Planning for the Future

Anthony Mangnall Excerpts

Tuesday 15th December 2020 Westminster Hall

[Anthony Mangnall (Totnes) (Con)]

It is a pleasure to serve under your chairmanship, Sir Charles. I congratulate the hon. Member for Richmond Park (Sarah Olney) on securing this debate. As we all know, and as she rightly said, it was only a matter of a few weeks ago that we were discussing this issue. The almost united position across the House was that we were displeased with the White Paper and the housing algorithm.

I will start by thanking the Minister, however, because he has routinely engaged with those who have concerns. He is a credit to the Department. In fact, he has alleviated my concerns about various aspects, and while I am unable to completely support all elements of the housing White Paper, or indeed the algorithm, I am aware that there are some significant positive parts to it, and I hope we can build on that in the future.

We have heard a little bit too much about the nature of Cornwall and we might well be told that everyone fancies a bit of Cornwall, but we favour Devon more. As my right hon. Friend the Member for East Hampshire (Damian Hinds) raised, in constituencies such as mine in Totnes and south Devon, where there is a national park in the north and an area of outstanding natural beauty in the south, with a small gap in between that under the White Paper is now the focal point for development, that needs to be taken into consideration. Otherwise, all the housing requirements are likely to be put in that small, specific area, which would be totally unfit and totally inappropriate.

Of course, areas such as mine in Totnes and south Devon, where we have areas of outstanding natural beauty and national parks, are also tourist destinations and places where second homes are purchased at a huge rate of knots. When houses are built, even with the best of intentions—selling them to local people at affordable prices—all too often they end up as second homes, with no opportunity to become homes for people who will live and work in the area. There is an appropriate level, which is this tiered system, and I think there is some validity in it. I hope we can expand on it, and I look forward to hearing the Minister’s comments.

One objection I have to the White Paper in its entirety is the lack of mention of rural areas. In fact, I think “rural” is mentioned in a significant category only once. It is important that we understand that the rural build structure is very different to that of the urban one. In the same way we need to be able to understand what is best for the rural community and how we are to achieve it. I am sure that my colleagues from the south west would universally agree.

There are areas of extraordinary success. South Hams District Council in my constituency has successfully implemented a joint local plan with Plymouth where they have met their housing targets and continue to deliver for the people of south Devon. That plan should not be taken away just because we are looking at new reforms.

The third point I wish to make, which my hon. Friend the Member for West Worcestershire (Harriett Baldwin) made with great effect, was about neighbourhood plans. We know the value of communities engaging in this process, because they know what is best for their area. I think about Collaton St Mary and its fantastic neighbourhood plan or new neighbourhood plans that have been formulated in Dartmouth. Those are all places where we can engage with the community and make sure we are building what is right for them and right for the area, and make sure that it has a long-term benefit.

[Wera Hobhouse]

Since it is important that we also hear about Bath,  is it not also true that local councils know best? In Bath, 1,500 homes are permitted to be built. The council has made the decision. The issue is the developers not building the homes, not the councils not making the decisions to build the homes.

[Anthony Mangnall]

The hon. Lady makes an important point. Like all these things it is about finding balance, but I always argue that including the local community in that decision and making sure that the right decisions are made at the right times ensures that it is maintained.

My final point is about jobs. We should not be building in areas where there are no jobs to sustain them. We need to make sure that there is an approach in which jobs are available so that people can live and work in the area and can also afford those homes. A related point is about infrastructure viability. All too often, I have seen housing development plans proposed without adequate infrastructure. Will the Minister add to the point about how we will be able to deliver on the infrastructure network, and how we can make sure that we are building in the right areas and not on flood plains or next to roads that cannot deal with the increase?

I would be pleased to be able to go back to my constituents and inform them that we are cultivating and creating policy that will make a difference in delivering for those new housing sites. I welcome elements of the White Paper, and I thank the Minister for what he has done and is doing. It is right that we recognise that delivering 250,000 homes is a massive achievement that was not achieved by previous Governments. I congratulate him on that and look forward to working with him and his team to shape this housing policy for the future.

--- Later in debate ---

[Andy Carter (Warrington South) (Con)]

It is a pleasure to serve under your chairmanship, Sir Charles. I congratulate the hon. Member for Richmond Park (Sarah Olney) on securing this debate. We appear to have a bit of a zoning theme in the way that this debate has been scheduled. We have had the south-west and we are in the north now. Now we are up north, we will talk proper and get this debate sorted.

I am sure most of us in this place will agree that our planning system has been in need of urgent reform for some time; the disagreement is about how we actually do that. The speed at which we need to level up and the changes we need to see—the changes that voters backed a year ago—mean that we need to start to do things differently. Many of the issues that are relevant today—the technologies we use and the way we live our lives—have evolved, and that needs to be reflected in planning legislation. There is no doubt our planning system is far too complicated, driven in part by the litigious nature of developers, and that has been a barrier to building the homes people need to see and getting them in the right places.

