Housing
Debate between Kit Malthouse and Jim McMahon(5 years, 7 months ago)
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Jim McMahon (Oldham West and Royton) (Lab/Co-op)
I congratulate the Minister on staying in post for as long as he has, which I should say is quite unusual for Conservative Housing Ministers. What, however, can he say to Greater Manchester, which has apparently been told that the Government are withdrawing their offer of £68 million to remediate brownfield sites?
Kit Malthouse
As the hon. Gentleman knows, we are in ongoing discussions with Manchester about its housing ambition, but one of the frustrations in that conversation is the unwillingness of the Mayor of Manchester to take responsibility for housing figures in that city. As I say, if he is willing to be ambitious, we would be willing to support him as well.
Kit Malthouse
No.
In addition to our affordable homes guarantee scheme, which gives £3 billion of guaranteed support, making it cheaper and easier for housing associations to raise funds and get building, we are increasing supply as the means to make the most of the space we already have, including land that has already been built on. With that in mind, the planning proposals and consultations announced in the autumn statement aim to give people more flexibility to build upwards on existing buildings and in converting commercial properties. This is a positive step that ensures we conserve precious land, accelerate supply and help to revive our high streets.
We are also looking at how we can close the gap between planning permissions and homes built, and we will be taking action on the back of the review by my right hon. Friend the Member for West Dorset (Sir Oliver Letwin) to do just that.
Greater Manchester Spatial Framework
Debate between Kit Malthouse and Jim McMahon(5 years, 9 months ago)
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Jim McMahon
That is absolutely the point, and it will be echoed by thousands of people in Greater Manchester who are not happy with the current settlement.
In my constituency, we had a programme called housing market renewal. The idea was that areas of the housing market that were underperforming would be transformed through modernisation, demolition and rebuilding, to create urban environments where people were proud to live—not houses that were simply built to service the industrial revolution but houses that were fit for the future, too. In 2010, when the coalition Government came to power, that scheme was cancelled overnight. That left many streets in my constituency with their windows boarded up. Actually, many of those houses eventually had the boards taken off and are now in the hands of private landlords, who are making an unreasonable amount of money from housing benefit, so that people can live in what I still consider to be substandard accommodation.
The principle of a brownfield fund is really important. Not only is green-belt land more advantageous to build on, but green-belt sites are often the sites that are commercially viable to build on. The problem with many brownfield sites is that mediation—such as taking out any services that might have been there for a different road layout, removing contamination, and removing a lot of very expensive material to landfill—costs a lot of money. In areas such as Oldham, where some of the house prices are depressed—that is certainly the case in Oldham town—it is just not possible to reconcile the high development costs with the end-sale value of those properties. So there must be Government intervention to bridge that gap. None of that is proposed as part of this new settlement for the community, so, as has already been stated, we will have a situation where green-belt land is taken because it is developable and viable and it will make a profit for the developer but, for a range of reasons, brownfield sites will be left as eyesores.
Many sites in active use in my constituency are waste transfer sites—abattoirs or former haulage yards, for example. They are currently earmarked for employment use, because that is their current use, but they are in predominantly residential areas, so the road layout does not service large-vehicle movements. The community would love those sites to be re-categorised for residential development, but that is not allowed under this process, because there is a requirement that sites be practically deliverable within the life of the plan. Of course, if the current landowner has no immediate intention of developing that land, it cannot be included because it has no reasonable prospect of being delivered.
We all know that demand for sites for employment use is changing rapidly. Oldham used to have 300 mills. Those that remain are now self-storage. People always said, “We’re always going to need storage, so there’s always going to be a role for Oldham’s mills,” until, of course, we built high-bay warehousing out of town on the green belt because distribution companies wanted more than mills with five floors, in which it is more expensive to move goods around. That shift in demand should be taken into account.
Local areas should be allowed more flexibility to re-categorise and transform dirty industrial sites into new residential sites. That is not the case at the moment, due to the requirement for there to be a reasonable prospect of a site’s being brought into use within the life of the plan. That does not enable local areas to lead from the front and say to landowners, “We have a better vision for our community than a waste transfer site.” [Interruption.] I am being heckled by the Minister. That is fine—I am quite used to being heckled—but it would be great if he provided a substantive answer to some of these fundamental questions.
