Regional Spatial Strategies

Annette Brooke Excerpts

Wednesday 30th June 2010 Westminster Hall

[Chris Skidmore]

The hon. Gentleman is correct. We are currently in limbo in the south-west. Later in my speech, I should like to mention another matter, which is creating a problem at this stage, regarding the RSS and other planning legislation that has yet to be tackled.

First and foremost, I want to be clear that my constituents are not nimbys. Local people recognise the need for extra housing, and more affordable housing, for the future. I am sure that hon. Members agree with that. In fact, there has been cross-party agreement in South Gloucestershire council on our being able to build 21,500 houses over the next 15 years and at the same time protect and preserve the Kingswood green belt. It is only due to the imposition of 32,800 homes in the local area under the south-west RSS that the green belt has come under threat from being bulldozed.

I should like to mention to the Minister an important issue that needs to be dealt with when legislation comes to pass through the House. Currently, there is an instruction to planning inspectors in paragraph 71 of planning policy statement 3 to “consider favourably” applications for housing where the local authority cannot show a five-year supply of housing land. That requirement is counter-intuitive in the current challenging housing market and in the context of the Secretary of State’s recent announcement on the abolishment of regional spatial strategies.

Under the PPS3 framework, local councils are being challenged by developers to make good the housing shortfall by approving applications for housing, often in unsustainable locations such as the green belt, on the grounds that the council cannot demonstrate a five-year land supply. However, even though many developers are now experiencing low market demand and have therefore reduced housing delivery, that is not stopping the sector claiming that the land supply in south Gloucestershire has significantly worsened, with that claim being used to justify granting permission for additional housing sites on the green belt at planning appeal. In my constituency, permission has already been granted for 2,700 houses in the Emersons Green East development, yet due to developers’ slow progress in planning and building those homes, the development is yet to begin. Now, using the argument of the five-year land bank and housing supply, which is still dictated by the soon-to-be abolished RSS, developers are casting their eyes over the green belt to cherry-pick the best sites. This unsustainable situation fundamentally conflicts with the new Government’s approach to planning for housing provision and on protecting the green belt.

[Annette Brooke (Mid Dorset and North Poole) (LD)]

I agree that there is quite a challenge at the moment in respect of what is to happen. A district council in my constituency is obviously drawing up plans for its development framework busily behind closed doors and is, almost certainly, reducing the impact on the green belt but not protecting it fully. Does the hon. Gentleman agree that this time around we should start at parish council level, not even at district council level, building it up from there?

[Chris Skidmore]

It is so interesting that the hon. Lady makes that point, because under the coalition agreement we will be handing more powers to parish councils, certainly for local referendums, with about 80% of parishes being able to decide where to build. There will be areas of land in a parish that the local community wants to decide on. There are certainly village communities that want to ensure that local residents whose families have lived in an area for generations are able to carry on living in a village. That is important.

My point about PPS3, particularly paragraph 71, is that it fails appropriately to balance the impact on communities—for example, village communities—and disproportionately favours housing delivery above genuine sustainability considerations. It is also contrary to the Secretary of State’s statement that decisions on housing supply should rest with local planning authorities. The requirement to provide a five-year land supply was based on the previous Government’s policy to deliver housing supply through a target-driven framework, of which paragraph 71 represented a key mechanism. The new Secretary of State has made it clear that that approach is no longer Government policy, and I hope that he will consider removing paragraph 71, along with the supporting national guidance on identifying sufficient specific sites to deliver housing for at least five years.

To replace the five-year land supply target, I suggest that the Government formally endorse the approach set out in the west of England multi-area agreement, which covers my area, to enable local authorities to agree with the Government annually, so that we have sequential development and more appropriate housing delivery forecasts that realistically reflect expected delivery. The Secretary of State should also consider carefully current national indicator 159 on the supply of ready-to-develop housing sites, which I suggest should be removed. The current NI 159 definition places great emphasis on the regional spatial strategy as the basis against which local authorities’ housing delivery is to be assessed. That requires immediate attention in legislation because it is now clearly not in accordance with Government policy.

These issues need further consideration when the legislation comes to the House, but above all I thank the new Government for their decision to abolish the regional spatial strategy. It is a welcome decision for the people of Kingswood. It places us on the right track to restore powers to local communities, to trust local people to make decisions over their own lives, and above all to preserve and protect our treasured green belt for generations to come.

--- Later in debate ---

[Martin Horwood (Cheltenham) (LD)]

I am extremely grateful to you, Mr Benton, and to colleagues for allowing me a few minutes to speak. I am enormously proud to support a Government who are abolishing the regional spatial strategies. It brings me great pride even to say those words after six years of battling against these things, so I congratulate the Minister. I also congratulate, in the case of Cheltenham, the Leckhampton Green land action group, the Save The Countryside campaign, particularly Kit Braunholtz, Alice Ross, Helen Wells, Gerry Potter and Councillors Klara Sudbury, Steve Jordan and John Webster, and thousands of others throughout Cheltenham, Gloucestershire and the whole south-west, who succeeded in sufficiently bogging down the emerging south-west regional spatial strategy to the point at which it never emerged at all.

This policy of the last Labour Government may once have been well intentioned in an attempt to control the spiralling rise in house prices, but it ended up being undemocratic and profoundly unsustainable, because it delivered targets that were based not even on an absolute number of houses for local people, but on thousands of houses per year being delivered apparently in perpetuity. Presumably, when we reached the end of these strategies in 2026, we would have had further ones that would have had to maintain that rate of supply. The credit crunch in a sense constrained irresponsible lending and helped to deflate house price inflation, but there are a few issues that I hope the Minister will have time to address.

Rightly, colleagues have pointed out the risk of the Planning Inspectorate undermining some Ministers’ intentions. In fact, there is one judgment relating to—I hesitate to try to pronounce this—Bata field in East Tilbury, delivered in a letter in the name of the Secretary of State on 21 June, that also seems to undermine Ministers’ intentions, although it is in the name of the Secretary of State, because it cites the unacceptability of development on the green belt, except in exceptional circumstances, and then it gives the exceptional circumstances as the demonstrable shortfall in affordable housing completions and the quality of the design. Those do not sound very exceptional to me. There is a risk that, even in the Department itself, there are still people who have not quite grasped the new situation. I hope that the Minister has time to address that.

[Annette Brooke]

I am sure that my hon. Friend will have heard me say this before, but in my constituency, a further 1,700 houses were imposed at the examination in public. They were opposed by every democratically elected person, but I am convinced that, if our Government had not taken the measure that they have taken, that extremely undemocratic decision would have been forced through. That gives the message to the Minister and everyone else that we must all take on the new values of the coalition.

[Martin Horwood]

My hon. Friend is exactly right, and I pay tribute to her tireless campaigning on the regional spatial strategy on behalf of her constituents.

The final issue is the possibility that some areas of market housing will be constrained, and we have traditionally delivered some affordable and even social housing on the back of market housing, so it is very important that the Department addresses the need especially for social housing for rent. Will the Minister examine some of the issues, including the use of income from rent more flexibly by arm’s length management organisations such as Cheltenham Borough Homes, to allow the building and buying of more new council housing for rent? That is one of the things that might help to address some of the possible criticisms of the abolition of regional spatial strategies—I am anticipating somewhat the words of the Labour spokesman, the right hon. Member for Wentworth and Dearne (John Healey)—even though they were based on utterly unsustainable levels of economic growth, not on genuinely identified housing need at all.