That is exactly the case in Warrington, where the borough council has spent the past five years producing a plan, largely ignoring 4,000 responses to consultations, and still we have no plan available for inspectors to review. We are now told we will not have one until at least the summer of next year.

Many of the proposals put forward by the Secretary of State for Housing, Communities and Local Government back in August are a welcome step. They lay the foundations for a brighter future. It is about providing affordable homes for young people and creating a better quality of neighbourhood right across the country, but, as my hon. Friend the Member for North East Derbyshire (Lee Rowley) said, it is also about getting the detail right in the legislation. That is why I am so pleased we have the consultation at this stage, so we can bring those issues forward to the Minister to address.

I want to reflect on the proposed submission version of the Warrington local plan, which expected growth above anything previously achieved, with little evidence to support that expectation. To me, that highlights why we need some of these changes. The scale of new development being proposed in Warrington meant that large areas of the green belt, particularly across my constituency of Warrington South, were to be released for development. That is where the current Labour local council plan gets it so wrong. It concentrated on placing new development on the green belt and previously undeveloped sites, rather than providing for regeneration and redevelopment of a town centre massively impacted by years of neglect. While the council needed to reflect Government requirements for the assessment of the number of new homes to be built, the figure they used in the PSV exceeded all national requirements and proposes housebuilding at a level never, ever previously achieved in Warrington.

The plan does not address more obvious housing needs, but instead proposes large new suburbs and urban extensions, and there is no clear plan as to how developers would be required to deliver the type of housing in the right places of the town that would most benefit existing residents. In short, the number of homes does not make sense, but the location of the new houses is even less understandable.

Frustratingly, the largest brownfield site in Warrington—one of the largest brownfield sites in the north-west of England—the Fiddler’s Ferry power station, which closed earlier this year, has not been included in a plan that extends for the next 20 years. It even has its own rail line, which would satisfy some of the issues that we need to address in how we move around the country. It would allow us to retain some of the green belt, but it has not been considered.

On the back of the planning reforms, I am pleased to see that Warrington borough council will be pausing its work on the local plan, looking again at the homes we need and making a fresh assessment of the opportunity to redevelop our town centre and use brownfield sites. I have a request for the Minister: can we have some clarity soon on the housing numbers? The proposal in the White Paper will actually reduce the number of homes being built in Warrington, so I am perhaps one of the few people in this place who really like the algorithm—it is doing the right thing, and I thank the Minister.

[Anthony Mangnall]

I particularly welcome my hon. Friend’s making that point. It is the understanding that building houses in the right places is the most suitable point to go back to our constituents with. Does my hon. Friend agree?

[Andy Carter]

Absolutely. It is about getting the right types of homes in the right places. Land designated for growth will allow new homes, schools, shops and hospitals to be built quickly, and we need that levelling up to happen urgently. Getting the right places is the most important thing.

The hon. Member for Bath (Wera Hobhouse), and I think also the hon. Member for Richmond Park, talked about how local councils are best placed to try to work these things through. I have to say that is not the case in Warrington. The local Labour council ignored all the Liberal Democrat councillors, who argued that it was building in the wrong places. I am afraid that the very simple system that we have at the moment is broken and needs to be fixed.

I welcome the new planning system. There are a lot of good elements in the proposals, but it will come down to the detail. I look forward to continuing the conversation with the Minister, who has been so good in responding to the issues that have been raised with him.

--- Later in debate ---

[Felicity Buchan]

That is an exceptionally good point. The other point I want to make about local plans being decided up front, with no subsequent planning permission, is that they cover a period of three years, and we all know how volatile the housing market has been over the course of the past three years. What was planned a few years ago at one of the two brownfield sites in my constituency—the Earl’s Court exhibition site—is definitely not what is being considered today. It is very important that we do not have one plan that stays in place for three years.

The other point that I want to make is also about localism. We should not have a standard national plan that every local authority adopts. We need the ability to adapt each plan to the local authority. I will give hon. Members an example from my local authority. We have fought very hard on basements, and we now allow only one additional basement. On my street a few years ago, a house went down three additional basements underneath lower ground floor level. Goodness—the terrace could fall down, but never mind. It is very important that local authorities can tailor things to their individual communities. There are good things in the White Paper. The move to digital first must be recommended, as must the move to beauty in design—although one person’s beauty can be another person’s something else.

[Ms Nusrat Ghani in the Chair]

[Anthony Mangnall]

Nightmare.

[Felicity Buchan]

Yes.

I welcome those proposals, but can we review the White Paper? I have fed into the consultation, but we need much more focus on local decision making.