Why have an inflated target for housing and population when the latest data says we do not need that target? Why not allow the creation of a proper brownfield fund, so that we have the cash in place to redevelop the land that people want to see redeveloped? What about infrastructure? In Greater Manchester, we have lost more than 1 million miles of bus journeys since 2010.
The Minister for Housing (Kit Malthouse)
I want to clarify something. The hon. Gentleman said there was an inflated housing target. On a number of occasions in the main Chamber and in Westminster Hall, I have heard his Front-Bench team make serious promises about the number of houses they will build, which is not dissimilar to the number that we are aiming to build. I just wonder whether he still pledges to hit that target, and if so, where he thinks those houses will go, if not in large conurbations such as Manchester.
Jim McMahon
I am speaking as a constituency MP rather than as a member of the Front-Bench team, but it is a fact that housing units in urban areas—in town centres and the immediate surrounding areas—are denser than houses of the type that are built on the green belt. If we had a brownfield fund in Oldham, we would see a renaissance of town centre living, with more apartments and town houses built. Of course, we would get more units on land in the town centre than on the green belt, where we generally see larger family housing built and, obviously, we get fewer per acre.
Kit Malthouse
I am grateful to the hon. Gentleman for providing that clarification. Just for clarity, he is saying that he is concerned not about the number of houses that are built but about where they are built in his constituency, and that he would like to see higher-density housing on brownfield sites. I agree with that aspiration. I hope he recognises that that is perfectly within the capability of the local authority and the Mayor in Manchester to decide through their plan process. If he would like to meet representatives of Homes England to talk about the marginal viability funding that we can and do provide for trickier sites that require remediation or other action to make them viable, I would be more than happy to facilitate that.
The Minister for Housing (Kit Malthouse)
I will attempt to comply, Mr Stringer. It is a great pleasure to appear under your wise and steady hand for the first time. I apologise for my agitation during the debate, but I am eager for houses to be built across our great land for a generation that is crying out for them.
I congratulate my hon. Friend the Member for Hazel Grove (Mr Wragg) on securing the debate and on recognising the importance of the plan-making functions of local authorities and the importance of Greater Manchester, which is a place I know well, having been brought up at the far end of the M62 in Liverpool. I look forward to celebrating the relationship between our cities on Sunday afternoon, when the greatest football team of all time will play Manchester United.
Ten local planning authorities make up the Greater Manchester area, which is a key element of the northern powerhouse. The Government fully recognise how vital joint working between those authorities is to the success of Greater Manchester. The northern powerhouse is about boosting the economy by investing in skills, innovation, transport and culture, as well as devolving significant powers and budgets directly to elected Mayors.
In that spirit, the Government have placed faith in the people of Greater Manchester and their elected representatives to shape their own future. We have backed that up through the devolution of a wide range of powers under the leadership of an elected Mayor. It is the Mayor’s role to work collaboratively across Greater Manchester, and across the political parties, to provide the leadership and coherent vision required. Of course, local MPs should play an important role in the development of his plan.
The Government have also set out a national planning policy in the national planning policy framework, which we revised last year. That sets the overall framework for planning nationally. Local authorities need to bring forward plans for their local areas that respond to the particular nature, challenges and opportunities in their areas, some of which have been outlined by hon. Members.
Our starting position is that we trust local planning authorities, or groups of local planning authorities, as in Greater Manchester and many other parts of the country, to work together to produce plans that reflect the spirit of co-operation and joint working that we want to see. As a matter of law, plans are subject to a range of engagement and consultation with communities and other organisations. That consultation is a vital element of the plan-making process.
Plans are then subject to rigorous examination by independent planning inspectors, who are appointed by the Planning Inspectorate. The planning inspector or, in some cases, a panel of planning inspectors, assesses plans against the national planning policy framework and any other material planning considerations before coming to their conclusions. Ultimately, planning inspectors make recommendations about the soundness of the plan. Paragraph 35 of the NPPF sets out four tests of soundness that plans must pass, namely that they are positively prepared, justified, effective and consistent with national policy.
