Paul Smith
@pmsmith.bsky.social
Developer, land promoter, planner, surveyor, cyclist, YIMBY. MD of The Strategic Land Group, director at LPDF, advisor to PricedOut and columnist for Housing Today.
I write longer things on Substack: https://open.substack.com/pub/longwall
I write longer things on Substack: https://open.substack.com/pub/longwall
Pinned
Paul Smith
@pmsmith.bsky.social
· Oct 18
Why we're failing to increase the density of our urban areas and how we can fix it
Brooklands, Sir Patrick Abercrombie, Auckland and Croydon
open.substack.com
This is Brooklands, in Greater Manchester.
It's where Sir Patrick Abercrombie used to live.
And it can teach us something about why our suburbs aren't denser, and how we can fix it.
Find out here.
👇👇👇
open.substack.com/pub/longwall...
It's where Sir Patrick Abercrombie used to live.
And it can teach us something about why our suburbs aren't denser, and how we can fix it.
Find out here.
👇👇👇
open.substack.com/pub/longwall...
When HS2 to Manchester was described as a “generational project” I thought it was a reference to its importance, not its build period.
January 14, 2026 at 3:00 PM
When HS2 to Manchester was described as a “generational project” I thought it was a reference to its importance, not its build period.
Reposted by Paul Smith
"When I was a very small child, I had a sense, whereof I know not, that William the Conqueror was the first king of England and that history began in 1066. When I was a slightly less small child, I was delighted to learn that this wasn’t so..."
Regarding a surprisingly complicated question
Regarding a surprisingly complicated question
Who was the first king of England?
A surprisingly complicated question.
jonn.substack.com
January 10, 2026 at 12:48 PM
"When I was a very small child, I had a sense, whereof I know not, that William the Conqueror was the first king of England and that history began in 1066. When I was a slightly less small child, I was delighted to learn that this wasn’t so..."
Regarding a surprisingly complicated question
Regarding a surprisingly complicated question
Possibly the most important polling we’ll see this year.
Where do the North and South of England begin?
Based on the answers of 46,000 English people about where they live, the southern border of “the North” is a line roughly from Shrewsbury to Grimsby, while the northern border of “the South” is a line roughly from the Severn to Great Yarmouth
Based on the answers of 46,000 English people about where they live, the southern border of “the North” is a line roughly from Shrewsbury to Grimsby, while the northern border of “the South” is a line roughly from the Severn to Great Yarmouth
January 10, 2026 at 12:42 PM
Possibly the most important polling we’ll see this year.
Great piece by @claradoodle.bsky.social in the @financialtimes.com including comments from me about why, with the ever growing list of issues planning applications are expected to consider, it's little surprise that it takes so long for applications to be determined.
www.ft.com/content/10d3...
www.ft.com/content/10d3...
Councils rely on ‘sticking plaster’ extensions to meet planning targets
Local authorities in England increasingly push back deadlines on decisions as system becomes more complex
www.ft.com
January 9, 2026 at 11:22 AM
Great piece by @claradoodle.bsky.social in the @financialtimes.com including comments from me about why, with the ever growing list of issues planning applications are expected to consider, it's little surprise that it takes so long for applications to be determined.
www.ft.com/content/10d3...
www.ft.com/content/10d3...
A friend came for dinner tonight and brought her Ukrainian bandura, an instrument I’d never heard of before, so here’s a video of her playing it for no reason other than it’s wholesome content for the New Year.
January 3, 2026 at 8:14 PM
A friend came for dinner tonight and brought her Ukrainian bandura, an instrument I’d never heard of before, so here’s a video of her playing it for no reason other than it’s wholesome content for the New Year.
Reposted by Paul Smith
Such is the Guardian's enthusiasm for bashing housebuilders, that they're now accusing them of successful lobbying against something the government has never indicated any intention whatsoever of doing (mandating battery systems in new homes) www.theguardian.com/environment/...
