urban Development Act, limits for urban development would continue to be based on locally-decided [council] plans."
So rather than a plethora of sackings of the unproductive, Court — a 'planner' himself by profession — proposes instead to keep his colleagues planners hard at work.
"These plans [his 'reform' plan continues] have democratic mandates [sic] and protect the legitimate expectations of property owners, while allowing councils to plan for infrastructure delivery."
Translation: Our party's two leading MPs represent home-owners in the country's leafiest suburbs, pledged to protect the unreasonable expectations of those suburbs' home-owners about what can be built next door.
"Councils [says Court] will not be permitted to restrict housing density more than the Auckland Mixed Housing Suburban zone."
Auckland's MHS "zone," by the way, essentially mandates for more of the same tightly restricted suburbia. And this confirms that zoning will still be with us, as well as planners. (How this reflects, as Grant says, 'doing what you want on your land as long as it doesn't affect someone else's property right,' Court alone knows. I suggest they both read Bernard Siegan.) 
"These zoning rules [Court says] have already been validated [sic] through extensive litigation in the Environmental Court ..."
One would have expected to see the back of that meddling court damned soon. Sadly, it seems however, we have a Court who refuses to meddle enough in his 'reforms,' and is doing it so damn slowly we will have years of uncertainty in what folk can plan to build on their own land.

 

Monday, 11 March 2024

Getting better homes faster

 

New Zealand needs more houses, and less Resource Management Act.

Fact is, if houses are going to be anywhere near affordable again, New Zealand needs many more houses, and no RMA. 

Instead, we have RMA for several more years, and a housing/RMA minister (Chris Bishop) who's created uncertainty and fewer housing starts by allowing councils to opt out of the (formerly) bipartisan Medium-Density Residential Standards (MDRS).

What can you do now on many sites in New Zealand's major cities? Don't know, because councils haven't decided (or announced) where and how they might relax things. The uncertainty means that on many sites in major cities desperate for housing, nothing gets started at all.


What could you do under the MDRS? In simple terms (see pic above), you could build up to 3 dwellings up to 3 storeys high without having to even think about the Resource Management Act. It was far from perfect, but still the most permissive housing change from government since ... well, before I was born anyway.

But Chris Bishop has "fixed" that, hasn't he. Too permissive for Mr Bloody Bishop. Too many "externalities." Too urban.

Urbanist Malcolm McCracken has a simple solution however that even this housing minister could (should!) get behind. He calls it Graduated Density Zoning, so it's still a bloody zone, but one that allows owners who amalgamate sites to get extra density and height -- and by their amalgamation build better things and ameliorate the effects on neighbours.


By being larger and a more appropriate shape for multiple dwellings, such a site would also encourage better housing typologies to be built than the simple long 3-storey-"sausage"-arranged-along-a-single-driveway that means everyone's window looks into every neighbour's.  Things like perimeter blocks, garden apartments and the like, with better privacy, garden outlooks and less iunmpact on neighbours (so what's not to like?!).



McCracken has details:
I propose that a condition of a council opting out of the MDRS, in whole or just in certain suburbs, should be the requirement to introduce Graduated Density Zoning6(GDZ) to residential land that is zoned below three storeys. GDZ is where, when a developer buys neighbouring sites totaling more than the set threshold, e.g. 1400m2, they can automatically build to a higher density. The details of that can be debated but I believe GDZ should be introduced to enable better housing choice and new supply in every neighbourhood. While resource consent would be required, once the threshold has been met, three-storey apartments and terraced houses would become a permitted activity.

