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The Minister of State, Department for Levelling Up, Housing and Communities (Lucy Frazer)
It is a pleasure to serve under your chairmanship, Mr Vickers.
I congratulate my hon. Friend the Member for Isle of Wight (Bob Seely) on securing this debate on an incredibly important topic, which I know Members from across the House feel very strongly about. It touches all our constituents; indeed, it makes a significant difference to their daily lives. It is an issue that we have debated extensively in recent months, both in the main Chamber and outside it, and I am very pleased to have had a number of conversations with my hon. Friend and other colleagues who are here today, as well as with many other Members who are not present, in order to hear all their views and take them into account. I think that has left us with a much better Levelling-up and Regeneration Bill, which will secure the futures of our constituencies in terms of building houses that people want, and in the right places.
It has been a pleasure to work with colleagues from across the House, and I think that what we now have is a system that is shaped around the interests of communities, whereby we will have beautiful designs in keeping with local styles and the character of an area, and developments and buildings that people want and welcome.
It is really important that we have local plans in place. The shadow Minister, the hon. Member for Greenwich and Woolwich (Matthew Pennycook), talked about these plans and he quite rightly said that at the moment only 40% of areas have a local plan, which means that speculative developments are imposed on communities. What we seek to do through the Bill is to secure a significant culture change in our areas, so that people do not resist development but seek it and indeed want it because it brings benefits to their area. I do not accept what the hon. Gentleman said, namely, that we are damaging the system; in fact, we will enhance it.
Many Members talked about community buy-in, which is at the heart of our Bill. I thought that my hon. Friend the Member for South West Hertfordshire (Mr Mohindra) got it absolutely when he said that it was important to retain our local communities, that we had vibrant communities across the country, that we had green spaces and that people recognised that these open areas were important. Indeed, they are essential to people across the country. He also quite rightly highlighted the issue that has developed in relation to the five-year land supply and the speculative development that has come from that.
All Government Members talked about community buy-in. My hon. Friend the Member for Isle of Wight talked about the bitter battles among communities and my hon. Friend the Member for Keighley (Robbie Moore) talked about the need for development to be community- led, which is at the heart of what we want to do at the moment.
Indeed, two words sum up what we want; they are “local consent”. If we want a planning process that can endure, communities must be at the heart of it. We must hear their voices; we must listen to what they say; they must be involved in the process; the plans need to be shorter; and the documents need to be more accessible. And at the same time as communities shape local plans, we are clear that communities will retain the right to comment on individual applications.
We want all of this to be done more in digital form, so that people can access plans and engage with them, including commenting on them. We want to harness social media and digital channels such as email, so that we can increase visibility of and access to plans, and that is what we are doing through the Levelling-up and Regeneration Bill.
Robbie Moore
I just want to make clear my point about commenting on planning policy. It is really important, in terms of transparency, that people can see, as a planning application is lodged, what other people are commenting on. Does the Minister agree with me that it is frustrating that Bradford Council, my local authority, has decided to take the step of removing from public view any comments that the public make on a planning application? It will not allow members of the public to see those comments and is using GDPR, as the reason for doing so. Yet other local authorities enable all their residents to see all comments that are made on planning applications. I wonder whether the Minister might comment on that.
Lucy Frazer
My hon. Friend makes an interesting point. I do think that, as a generic point, it is important that people feel involved in the process and, therefore, can comment on it and understand the views of the local community.
Mr Mohindra
The Minister is being generous with her time. In terms of the drive towards digital viewing, can she reassure me that, for those constituents who are not digitally enabled, there is still alternative provision for them to look at plans and offer their feedback?
Lucy Frazer
Of course. This issue always crops up when we talk about digitalisation. Of course we need to ensure that access is available for anyone when we digitalise. This morning I was in Buckinghamshire looking at a programme to digitalise its planning processes. It is very concerning that some statistics show that 50% of planning applications are invalid. This is a significant waste of councils’ time and of people’s time. It is blocking up our system and making sure that local planning officers cannot concentrate on getting things through the system.
I would like to turn to the question of the character of an area, because that is something that we have set out in the NPPF and that needs to be carefully considered. I did not know and was very interested to hear that my hon. Friend the Member for Keighley was an architect. I am sure that his skills will come to the fore as we introduce our design codes around the country. We are bringing them in to ensure that development is appropriate for the community, is well designed and looks good, so that people welcome the development that comes into their area.
