Greater Manchester Spatial Framework

Andrew Gwynne Excerpts

Wednesday 14th December 2016 Westminster Hall

[Andrew Gwynne (Denton and Reddish) (Lab)]

Before he moves on, will the hon. Gentleman give way?

[William Wragg]

I will happily give way to the hon. Gentleman, my neighbour.

[Andrew Gwynne]

I am very grateful to the hon. Gentleman, but is he concerned, as I am, that there does not appear to be any joined-up thinking between different parts of the combined authority? We are currently in a consultation on the spatial framework, which is identifying whole tracts of land for future development, yet we have just finished a consultation on the Greater Manchester transport strategy 2040, under the guise of Transport for Greater Manchester, which bears no relationship to the spatial framework?

[William Wragg]

The hon. Gentleman makes a very important point about the need for greater “joined-up thinking”, a phrase that is perhaps over-used but rarely put into practice.

It is in this spirit—of building where there is genuine need—that I wish to raise some specific concerns about the methodology behind the framework. The draft framework proposes that 227,200 net additional dwellings will be needed by 2035 to home a projected population increase of almost 300,000 people. It also apportions this house-building target across the 10 Greater Manchester councils, and in the case of Stockport, the allotted target is 19,300 new homes.

I have concerns about how these figures have been arrived at. To estimate the population growth, the spatial framework considered information from the Office for National Statistics, the Department for Communities and Local Government, an economic forecasting model, the Experian credit-referencing agency and independent business consultants. In 2014, the combined authority produced a 165-page document, outlining and consulting on its methodology for calculating future housing needs. Dozens of tables and graphs later, we arrive at the magic prediction of 294,800 extra people by 2035, which translates into that figure of 227,200 new dwellings that I gave before.

Forecasting is a very difficult and complex task, and it is always subject to a degree of uncertainty. However, taking just the most recent three forecasts from the ONS—from 2008, 2010 and 2012—there is a variance of almost 200,000 people between the highest and lowest estimates for the population of Greater Manchester by 2032. This means that the framework’s magic number is two thirds within the margin of error of the three most recent ONS forecasts, and that is without even cross-examining the four other sources.

It is also curious to observe that 10 large housing developers all claimed that the authority’s objectively assessed need figure was too low, whereas the Campaign to Protect Rural England claimed it was “excessively high”. Faced with such wild variance in the estimates of population growth, it is difficult to have faith in the combined authority’s arithmetic. One wonders whether the projected need goes beyond the true need.

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[Andrew Gwynne]

The hon. Gentleman is making an important point about the value of the green belt to people living in Stockport and Tameside. He will know that much of our green belt is also recreational space for those two boroughs. Is he concerned, as I am, that some of the sites that have been identified in the spatial framework are within the Tame valley? One site is at Hyde Hall farm in Denton, and there is also a large industrial proposal on the edge of Denton in his constituency. That is wrong, is it not?

[William Wragg]

It is wrong, and I know the hon. Gentleman had a battle on his hands with the threatened encroachment on Reddish Vale country park.

What will we do to ensure that brownfield developments are prioritised, that our towns are regenerated first and that green-belt land is released only when it is the last option? First, we need an accurate estimate of the amount of urban land available. According to the combined authority’s own figures, Greater Manchester has at least 1,000 hectares of undeveloped brownfield land that has not been earmarked for use. Taken together, the sites have enough space to build at least 55,000 homes—that is a very conservative estimate—which is almost a quarter of the entire Greater Manchester target, as set out in the framework. This is merely a pilot exercise, and I am confident that more sites can be found, as the hon. Member for Blackley and Broughton (Graham Stringer) mentioned. However, releasing green-belt land now would totally undermine the incentive for such developments.

Secondly, Greater Manchester combined authority needs to address the familiar issues that prevent development of urban land, such as split ownership, land banking, unrealistic expectations of land value, access, contamination and others.

Thirdly, to make housing in urban areas attractive to new owners and tenants, we need to make town centres places where people want to live, with pleasant, safe surroundings and the right facilities, amenities, public services, schools and healthcare. Those aims could perhaps be achieved by creating a development corporation or similar body with responsibility for regenerating Greater Manchester and with a remit to recycle land and to create fit places to live. That need not cost much, but it would create the proper planning that would stop Greater Manchester sprawling out unsustainably in all directions.