Adopting GDZ could provide several key benefits:
  • Larger sites can make it easier to manage the externalities of greater density, which have been some of the driving reasons behind the backlash towards the MDRS. This should see fewer sausage flats on single sites, which generally have poor design outcomes and interaction with neighbouring sites. Larger amalgamated sites will enable greater master planning that considers the interaction of outlook spaces with neighbouring properties, limiting driveway crossings and the design of open and communal spaces.
  • It enables the market to deliver greater density in areas of high demand and better match this with new supply. While councils can plan through future development strategies for ‘enough’ capacity to meet future demand, this is always based on a range of assumptions, which can never be completely accurate. Amenities and accessibility of an area, along with personal preferences, can change shifting demand greatly. We should design our system to be more responsive and flexible to meet demand. GDZ would be a step towards this.
  • Enabling three storeys, as I have discussed many times previously, can enable greater housing choice to be provided. It also enables ageing in place, where you can find housing suited to your needs at different stages of your life within the same neighbourhood.
  • It’s worth noting that this can also benefit neighbouring landowners, who could choose to sell together to seek greater profit, which is possible as an amalgamated site is generally a better development opportunity. This has occurred previously, including in Te Atatū Peninsula in 2020.
Until or unless the RMA is abolished, this could be a start.

Friday, 9 February 2024

3 questions for a regulatory reform minister

 

So let's say you're a minister in a reforming government, a rare enough beast. And that you're someone who has both the job and the intention of reforming regulations. (An even rarer animal in any political environment!)

Economist Jon Murphy offers 3 simple questions to guide your work. And they start with Ronald Coase ...

As many economists have been pointing out since at least Ronald Coase’s famous 1960 paper 'The Problem of Social Costs,' we exist in a complex world of pre-existing social, economic, legal, and legislative arrangements. These arrangements influence our actions. Like Chesterton’s Fence, we cannot pretend they do not exist, nor discard them because we do not understand their purpose.
    And yet, many interventionists do ignore current arrangements.
Many interventionists simply load new intervention upon old intervention, assuming either the new intervention will fix the unintended consequences of the old intervention — or, worse, ignoring altogether that the old interventions exist!

But let's assume our political reformer is honest as well (an even rarer beast in politics!) Then your first question would be:
Question 1: What is the current state of affairs?

... Of course, it is impossible to articulate every single aspect of the current state of affairs. Rather, one should focus on the most salient (eg, direct laws, institutions, etc). ... There are all sorts of preexisting arrangements that influence [affairs]. These preexisting arrangements, as Coase pointed out, are crucial. If they are misunderstood, then interventions can make the situation worse.
    Answering this question also helps understand why existing patterns are what they are.
As Hernando de Soto liked to point out, if you see people doing insane things, then that's your clue there are some bad laws against which people are trying to just do their best. Talking about the developing world's shanty towns, for example, he pointed out it's no surprise that folk there tend to build their furniture before their roof: the reason being that the laws give them no chance to get secure land title, so their lounge suite will always be more secure than their shelter. People respond to incentives, even if bad law only encourages shitty ones.

Which leads us to the next question.
Question 2: Why have pre-existing arrangements failed?

If the answer to Question 1 leads one to conclude that there is indeed a failure, now we need to understand why that failure has occurred. Is there something about the current state of affairs that triggers that failure? What are the actual causes of the failure? What are the incentives people face?
Understanding those shitty incentives is the key here. And Do Soto's example is still on point: we should assume that people making apparently bad decisions are acting rationally. It's not they are irrational; it's the incentives they face that are irrational. So, in our example, our reforming political animal should examine  how poor property rights protection encourages these poor property decisions.

Here at home, he could do worse than start with the bad outcomes of the RMA and the Building Act.

And then consider ...
Question 3: Is your proposed solution the best method achievable?

Hopefully, by this point, [our enlightened political beast] has a pretty good understanding of the current state of affairs. Now is the time to start considering proper interventions. Note that this question actually has two elements to meet: 
  1. the intervention is the best method to achieve the goal, and
  2. the intervention is achievable.
... What is "best" may not be a positive intervention (meaning that one takes a new action) at all. Indeed, while investigating Questions 1 and 2, one may discover that the best thing to do is remove an existing intervention! 
Given the encrustation of existing legislation and regulation, that would be an enlightened first option.  
The second element relates back to our first question. Whether or not some intervention is achievable will depend on the current institutions. ...
And more crucially, will depend on the principles and political agility of the reformer, and the support they can garner for their goals.