Ministers may cut green tech mandate from new homes regulations in England
Critics say removing battery installation requirement will reduce amount homebuyers save on energy bills
www.theguardian.com
January 2, 2026 at 9:16 AM
Such is the Guardian's enthusiasm for bashing housebuilders, that they're now accusing them of successful lobbying against something the government has never indicated any intention whatsoever of doing (mandating battery systems in new homes) www.theguardian.com/environment/...
Planning reform -> More building -> Lower rents.
Again.
Again.
Thanks to a series YIMBY reforms—and high-quality administration—in San Diego, the city has been in the midst of a building boom, even as construction has plummeted elsewhere. The result? Rents are down six months in a row. www.sandiegouniontribune.com/2025/12/17/s...
San Diego rents have fallen for 6 months. Should you ask your landlord for a deal?
San Diego rents are down 0.3% year-over-year to an average $2,520 per month.
www.sandiegouniontribune.com
December 31, 2025 at 11:01 PM
Planning reform -> More building -> Lower rents.
Again.
Again.
Our New Years Eve tradition is watching an accountancy lecturer from Stockport play guitar sing in an unexplainable Irish accent.
What’s yours?
What’s yours?
December 31, 2025 at 4:57 PM
Our New Years Eve tradition is watching an accountancy lecturer from Stockport play guitar sing in an unexplainable Irish accent.
What’s yours?
What’s yours?
Omaze Million Pound House Draw prizes in London and the Lake District.
December 31, 2025 at 4:08 PM
Omaze Million Pound House Draw prizes in London and the Lake District.
“McCullum has long since begun to feel like a corporate motivational speaking event that got out of hand.”
🎯 🔥
www.theguardian.com/sport/2025/d...
🎯 🔥
www.theguardian.com/sport/2025/d...
McCullum must be held to account even if England end Ashes with another win | Barney Ronay
A 3-2 series scoreline may make it hard to change coach but you don’t reward a failure of planning because the players clawed a bit back when it was too late
www.theguardian.com
December 31, 2025 at 9:51 AM
“McCullum has long since begun to feel like a corporate motivational speaking event that got out of hand.”
🎯 🔥
www.theguardian.com/sport/2025/d...
🎯 🔥
www.theguardian.com/sport/2025/d...
The post that absolutely no-one has been waiting for - all the books I finished in 2025.
What should I read next year?
What should I read next year?
December 30, 2025 at 7:40 PM
The post that absolutely no-one has been waiting for - all the books I finished in 2025.
What should I read next year?
What should I read next year?
Say what you like about England’s approach to The Ashes, but Jacob Bethell has never lost a test against Australia.
December 27, 2025 at 6:35 PM
Say what you like about England’s approach to The Ashes, but Jacob Bethell has never lost a test against Australia.
It’s great to appear in Housing Today’s list of their best comment pieces of 2025.
This year, they’ve picked my column from September explaining why the low level of planning approvals isn’t a reason to panic about planning reform - at least not yet.
🔗 www.housingtoday.co.uk/comment/now-...
This year, they’ve picked my column from September explaining why the low level of planning approvals isn’t a reason to panic about planning reform - at least not yet.
🔗 www.housingtoday.co.uk/comment/now-...
December 24, 2025 at 8:38 AM
It’s great to appear in Housing Today’s list of their best comment pieces of 2025.
This year, they’ve picked my column from September explaining why the low level of planning approvals isn’t a reason to panic about planning reform - at least not yet.
🔗 www.housingtoday.co.uk/comment/now-...
This year, they’ve picked my column from September explaining why the low level of planning approvals isn’t a reason to panic about planning reform - at least not yet.
🔗 www.housingtoday.co.uk/comment/now-...
On the day that the Leeds tram is cancelled, I’m riding the tram into my office in the centre of Manchester, a city that has grown far faster than the UK average in recent years, a period that coincides with the “big bang” expansion of the network.