I am sure that hon. Members will understand that I cannot comment on the content or merits of the draft Greater Manchester spatial framework, as that could be seen to prejudice the Secretary of State’s position later in the planning process. I am aware that the draft spatial framework is out for public consultation until 18 March. I encourage anyone with views about it to respond to the consultation and take an active role in its development, as several hon. Members have. Knowing the tireless work that all hon. Members present, particularly my hon. Friend the Member for Hazel Grove, put into representing the interests of their constituents locally, I am confident that they will take on such a role.
Jim McMahon
The development of the spatial framework and the housing target were determined in this place and passed on to Greater Manchester to resolve. We agree with the spatial framework and the need to plan ahead, but there has to be a compromise. One Malthouse compromise has already died a death, so let us redo it for the Greater Manchester spatial framework.
Kit Malthouse
Watch this space. I will come on to housing numbers, but I just want to finish this.
The plan-making process means that there will be a further round of consultation before the plan is submitted for examination by a planning inspector. I understand that that is likely to take place in summer 2019. Anyone with views about the document should make them known at that stage and, given that the timing is not yet fixed, those interested should remain in contact with the Greater Manchester authorities, as I know that all hon. Members and their residents will. The Government fully recognise the need to plan for and build more homes. We are committed to delivering 300,000 additional homes every year by the mid-2020s, and every part of the country has a role to play in reaching that target.
To some specifics, on the green belt, it would be wrong to think that this was just a numbers game. Clearly, the Government are committed to protecting the areas that communities value, including the green belt. The NPPF was revised last year and maintains strong protections for the green belt. It sets a very high bar for alterations to green-belt boundaries, and although a local authority—or even a collection of them, as in this case—can use the plan to secure necessary alterations to its green belt, that is only in exceptional circumstances.
The Government do not list those exceptional circumstances, which could vary greatly. Instead, it is for local plan makers and the Planning Inspectorate examination to check that any change is justified. At this stage, it is worth pointing out that there is obviously a difference between green belt and greenfield. In some cases, I think that hon. Members might be confusing the two terms—one is in regulatory protection, the other is not. Fundamentally, it is for local authorities and local decision makers to provide the evidence base whether for variation of the green-belt boundary or for possible mitigation changes to the boundary by creation of space elsewhere.
It is still the case that the green belt overall in the country is bigger today than it was in 1997. We have taken particular steps to protect it. I also point out that in the NPPF that came out in July 2018, we put greater emphasis on seeking to develop brownfield land, especially within the green belt, as a priority.
A number of Members have mentioned the importance of the environment. As I hope everyone knows, we are in the middle of a consultation on the notion of biodiversity net gain in our housing and general development across the country, and that will conclude later in the year. It is absolutely right that in all we do we should seek to make the environment as much of a priority as we possibly can, and to accommodate and make space for nature.
Several Members mentioned the need for infrastructure. Plans are also about securing the necessary infrastructure to support development. It is essential to identify the type, scale and timing of the infrastructure required in any area, and that applies to smaller-scale infrastructure such as doctors’ surgeries or children’s playgrounds, right up to new hospitals, waterworks or rail connections. By identifying what is needed and where, the planning system can help to deliver the required infrastructure, either directly through tools such as section 106 agreements or the community infrastructure levy, or indirectly by signalling to utility companies or Government agencies such as the Highways Agency that certain items are required. Those agencies and companies can then build things in their own investment plans.
As I am sure hon. Members are aware, the Government also provide a number of opportunities for local authorities to bid for funding to assist with infrastructure. We have a £5.5 billion housing infrastructure fund, which can be used to bring forward housing sites and to release land for housing in a number of ways, including large infrastructure projects such as the multimillion-pound funding package for Carlisle that we announced last week, which put in a bid.
I am sure that the hon. Member for Oldham West and Royton (Jim McMahon) is aware that Oldham has submitted a bid to the housing infrastructure fund for marginal viability funding, which is designed to overcome exactly the sort of problems that he raised in his speech with difficult or marginally viable sites that might require work or some Government assistance to get them under way. We and Homes England are working with his local authority to solve some of the problems that he mentioned.