My own suggestion would be to always head in the direction of more freedom, however small the increment, just as long as there is no new impediment to freedom imposed. That would be a principled, practical approach to reform. More white with no new black.

Or set off one or two small steps that would self-initiate many more, such that the liberating process might be unstoppable. (This was Hernando De Soto's approach with title registration in South America.)

We've seen more than one pinstriped "reformer" end up preening their ego rather than doing the work. But if the reformer's motivation were to remain sound, great things could be achieved even in small steps.

Wednesday, 20 December 2023

So, what about that RMA replacement then?


So in the next day or two the Labour Government's RMA replacement will have been repealed. Abolished. Extinguished. Labour's two replacement bits of law -- the Natural and Built Environment Act and the Spatial Planning Act -- will be gone by Christmas. 

Yippee!

In their place, we're back to the RMA.

Damn. And blast.

Labour's two replacement acts were as unworkable as they are unsayable. The RMA is just unworkable (as the three-decade long housing crisis has established). But that's what we will be back to -- along with faster consents for government projects (little help there for you and I and your friendly house-builder) and the as-yet un-detailed dangled carrot of some kind of "better" replacement to come.

When will we get it? Some time.

What will it look like? Who the hell knows.

There's nothing like opaque promises to create expensive uncertainty in a market, like housing, in desperate need of cost cutting.

Anyway, I have a solution. It seems to me that one way to create certainty, stifle NIMBYs, effect a more rapid transition, and begin the restoration of property rights -- a simple way to kill four birds with the same stone -- would be to give legislative impetus to a thing called the Coming to the Nuisance doctrine. 

The Coming to the Nuisance Doctrine is a little-known but highly effective principle that was a feature of common law jurisdictions until partially killed by statute, and all-but euthanised by the judiciary. (See for example Sturges v Bridgman – the case of a confectioner and a busybody doctor.) It lives on, partially, in Lord Denning’s famous dissenting opinion against a couple bewailing cricket balls coming through their greenhouse after moving next to a cricket oval. 

Conveniently, there are a few posts already written to help you read up on the doctrine. As the first one explains, the Coming to the Nuisance Doctrine is the antidote to what the planners have done to our cities ...
** “The Coming to the Nuisance Doctrine is the only objective means of determining who has the right to continue using his property in the event of a nuisance. If zoning is to be replaced, therefore, it must be replaced with the Coming to the Nuisance doctrine.”
** "I refer you again to a simple book that’s been on my shelf for well over thirty years. Its solutions are comprehensive – one simple solution being to outlaw zoning --
"'If … there were no zoning or land-use control laws, there would be considerably more housing at considerably lower prices and in areas considered more desirable.'
"Both common law and the systems set up in un-zoned cities like Houston protect freedom and property owners far better than zoning, which has only been imposed for a few decades. The problems are evident, the solutions are known, yet zoning of every New Zealand city continues."
"Men are born free but nearly everywhere in zones. Why? Because (as my well-annotated copy told me so long ago) so many cronies benefit from it."
** “… it’s practical to remove the RMA overnight… Here’s how it could be done. FIRST, ENACT A CODIFICATION of basic common law principles such as the Coming to the Nuisance Doctrine and rights to light and air and the like. 
“Second, register on all land titles (as voluntary restrictive covenants) the basic 'no bullshit' provisions of existing District Plans (stuff like height-to-boundary rules, density requirements and the like).
“Next, and this will take a little more time, insist that councils set up ‘Small Consents Tribunals…”

    ~ What would 'Party X' do about the environment? - PART 3: Small Consents
** “What sort of person moves next door to a chicken farm and then complains about the smell?
The sort of people who live in Inglewood in Taranaki perhaps, who come to the nuisance and then seek to make windfall profits from someone else's destruction.”
    ~ "What nuisance?" And who came to it?