December 18, 2025 at 8:48 AM
On the day that the Leeds tram is cancelled, I’m riding the tram into my office in the centre of Manchester, a city that has grown far faster than the UK average in recent years, a period that coincides with the “big bang” expansion of the network.
🎅🏻 Can Steve Reed save Christmas?
More planning reform is on the way. If government chooses the most impactful options, the changes could make a big difference.
But there’s a real risk they could be a damp squib too, all headlines and little impact.
www.housingtoday.co.uk/comment/plan...
More planning reform is on the way. If government chooses the most impactful options, the changes could make a big difference.
But there’s a real risk they could be a damp squib too, all headlines and little impact.
www.housingtoday.co.uk/comment/plan...
December 10, 2025 at 8:57 AM
🎅🏻 Can Steve Reed save Christmas?
More planning reform is on the way. If government chooses the most impactful options, the changes could make a big difference.
But there’s a real risk they could be a damp squib too, all headlines and little impact.
www.housingtoday.co.uk/comment/plan...
More planning reform is on the way. If government chooses the most impactful options, the changes could make a big difference.
But there’s a real risk they could be a damp squib too, all headlines and little impact.
www.housingtoday.co.uk/comment/plan...
Worst kids Christmas card competition ever.
December 9, 2025 at 8:55 AM
Worst kids Christmas card competition ever.
Sometimes, it doesn't matter what planning policy says, the politics will trip you up.
900 homes, half of which would be affordable, plus a primary school and an 80-bed care home in an authority with just a 12 month supply of deliverable housing land.
Refused because 🤷♂️
900 homes, half of which would be affordable, plus a primary school and an 80-bed care home in an authority with just a 12 month supply of deliverable housing land.
Refused because 🤷♂️
December 8, 2025 at 5:35 PM
Sometimes, it doesn't matter what planning policy says, the politics will trip you up.
900 homes, half of which would be affordable, plus a primary school and an 80-bed care home in an authority with just a 12 month supply of deliverable housing land.
Refused because 🤷♂️
900 homes, half of which would be affordable, plus a primary school and an 80-bed care home in an authority with just a 12 month supply of deliverable housing land.
Refused because 🤷♂️
Reposted by Paul Smith
187,500 acres of farmland was marketed for sale across England and Wales in 2024.
With recent policy changes impacting the countryside and farming families, it’s a good time to review strategic land decisions.
Our MD in Agronomist & Arable Farmer 👇
aaf.mydigitalpublication.co.uk/december-202...
With recent policy changes impacting the countryside and farming families, it’s a good time to review strategic land decisions.
Our MD in Agronomist & Arable Farmer 👇
aaf.mydigitalpublication.co.uk/december-202...
December 4, 2025 at 3:12 PM
187,500 acres of farmland was marketed for sale across England and Wales in 2024.
With recent policy changes impacting the countryside and farming families, it’s a good time to review strategic land decisions.
Our MD in Agronomist & Arable Farmer 👇
aaf.mydigitalpublication.co.uk/december-202...
With recent policy changes impacting the countryside and farming families, it’s a good time to review strategic land decisions.
Our MD in Agronomist & Arable Farmer 👇
aaf.mydigitalpublication.co.uk/december-202...
The 7am Avanti West Coast service from Manchester Piccadilly to London Euston *wont be allowed to pick up passengers* from 15 December.
www.thetimes.com/article/9f65...
www.thetimes.com/article/9f65...
Manchester commuter train to London will run with no passengers
The decision to run an empty 7am service has outraged politicians and business leaders
www.thetimes.com
November 30, 2025 at 10:01 PM
The 7am Avanti West Coast service from Manchester Piccadilly to London Euston *wont be allowed to pick up passengers* from 15 December.
www.thetimes.com/article/9f65...
www.thetimes.com/article/9f65...
Amazing lights at RHS Glow tonight.
November 30, 2025 at 7:07 PM
Amazing lights at RHS Glow tonight.
Digital planning latest.
November 30, 2025 at 1:23 PM
Digital planning latest.