The hon. Member for Oldham West and Royton also mentioned neighbourhood plans. They have been incredibly popular across the country. About 13 million people now live under a neighbourhood planning system. We have provided £26 million of capacity support for neighbourhood plans, and I recognise that it takes a lot of commitment from local people to take control of planning in their local area. If the hon. Gentleman is having difficulties with neighbourhood plans, I will be more than happy to look at whether we can offer some kind of support because, however long I am in this job, I am keen to see neighbourhood planning established as a way for local people to take control of planning, so that they feel much less like its victims and more its master, particularly when it comes to design.
One area that we have made great play of in policy over the past few months is design. Where new homes are permitted, it is essential that we ensure that they are well designed. That is why we have established the Building Better, Building Beautiful Commission, chaired by Sir Roger Scruton. We held an important design conference in Birmingham just last week. We have also appointed a chief architect to work at the heart of Government to champion the important role that good design plays. I highlight the fact that the revised NPPF states that permission should be refused for poor design, especially when it fails to take the opportunities available for improving the character and quality of an area.
As has been said, many residents’ objections to new developments tend to stem from the feeling that the new development will detract from the quality of the area. If we can get design right, if we make space for beauty, if we build the conservation areas of the future and communities that work coherently, people will, we hope, start to welcome new development in their area as something that will enhance it and make it more sustainable.
Finally, I want to raise the issue of numbers. All hon. Members mentioned numbers. We are very keen to see a lot of houses built in this country—many millions, perhaps—over the decades to come, because we believe that there is huge pent-up demand. We have set a target of 300,000 homes a year by the mid-2020s, and I have heard nobody politically say that that is not a good and ambitious target for us to hit. The question is where those homes should go.
We have attempted to put in a standardised system to assess local housing need across the whole country on a formula basis. The hon. Member for Oldham West and Royton is right to say that the ONS was tasked with producing the first projections, or the basis of the data for projections, of local housing need. Unfortunately, the numbers that the ONS produced created some very anomalous results across the country. For example, in relation to the city of Cambridge, one of the strongest-growing regions in the country and where there is enormous ambition, the 2016 forecast was that there was zero housing need in Cambridge. Other cities’ anomalous results caused alarm. As a result, we took the decision to step back and restore the 2014 numbers, and then consult further on a more coherent system going forward—one that could be generally agreed across the country. We really did not think that, on the basis of those anomalous results, it was a good time for people to take their foot off the accelerator, given that we all accept the strong need for housing, and that both major political parties have made ambitious promises about their housing targets.
I should clarify what the local housing need target is. It is exactly that—a target. It is a baseline from which a local authority can work to effectively establish the number of homes that it needs in its area. In the examination of any plan, a local inspector will look at the plan and accept properly evidenced and assessed variations from that target. If, for example, there are constraints such as an area of outstanding natural beauty, green belt or whatever it might be, and people can justify a lower number, an inspector should accept that. That said, if local authorities are ambitious for their area and want to address the legitimate housing needs of young people—many now have to live at home, with their parents and grandparents, into their 30s and 40s, even in the great cities of the north—they can go ahead of those targets if they wish. That, combined with the duty that now exists in the planning system to co-operate with neighbouring local authorities, means, we hope, that each area can arrive at a figure for provable, established local housing need, which has been assessed by an inspector, from a baseline that across the country will produce a target, we hope, of 300,000 homes.
Jim McMahon
I think, from what I have heard from the Minister—I must double-check this—that we may be making progress. Is the Minister saying that if Greater Manchester, on a proper evidence base, which could include more recent ONS population growth projections, comes forward with a lower housing target, the Government would be open to that?
Kit Malthouse
I am more than happy to write to the hon. Gentleman to set out the precise way in which the target should be taken into account. There has been a lot of misunderstanding, resulting in the notion that this is a mandated number that local authorities have to hit. We recognise that within the United Kingdom there are lots of variables to be taken into account. If a local authority falls largely within a national park, there are obviously significant constraints on its ability to produce housing. The planning system must be flexible enough to accommodate that.
At the same time, however, I urge all Members to bear it in mind that we have an urgent national mission to build homes. All parties, when in government over the past two or three decades, have failed to build enough houses to accommodate the next generation. As a result, we have seen falls in home ownership, rises in density, and a homelessness problem, and we need to address that situation. Much of it is about supply, and most of that supply will necessarily be built in the great cities of the north and across the whole of the country because, frankly, as the right hon. Gentleman said, they are great places to live; I speak as a former resident of one of them.