The government says most houses would be on brown-field land

The East of England Regional Assembly has approved government proposals to build nearly 500,000 new homes. BBC News Online looks at the issues surrounding the scheme.

Q: What is the government planning?

The government wants to build 478,000 homes in the East of England over the next 20 years, to resolve what it says is a shortage of affordable housing for workers in London.

The plans are part of its £38 billion sustainable communities scheme, which aims to provide "a decent affordable home for all, in thriving and sustainable communities".

A report published in August 2004 by the Office of the Deputy Prime Minister (ODPM) suggested the region could be planning for 24,800 new dwellings a year.

Q: Where will the planned houses be built?

The most concentrated building proposed would be in corridors along the M1 and M11 motorways.

See areas that will be affected by expansion plans More details

Areas expected to take the brunt include a "growth corridor" from Peterborough through Cambridge, Stevenage and Harlow, as well as Milton Keynes and the Thames Gateway Development.

The government says most of the developments will be on former industrial 'brown-field' sites.

But specific details will be taken by district planning authorities, not central government departments.

Q: Why does the government say the new housing is necessary?

The government says key workers such as teachers, nurses and firefighters need low-cost affordable homes but are being pushed out of the market by London's soaring property prices.

London house prices are said to be prohibitive for some

It says the East of England's population increased by 6% in the last decade and is projected to increase by more than half a million during 1996-2021.

In March 2004, the Treasury's Barker Review of Housing Supply found Britain needs to build up to 140,000 extra new homes a year if housing supply is to match demand.

In July, the National Housing Federation also called for the government to step up its programme to build new houses.

It said the number of families on council house waiting lists across the South-East had risen by almost a third since 1999.

Q: What are the arguments against the proposed new housing?

There are concerns about the impact any large-scale green field development would have on the quality of life in south-east England.

There are concerns about the extra water needed for new residents

Building density could double in some areas from 25 to 50 homes per hectare and residents have expressed fears the "Garden of England" will become a concrete jungle.

A report by consultants Levett-Therivel, published in October, said the new houses would cause a water crisis, threaten landscapes and destroy wildlife.

The Environment Agency also says the building project could set off an environmental time bomb and has urged the government to invest in infrastructure.

In its State of the Environment 2004 report, it called for extra waste, sewage and water plants.

Q: How does the government say it would address those concerns?

The government says water companies have a good track record at managing supply and demand for water and it is confident water companies can meet new domestic demand.

It hopes new housing in the growth areas will achieve water savings of 25%-30%.

In July 2004 , the government pledged to spend £150m on infrastructure for new housing developments, as part of its comprehensive spending review.

It says some of this investment in infrastructure would be required, even if the growth areas were not being proposed, to meet existing south east growth requirements.

Q: Is it too late for residents to have a say?

The plans have to be ratified by the full East of England Regional Assembly on 5 November, before going to an independent public inquiry.

A final decision will be made in 2006.

If approved, developers will still have to submit planning applications to district council planning authorities to build the houses.

Applications are publicised and relevant parties consulted before the authorities decide whether developments can go ahead.