Town and Village Plans

Debate between Lord Soames of Fletching and George Freeman

Tuesday 30th January 2018 Westminster Hall

[George Freeman]

I could not agree more with my hon. Friend. We should look at the lessons from those garden towns. Many years ago, I fought the constituency of Stevenage—as colleagues know, it fought back—but Letchworth, the first garden town, is still regarded in that part of the world as a great tribute to proper planning. It is a place of great pride for the people who live in and around it. That is unusual for new developments, so there are real lessons to be learned.

I know the Government are supportive of this model of new town development and of garden village development, but the problem is that it is not happening. Seven years after we passed the Localism Act, when I say “localism” in Mid Norfolk I am greeted with groans and occasionally with jeers—although my constituents are very well-behaved and extremely polite. There was the promise of localism, where we said to people, “You will be empowered. The community will be able to plan. We will support your plans and back you.” But people are seeing their plans ignored.

I want to mention Swanton Morley as a case study. Swanton Morley is the home of the Queen’s Dragoon Guards, and formerly of the Light Dragoons. It has an old RAF base. It is one of my small market towns with a 2,000-odd population, and it has put together a magnificent plan. I want to pay tribute to Roger Atterwill, the chair of the parish council, and Faye, his assistant, who have worked assiduously on the plan over the past two or three years. It is a model of local planning. There were village hall meetings, consultations, surveys—real engagement—and they have produced a real vision for the future of the village.

But unfortunately, on examination, the examiner appointed by the district council struck out all of their sensible, local conditions, such as that there should be an allocation of houses for people who come from the Swanton Morley area and around the percentage of affordable housing, all of which were provided for in the spirit of the Localism Act and in legislation. One cannot help but see that they were struck out because the main planning authority, Breckland Council, has both hands tied behind its back. It is up against the wall with a five-year land supply and it has no leg to stand on: it is terrified of being taken to court by big out-of-town developers.

I want to make it clear that I am not having a go at all developers. There are some magnificent developers in this country and in Norfolk. I would cite Tony Abel, for example. Abel Homes is a really good local business, building high-quality local developments. However, when it comes to the likes of Gladman, which has come into our patch, we never meet the people behind the developments.

[Sir Nicholas Soames (Mid Sussex) (Con)]

I entirely agree with my hon. Friend’s point, which he is making so well. In my constituency, the local builders are immaculately behaved, do a very good job and try very hard. But some of the big builders’ behaviour is frankly atrocious. They game the system, cheat the people who they are meant to be working for and bully the district council. Their behaviour is often absolutely reprehensible.

[George Freeman]

I am grateful to my venerable and right hon. Friend for putting that so robustly. I would not be here if I did not share that view. We all understand that we need houses built, and we all know that we need developers to do it, but there is a contract. When we provide developers with the powers and the balance of probability on the sustainable development framework, and we say that there is a presumption in favour of sustainable development, we mean sustainable development. We do not mean that as an excuse for them to dump a housing estate on our villages and towns and then sugar off. They have an obligation, as local builders and local landowners understand.

For that reason, I recently called a rural housing summit with Hastoe Housing Association—I see the Minister nodding—which is a leading, if not the leading, rural housing specialist. All around the country it has put together schemes with the support of local communities. It is doing more than anyone in rural housing to defeat nimbyism, because the quality of its developments is so high. At this rural housing summit we showcased best practice from all round the country: people putting together affordable housing schemes, shared equity schemes, covenanted land, parish councils. There is a wonderful cornucopia of good rural housing models, but we are not seeing it in Norfolk because our councils have both hands tied behind their backs.

When I say to my councillors, “Why aren’t you using the design codes that we gave you? Why aren’t you using the powers that we have given you in these Acts?” the answer comes back, “We are desperate to get our five-year land supply in order. We are terrified of legal challenge. We are trying to keep our council tax down. We are bearing the brunt of very necessary public spending constraints, and frankly every penny we make goes back into the deficit.” Our councils have their hands tied behind their backs, and are therefore unable to implement the spirit of the Localism Act.