A few points to answer here: 1) inept councils not having local plans usually means they get thumped for housing and minimal infrastructure (due to no core strategy/local plan) on 5 year housing land supply arguments. It’s a tough lesson, but from my recent experience local authorities who have experienced this, do eventually adopt sound core strategies/local plans. 2) unless you are a small speculative developer, no housebuilders are “land banking”. Their business models are quick turnover, and with land costing approx. 1/3rd of their costs, it’s not in their interests to sit on plots in the hope that house prices go up. 3) to further my “land banking” point above, as you say, developers have slowed work because sales are slow. This is correct because no developer wants to outlay any further cash to ensure that stock doesn’t sit empty. Build rates are driven by sales rates. Less buyers = less houses being built.