Many Members, but particularly my hon. Friend the Member for Keighley, also mentioned infrastructure. It is absolutely critical that we get infrastructure into communities, so that they see that development is not just about housing; it is about schools and GP surgeries and might be about other infrastructure as well. Some of the measures in the Bill will ensure that we get infra- structure faster. People might have an ability—will have an ability—to borrow up front. They might have an ability to ask for instalments—I am talking about funds from the developer up front. They might—they will—have the ability to ensure that they get an uplift. What happens is that the land value is x and, once planning permission has been given, the land value increases significantly, to x plus y. Why should the local council not get the benefit of the uplift as well?
Many Members talked about brownfield. Brownfield is extremely important. The Government encourage the reuse of brownfield land. National policy sets out that planning policies and decisions should make efficient use of land and give substantial weight to the value of using suitable brownfield land within settlements. We have taken a number of measures to support the redevelopment of brownfield land. For example, we require every local authority to publish a register of local brownfield land suitable for housing; we have introduced permission in principle to speed up housing-led development; we have revised permitted development and use class rules, to make the best use of existing buildings; and we have uplifted housing need in our most populated cities and urban areas.
My hon. Friend the Member for Isle of Wight talked about brownfield land funding money. We have introduced a number of funding initiatives, including the £550 million brownfield housing fund, the £180 million brownfield land release fund 2 and the £4.3 billion housing infra- structure fund.
I am also pleased to say—I am sure that my hon. Friend the Member for Isle of Wight knows this—that three sites in the Isle of Wight were successful in their bids to the brownfield land release fund in October 2021. They were awarded nearly £950,000 to release local-authority-owned brownfield land for 71 homes.
I was interested to hear my hon. Friend the Member for Keighley talk about the brownfield land that should be developed in his constituency. As someone who grew up in Leeds, I am familiar with many of the areas that he mentioned. Of course, local authorities must think carefully about the land that they are proposing for development, with a particular view to, and eye on, brownfield land.
My hon. Friend the Member for Isle of Wight mentioned compulsory purchase orders. He will know that we have already taken some steps in that area, with the Government’s high street strategy, which was published in July 2021, and through further measures in the Levelling Up and Regeneration Bill. He rightly mentioned the Law Commission report and foreshadowed my reference to it. The Law Commission is undertaking an exercise to consolidate compulsory purchase law, to make it easier to understand, and to review CPO powers.
The shadow Minister talked about land banking. That is something that we are absolutely tackling in the Bill. He will know that we have set out measures so that developers have to set out trajectories of when they are going to build. He will know that we are taking steps to enable local authorities to take into account further planning permissions that are put forward on the same site. They can take into account, as a matter of discretion, whether the first set has been built out or not, and we have also already said that we will be going further.
I will touch on the discrete measures that my hon. Friend the Member for Isle of Wight mentioned. He raised some specific planning decisions in his constituency. In view of the quasi-judicial role that the planning Minister has, I will not comment on any particular applications, but I completely understand his general point about the importance of Government acting speedily.
My hon. Friend also mentioned the NPPF consultation. He asked what stage we were at, and asked about exceptional circumstances. I would just reassure him that we launched the consultation on 22 December, and, within that, there is reference to the Island in the exceptional circumstances test. We will make it clearer that the outcome of the standard method is set out as an advisory starting point. However, we will also give more explicit indications on planning guidance and the type of local characteristics that may justify the use of an alternative method, such as islands with a high percentage of elderly residents or university towns with above-average numbers of students. Those are part and parcel of the consultation, which we will be considering in due course.
On the issue of caravans, I know that officials are looking into the points that my hon. Friend raised, but I think there are some particular issues relating to the planning permissions under which they were originally granted. However, I am very happy to discuss that matter further with him.
I will reiterate the overarching point about the planning measures that we have taken, which I touched on at the beginning of my speech. We still have a commitment to building homes and are still working towards a target of 300,000 homes a year. It is absolutely essential that young people get on to the housing ladder. However, we are trying to change the nature of planning to ensure that people get homes where they want them, that they are beautifully designed so that people want them, and that they are surrounded by the infrastructure that communities want and need. If we change that culture in our planning system, people will start to welcome development and we will not have this constant resistance to new housing.
I thank my hon. Friend the Member for Isle of Wight again for securing the debate, for using it to press home his individual and national concerns, and for his constant engagement over the last few months. Building homes is central to how we level up the country, and we need to build them in the right places—in the south, but absolutely in the north. It is how we create economic growth, and we need to do this in the right way. I and my Department, together with the Secretary of State and hon. Members across this House, are continuing to work towards a planning system that we can all be proud of.