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argh, no! why penalise those agents of change? and this is contradictary anyway, subsidies building but tax the increase value of land, but then incentivise small (ineffcient or ineffective) development? this will not help at all. the reason we are where we are is several decades of trying to...

very simple answer: build more. relax planning, get rid of pre-loaded levies and taxes on development (apply them afterwards), speed up the planning process. change the rules on socially available from % of the development to % of all develpoments. reduce some of the requrements for spending...