** "What I propose is another simple modification to law that would allow New Zealanders to once again repair to the common law protections that 'The Hammer' had made possible. In particular, the codification of the common law principle of Coming to the Nuisance  ... which, on its own, would be a powerful antidote to the zoning that the RMA has entrenched -- perhaps the strongest possible antidote to zoning there is. Supplementary to putting property rights in the Bill of Rights, then, ‘Party X’ could promote the reintroduction of the Coming to the Nuisance doctrine for use as an absolute in neighbourhood disputes."
    ~ What would 'Party X 'do about the environment? Part 2: 'A Nuisance and a BOR'

** “The principle of ‘coming to the nuisance’ was established (and then sadly in some jurisdictions dis-established); as was the principle of a ‘bundle of rights’ being associated with land, and some of those rights being acquired over time by ‘prescription.’”

Monday, 18 December 2023

To fix housing, you need to blow up housing planning


So, a political party promises to build an enormous number of new affordable houses in their first term --- "affordable homes, social housing and new towns, with planning reforms to stop nimbys blocking building."

Not, this is not Labour's Kiwibuild -- this is the UK. But no matter. The points made there by the Adam Smith Institute help explain the failure here. First:

We, of course, would be delighted if there were 1.5 million more homes. We’d probably mutter that if there were that many new ones then they don’t, in fact, need to be affordable nor social. For if supply is increased that much then all homes will become more affordable. Rather the point of the exercise we’d hope.
Building new homes makes all existing homes more affordable, all else being equal. Building many new homes, if you can, would make them all that much more affordable.

But there's another point. Perhaps even a problem:
Given the current planning laws there is no possibility whatsoever of gaining that amount of new housing [even] in one 5-year parliamentary term. For it takes about 5 years from gleam in the eye of a builder eyeing up a green field to the removal vans arriving with the new furniture. Which means that substantial reforms to the planning process are required to be able to do this.
Fair point. And there's an even better corollary:
But if there are substantial reforms to the planning process to enable this to happen then the problem is already solved - we’ve reformed the planning system so that large volumes of new housing can be built. Huzzah!
That's what didn't happen here. And maybe still won't. 

Over there (Britain) the Adam Smith Institute reckons the planning "reform" most urgently needed is to blow the system up! 

I reckon the same is needed here.

Blow up our planning and buildings laws so that spec builders can make a profit again -- as they were when they were building the houses that still shelter us all -- and in no time they'll be able to build enough houses to make them all more affordable again.

But that would require politicians without constituents wedded to rising house prices. That is to say, it would take a government with real courage.

Do we have one?

Friday, 24 November 2023

Should we be excited?


Should we be excited when we read this in today's Coalition Agreement?
"Replace the Resource Management Act 1991 with new resource management laws premised on the enjoyment of property rights as a guiding principle." 
Or should we limit our enthusiasm when we see that the two Ministers responsible will be the underwhelming Chris Bishop and the thoroughly misguided Simon Court?

Still though, there is that hopeful phrase.

Eagerly awaiting more details ....

[Hat tip Roger W.]

Friday, 14 July 2023

"Economic growth is the new things we do."


"Perhaps we should get really basic here. Economic growth is the new things we do. Can be doing old things in a newer and more efficient manner which frees up resources to then do other things as well. Can be doing something entirely new. But growth simply is those new and additional things.
    "The rate of growth is therefore the speed at which we do those new things....
    "A planning system which triples the time necessary to do something new therefore slows economic growth."
~ Tim Worstall, from his post 'Well, here's the problem about economic growth'

Thursday, 22 June 2023

YIMBY-left v NIMBY-left


"One ray of hope in the current political scene comes from the land of deep [green]. However one views the immense expenditure on solar panels, windmills and electric cars ... a portion of the [green] left has noticed that this programme cannot possibly work given laws and regulations that have basically shut down all new construction....
    "[There is a fight within the left. There is really a deep philosophical divide. On the one hand are basically technocrats who really do see climate as an issue, and want to do something about it. They believe their own ideology that time matters too. If it takes 10 years to permit every high power line, Al Gore's oceans will boil before anything gets done.
    "On the other side are basically conservatives and degrowthers. 'Conservative' really is the appropriate word -- people who want to keep things exactly the way they are with no building anything new. Save our neighborhoods they say, though those were built willy nilly by developers in the 1950s. (Palo Alto now applies historic preservation to 1950s tract houses, and forbids second stories in those neighborhoods to preserve the look and feel. How can you not call this 'conservative?') 'Degrowth" is a self-chosen word for the Greta Thunberg branch of the environmental movement. Less, especially less for the lower classes, not really for us who jet around the world to climate conferences. Certainly do not allow the teeming billions of India and Africa to approach our prosperity. I think 'deliberate impoverishment' is a better word. Some of it has an Amish view of technology as evil. And some is, I guess, just habit, we've been saying no to everything since 1968, why stop now."

