Homes: Existing Communities

Lord Jamieson Excerpts

Thursday 12th December 2024 Grand Committee

[Lord Jamieson (Con)]

My Lords, I declare my interests as detailed in the register. I thank my noble friend Lord Wolfson of Aspley Guise for tabling this important debate and coming up with a provocative presentation that makes us think. In planning, we always need to think. The temptation is always to carry on doing what you are doing, which tends to mean you get the same result.

I think we all agree that we have a housing crisis, and the current planning system is not working as it should. Two important points were raised. First, how do we build houses where people want to live? Secondly, how do we extract a planning gain that is in many, but not all, areas for the benefit of residents not landowners?

I will focus on building the right houses in the right places with the right soft and hard infrastructure. The greatest need for housing in many parts of the country is in urban areas. That is also where there is the best infrastructure. I note that, in London, we are shutting schools because there are not enough pupils; in Bedfordshire, we are building schools because there are not enough schools. Should we not be having more children in London—that is, houses?

That is one of the issues: it is incredibly hard to build on brownfield sites. This is why the previous Government came up with the proposal—I was involved in it—that there should be a strong presumption in building on brownfield land. I am quite disappointed that the current Government are moving away from that and suggesting that we should build on the grey belt. There may be a need to build on the grey belt but we should do everything in our power to build on brownfield first. We should also regenerate on brownfield and regenerate some of our older housing estates in many of our urban areas with gentle densification.

I add that, if we compare some of our major cities—for instance, London—to others, Madrid and Barcelona are four times as dense as London. Paris is nearly twice as dense. That gives a whole number of advantages: as well as being able to use not as much greenfield land, it means that your transport system is much better and that people have much better access to local services. This really is a very important issue.

I want to come on to some of the issues with the planning system and the one-size-fits-all approach. By way of example, in Central Bedfordshire, we were inundated with speculative applications because there was a big uplift in land value. They were all supported by highly paid barristers challenging our planning system. I talked to some of my colleagues in areas with lower land value; they were not facing that issue. Their problem was that they did not have viable land, particularly where they were seeking to regenerate brownfield land, so they had a different problem. I then talked to developers who told me how hard it is to develop in certain urban areas.

What we need is a planning system that gives local authorities clear guidance on what objectives are to be achieved then provides them with the tools to deliver those objectives. It needs to be a coherent and consistent planning system—something that I fear we do not have. I welcome the new NPPPF proposals and what is said on the outside of the tin, so to speak. My concern is that, with planning, the detail is always the problem. Although we all superficially want better houses, more brownfield and better infrastructure, it is the detail that really matters—what is inside the tin—and it genuinely worries me that we will continue to get this wrong.

Finally, several noble Lords mentioned the Building Beautiful programme. The previous Government had the Office for Place, a department responsible for creating beautiful, successful and enduring places. I am very disappointed that it is not being continued. I ask the Minister: do this Government intend to build as many houses as quickly as possible, regardless of their appearance and impact on the local community? We must focus on building as many new homes on brownfield sites as possible and, where they are not on such sites, on ensuring that they have the right infrastructure and that the community is taken into account. We need to increase urban density gently and do so in combination with regenerating communities, such that we end up building homes and communities that people want to live in.