I have three questions for the Minister. Does he agree about the need to protect the green belt and to prioritise the redevelopment of brownfield land as an alternative? Does he agree that green-belt sites should be used only as a very last resort when all brownfield sites have been exhausted? Does he share my ideas for prioritising brownfield development, and what other steps are the Government taking to encourage it? Does he think that Greater Manchester combined authority is justified in its housing target and its desire to release green-belt land in the immediate future?

As I said at the outset, I and the thousands who signed local petitions are not against house building, but we believe in brownfield sites. Sites that have been developed previously should be prioritised for building homes, which not only protects the countryside but focuses development where regeneration is needed and where the necessary infrastructure already exists. The strength of local opinion is clear to see, and it is clear to see in the turnout of colleagues from Greater Manchester in Westminster Hall this afternoon. I thank all those who have supported the campaign.

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[Mary Robinson (Cheadle) (Con)]

It is a great pleasure to serve under your chairmanship, Mr Howarth, and to see Members from right across Greater Manchester and on the Opposition and Government Benches here to debate this important issue. I am grateful to my hon. Friend the Member for Hazel Grove (William Wragg) for securing the debate.

I am conscious of time, so I will get straight to what the debate is about. I think we are in agreement that we need a good local plan for the area that provides the housing and infrastructure that we need, but this is not it. The plan lacks vision and has no real foresight or ambition for the future development of Cheadle. While I accept that there is a need for more housing across the country, that should never be achieved through the indiscriminate development of our green belt. Instead, as others have said, we should regenerate our brownfield sites—and there are brownfield sites to be regenerated in our areas.

I have campaigned to protect areas of Cheadle from inappropriate development, and last night I was pleased to join my hon. Friends the Members for Hazel Grove and for Bury North (Mr Nuttall) in presenting my petition against the plans to the House. It collected more than 2,600 signatures, which was quite an achievement. I was overwhelmed by the thousands of constituents who have been in touch with me on the issue. The strength of feeling shows that local people do not want their future development to look like the draft plans. People care about their local community and want to see urban areas regenerated. They love their open and rural spaces, and recognise their value for physical and mental health and wellbeing.

In my constituency, that strength of concern is most evident in the activities of local neighbourhood groups, such as Woodford Neighbourhood Forum, which was set up in October 2013. Since then, members and residents have raised funds and spent thousands of hours working on their local plan. Getting a local plan together is no mean feat. Over the past three years, they have put together more than 340 pages of material, and I am concerned to ensure that their voices are listened to.

There is an urgent need to identify all suitable brownfield sites, including ones in and around Stockport and in urban areas across the Greater Manchester city region, where communities would benefit from the additional investment generated by regeneration projects. The Campaign to Protect Rural England has identified that brownfield sites in the UK have the potential to deliver 1 million houses. As my hon. Friend the Member for Hazel Grove described, it has been assessed that it is necessary for Stockport to have 19,300 of those houses. It shocks me to say that it is expected, hoped or proposed that more than 8,000 will be built on the green belt in Cheadle. Should the plans go ahead, they will not only devastate the countryside, but place unprecedented pressure on our local infrastructure and undermine our communities. I am a member of the Select Committee on Communities and Local Government.

[Andrew Gwynne]

Actually, the situation is worse than the hon. Lady describes, because for perfectly good reasons, all 10 local councils want to use the plan as an opportunity to increase their council tax base. Therefore, it will predominantly be executive homes that are developed. Is the real risk not that we end up crashing the housing market in Greater Manchester because we have an over-supply of the wrong kind of homes?

[Mary Robinson]

I absolutely agree. The hon. Gentleman makes a fundamental point. Indeed, it is expressly in the plan that the area around Cheadle—particularly Woodford—will be allocated for high-end, low-volume housing, and the expectation is that funds will come to Stockport Council. That is exactly it. Of course, the hon. Member for Rochdale (Simon Danczuk) will not necessarily get the housing that he needs there if developers choose to build on our green belt.