~ John Cochrane, from his post 'Hope from the Left'


Tuesday, 23 May 2023

Taxpayers Union: "Fatuous as a fart"



Cartoon by Nick Kim, from The Free Radical

The so-called Taxpayers Union/Free Speech Union folk should be doing good work. They oppose the theft of taxpayers (they say) and support free speech (they claim). But they repeatedly demonstrate that they ain't got an f'ing clue about the very thing(s) which they are allegedly set up to oppose or support.

Take for example their latest campaign: "[to] highlight the concerns of ratepayers and councils threatened by the Government’s proposed replacement to the Resource Management Act."
New Zealanders are rightly frustrated with the cumbersome Resource Management Act [they say], which restricts how we use our land and has fuelled a serious infrastructure and housing shortage [and so it has], but this proposed replacement will make the situation much worse [and so it will].
Sounds good, right? Because -- hard as it it to believe it -- the government's proposed replacement to the RMA really is even worse than the original! And that ain't easy to do.

So, good on them for their organised opposition.

But -- and here's the problem -- they have absolutely no idea what's wrong with the proposed replacement.

Are they against the replacement because it makes property law even more amorphous and misunderstandable than it is now? Not a bit of it.

Are they opposed because it puts racism right at the centre of environmental and property law? No, no mention of that.

Are they raising their banners against it because if further immiserates property rights -- stripping away from you even more control over your own land, and giving that power to clipboard-wielding planners? No, not at all. 

Instead, it appears they're just outraged that those planners will no longer be employed by your local council, but instead by regional councils. And that's the extent of their stated opposition. See what I mean:
Not content with seizing water assets from local communities [they say], the Government is now proposing to grab planning powers from local councils and transfer them to fifteen unaccountable, undemocratic, so-called Regional Planning Committees. At this rate there won’t be much left for your council to do.
As if that would be a bad thing.

The Taxpayers Union/Free Speech Union folk need a lesson in the things they claim to be about. Because at the moment, their opposition is about as confused and as fatuous as a fart.

Wednesday, 5 April 2023

"It is no wonder submitters have warned that Parker’s new laws will be worse than the RMA he wants to repeal. That is some achievement."


"So just what is wrong with [David Parker's proposed replacement for the RMA] For such a complex reform exercise, the problems with can be succinctly stated.
    "They include multiple conflicting objectives with no mechanism for evaluating costs and benefits to resolve trade-offs.
    "They largely disregard property rights, so will have a chilling effect on investment.
    "They presume that planners know best – and will be able to predict society’s complex and diverse future needs.
    "They will undermine local democracy by conferring planning decision-making powers on new regional entities.
    "And perhaps worst of all, they introduce a Pandora’s Box of new amorphous concepts.
    "A generation or two of lawyers have got rich litigating the meaning of the RMA’s core concept of 'sustainable development.' New requirements like 'enabling the use… of the environment in a way that supports the well-being of present generations without compromising the well-being of future generations,' will have environmental lawyers licking their lips.
    "Not to mention the new 'fundamental principle' of Te Oranga o te Taiao. This principle is defined to include the relationship between iwi and individual hapu and the environment. It places untested, undefined and unpredictable race-based considerations at the centre of the planning process.
    "It is no wonder submitters have warned that Parker’s new laws will be worse than the RMA he wants to repeal. That is some achievement."
~ Roger Partridge, from his post 'Three Strikes Against David Parker's RMA Proposals'