Housing and Planning Bill (Seventeenth sitting)
Debate between Lord Jackson of Peterborough and Helen Hayes
Helen Hayes
I agree that local authorities should be as efficient as possible wherever they can, and that in some cases economies of scale can be derived from sharing services. I also believe, however, that a certain volume of work is created by large-scale planning applications and by our need to deliver new homes across the country that must be properly resourced; I am suggesting to the Government a creative way in which that might be achieved.
Mr Jackson
I am slightly disappointed that the Local Government Association supported the new clause, because it is incumbent upon the LGA to understand that the cumulative impact of regeneration, much of which is housing, is beneficial to local authorities; it is an investment. This should be seen in the context of non-domestic rates, the new homes bonus or sales-related taxes—the long-term capital investment—rather than just a one-off negative cost.
Helen Hayes
I agree with the hon. Gentleman that this is an investment. It is, however, an investment that many local authorities do not have the luxury of being able to make in the context of the stretching of their resources across other very important statutory areas of service.
I will complete the quotation from London Councils:
“Full cost charging could also be used to fund the kind of pro-active multi-borough teams that supported”
the work of the Olympic Delivery Authority. Where we have large-scale regeneration across a wide area, London Councils supports the principle that local authorities should share that resource and be able to recoup the costs of it.
The new clause makes sense for councils, who would be able to raise the resources that they need without jeopardising vital statutory services such as children’s and adults’ social care; for communities, who will get higher-quality decisions; and for developers, who will get the speed of service they need to bring forward development. I hope that the Government will support it.
Mr Jackson
The hon. Member for Harrow West has obviously got a tiger in his tank this afternoon as well.
My hon. Friend the Member for South Norfolk is absolutely spot-on. It is no good whining about funding constantly and saying, “It is not as it used to be.” We have to go out and attract forward-looking, intelligent, smart planning officers. They are out there. I give way to the hon. Member for Dulwich and West Norwood, who I am sure is in that category.
Helen Hayes
I am grateful to the hon. Gentleman for giving way. The new clause is not about constantly whining about funding. It is about putting the absolutely vital task of securing the new homes that we need through the planning system on a sustainable financial footing, without placing an additional burden on the public purse. He would surely agree with that.
Mr Jackson
I would not agree with that, but we all see issues in politics through the prism of our constituencies, which is quite natural. In my constituency, we have a target to build 25,500 homes between 2001 and 2031, which is enormous growth. We are the second-fastest-growing city in England, and our planning department, in only a medium-sized unitary authority, is award-winning because it has worked with developers and it has delivered its structure plan, local plan, site location plans, city centre area action plan and other supplementary development on time. It has managed to recruit good people. I gently suggest to the LGA and the District Councils Network that we should be encouraging best practice in recruiting really good planning officers, rather than trying to legislate for it on the face of a Housing and Planning Bill.
Housing and Planning Bill (Fourteenth sitting)
Debate between Lord Jackson of Peterborough and Helen Hayes
Helen Hayes
I thank the hon. Gentleman for his intervention, but I am not sure he was listening to my comments. I was saying that many of us, as elected representatives, have been asked to support communities in objecting to applications involving buildings considered by the community to be too tall. The point I am making is that if the content of a permission in principle contains height parameters, it will reduce the scope for objections on those grounds, because the matter has already been resolved. Communities can be secure in the knowledge that the content on height has been agreed. That is the point that I was making.
Similar grounds for objection include concern that an application will leave the area too built-up without adequate open space, or that there will be too much pressure on schools or GP practices as a consequence of development. A minimum level of detail contained within a permission in principle, which could be stated within the local plan or within the listing on the brownfield register, or determined by the local authority where an individual applicant comes forward, will be helpful in giving a genuine level of certainty to developers and a genuine level of comfort to communities.
