Neighbourhood Planning
Debate between Lord Herbert of South Downs and John Howell
John Howell
The hon. Gentleman makes a good point. The point I would make is that we have initiated a process whereby public opinion is taken into account throughout the process of putting a neighbourhood plan together, and that is reflected at all stages of the neighbourhood planning process. Whether that is the same in Northern Ireland I will leave for him to judge.
In the Cornish case, it is harder for the council to refuse permissions for proposals that conflict with an emerging neighbourhood plan, although this may have now been taken care of if the three-year land supply required for the neighbourhood plan areas still stands. But what this shows is how precarious the weight to be attached to neighbourhood plans really is, because it is still for the decision maker, whether that is the council or the inspector, to assess the application on a case-by-case basis. There appears to be a great discrepancy between the emphasis given to neighbourhood plans by the Secretary of State and that given by the Planning Inspectorate. I suggest, therefore, that we need to put neighbourhood planning on a firmer basis.
The fact that there are so many cases where a neighbourhood plan has not been given weight causes great frustration. It is a cause of much frustration that so much work has been put into producing a neighbourhood plan and yet it has been overturned. As my right hon. Friend the Member for Mid Sussex (Sir Nicholas Soames) said, that work is undertaken by volunteers, to whom we all ought to give our grateful thanks.
Nick Herbert (Arundel and South Downs) (Con)
I congratulate my hon. Friend on initiating this debate and I agree with everything he has said. Is not the danger that if neighbourhood plans are undermined in this way, confidence in the whole process and the willingness of volunteers to undertake the process of putting together a neighbourhood plan will be damaged?
John Howell
My right hon. Friend makes a valid point. That is the last thing I want to see. I want neighbourhood plans to continue to flourish and contribute to house building and to the development of communities.
Of course, not all developers behave as I have described. Many follow what I set out in “Open Source Planning”. They try to reduce tension between themselves and the community and to work effectively with the community. However, there are those who play the game of getting in before the neighbourhood plan is fully made and frustrating the work that is going on.
I suggest that the Minister considers introducing a moratorium on new house building where a neighbourhood plan is being put together. To prevent communities from cheating and claiming that they are producing a neighbourhood plan when they are not, rules would be needed that show that the plan is genuine. There would have to be rules to make sure that communities are allocating sites for development, not using the plan as a nimby charter. That could be done by strengthening the guidance to the Planning Inspectorate and making sure that it is applied consistently, or ensuring that neighbourhood plans are given more weight when, for example, they include a list of sites or the initial consultation has taken place.
Although I say it myself, neighbourhood plans are a great success. They are giving communities a real say and responsibility for new housing by allowing them to work in partnership with their district or borough council and decide where that housing should go. Villages that were once hostile to development have become pro-development. A neighbourhood plan can take up to two years to put together and it represents a lot of hard work for the community—all done by volunteers—but so it should. It makes a major contribution to the future state of any village and cannot be written on the back of a cigarette packet. However, we have to make sure that the effort is not taken for granted or wasted by allowing some developers an opportunity to move in ahead of a neighbourhood plan. Anything the Minister can do to strengthen guidance or advance the time when neighbourhood plans carry protection would be much appreciated.
One of the major things we need to do as a Government is to provide housing for younger people. The average age at which people acquire their first home is now over 30. As it was put to me, one cannot expect people to be capitalists if they do not have any capital. We need to provide people with houses to buy, and there are two issues here—first, the number of homes and secondly, affordability. On the first, I encourage the Government to move ahead with the consultation on the changes to the calculations being made by councils of their housing numbers.
I was part of the local plan expert group—I am localist through and through—and the suggestions that we made to change how housing numbers were calculated were not anti-localist. Serious problems are generated by the lack of an agreed approach to strategic housing market assessments, which have become one of the most burdensome, complex and controversial components of plan making. We set out detailed recommendations for a shorter, simpler standard methodology for strategic housing market assessments, in particular for assessment of housing need, with the aim of saving significant time and money, and—most important—removing unnecessary debate from that aspect of plan making. I recommend the LPEG report to the Minister. I know he is new to his position, but I urge him to read it. It would help if a table of recommendations and how they are being dealt with were produced by his officials. The thinking behind that uplift is that allocating more housing land will lower prices, increase development and improve viability. Of course, the sites allocated need to be actually developed.
This is not entirely a district or borough council problem. As I have said, neighbourhood plans allocated more houses than was originally intended. We need to encourage neighbourhood planners to look to the future of their area when they plan and to be part of the solution, rather than being held at a bit of a distance as they are now.
We can be more localist by stressing to neighbourhood planning groups that they can and should have much more say over the type of housing they allocate. The need in my area and that of the Minister is not for vast swathes of council housing, but for affordable market housing. It is not for more developments of four-to-five bedroom housing, but for more developments of genuinely cheaper one-to-two bedroom houses.
I want to suggest to the Minister that it is time to be radical about the future and to be ultra-localist. The steps we have taken so far have given only some of the involvement to local communities. That process needs to go further and bring neighbourhood planning groups into the equation, so that they may stress the types of housing in terms of the number of bedrooms, and have some say over affordability. Schemes such as Help to Buy have actually touched very few people—some 360,000. We need to find a way of involving local communities in tackling the issue of affordability or they will simply blame us that houses continue to be unaffordable.
We need to stress that this is a dynamic part of the planning system. It is very unlikely that we got it right the first time and we should have the courage to make changes as we go along and seek to expand the scheme as it proves to be ever more successful. But it is essential that we do not row back on our commitment to involving communities in the decisions over where the houses should go, what they should consist of and, crucially, what they should look like—their design. To that I would add that communities should also have a role in ensuring affordability.