Mr Stewart Jackson (Peterborough) (Con)
As an hon. Friend said to me just now, the proposal is not for in principle permission but detailed permission. It is the Stalinist tractor figures. The hon. Lady would be more compelling and persuasive in her arguments if there were any timescale to give effect to the changes. She will know that the uncertainty over permitted development rights, the conversion of offices into houses or flats, has stymied that development to a certain extent. To include the amendment in the Bill would do exactly the same thing and slow down the production of people’s homes.
Helen Hayes
I thank the hon. Gentleman for his intervention, notwithstanding the reference to Soviet dictators, which is never a helpful contribution to political debate in this Parliament—I stand by that. He made a good point about the need for timescale and for the development management process to be rigorously managed. I agree with him on that point.
The content of permission in principle for which I argue could be contained in the entry on the brownfield register about a particular site. It could be part of the process of designating that site on the brownfield register. It could be part of the local plan process, and it could be something that the local authority designates when an applicant comes forward in person.
Without that level of detail, permission in principle is a very confused concept. It purports to be a move towards a zonal system but it misses the key point about the zonal system in countries such as the Netherlands, which is that all of the work required to give certainty through the planning process is undertaken in those countries during the plan-making stage. A zonal system that has comparatively little detail at the plan-making stage, and apparently even less detail in the planning permission stage, gives certainty to no one, will fail to minimise risk and may even succeed in increasing—
Housing and Planning Bill (Second sitting)
Debate between Lord Jackson of Peterborough and Helen Hayes(9 years, 1 month ago)
Public Bill CommitteesRead Full debate Read Hansard Text
Helen Hayes (Dulwich and West Norwood) (Lab)
Q 115 Just returning to section 106, at the moment that section makes a very important contribution to delivering social housing for rent, school places, high-quality green space, GP practices and so on. With the starter home obligation, to what extent do you think house builders will still be happy to make those contributions to creating successful communities where you are delivering new homes?
Andrew Whitaker: I think those contributions have to be proportionate to the development and, therefore, excluding an element from the community infrastructure levy does not exclude them from site-specific section 106 requirements. Overall, developers will continue to pay planning obligations towards social infrastructure, even with the starter home obligation. On brownfield sites of around 100% starter homes, I think we then struggle a little to see the overall contribution to the cumulative impact of development, which is of course supposed to be addressed by the community infrastructure levy. That takes some sites out of their fair contribution towards that and we have some concerns about that. The problem is, you have to do something to make those sites viable for residential development with their 20% discount and that is one of the few things you can do to ensure that those sites are still viable.
Ian Fletcher: I am sympathetic to the points that Andrew was making. I would just add that we have a comprehensive spending review coming up, and if those brownfield sites are going to work and are going to be great places to live, there needs to be some way of supporting that social infrastructure. If it is not coming from the developer then it has to come from other sources.
Housing and Planning Bill (First sitting)
Debate between Lord Jackson of Peterborough and Helen Hayes(9 years, 1 month ago)
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Helen Hayes
Q 31 Given some of the uncertainties that you have all outlined, do you think too much is being left to regulations when it should be in the Bill?
Phil Glanville: Yes.
Philippa Roe: I would say no, because the Bill is going through now, this is complex, and if we tried to rush it through too quickly now there might be unintended consequences. I would like to see proper time given for the regulations to be introduced, picking up on those unintended consequences.
Martin Tett: I agree with Councillor Roe about unintended consequences. If you try to shoehorn everything into the Bill, there is a danger of locking in things on which you might need flexibility later. The LGA is keen to sit down with the Government, understand some of the intentions behind the Bill and try to work through the best solutions that lead to the best outcomes for not just the Government’s policies but local councils and their housing responsibilities.
Sir Steve Bullock: Going forward, the Bill is interesting in the way it proposes to create that space. I suspect that that means that if we are going to be in an ongoing process of negotiation beyond the Bill becoming an Act, local and central Government need to step up their games to demonstrate how they will make that work and how we can have sufficient transparency to provide the reassurances that people will want.
Mr Jackson
I was rather remiss earlier for not declaring another interest that might not be in the Register of Members’ Financial Interests: I am a vice-president of the LGA, so that is on the record. That brings me neatly to Councillor Tett.