Housing: North Staffordshire

David Williams Excerpts

Tuesday 9th September 2025 Westminster Hall

[Dr Gardner]

I wholeheartedly agree with my hon. Friend’s points.

The land I mentioned also contains a large quarry full of valuable reserves of Etruria marl. A major concern of mine with new developments is the impact on transport infrastructure. Access roads in Lightwood are minimal: one connects to a route already beset by traffic and speeding, while the other country lanes cannot safely accommodate significant traffic.

I have seen that in villages throughout my constituency, where villages are cut in half by major roads but not given safe crossings and speed restrictions. In Tittensor, villagers have been campaigning for over 30 years for a crossing, and in Draycott in the Moors, a large development and an industrial estate brought promises of high-quality traffic management measures that were watered down to a final proposal that will be incredibly disruptive to residents.

Reform-led Staffordshire county council has not supported my attempts to deliver safer roads, and the separation of responsibility between National Highways and the planning authority makes it an exceptionally difficult issue to solve. I ask the Minister, when responsibilities sit between multiple authorities, how can we ensure that the wider impact of developments on surrounding roads is properly considered, with co-ordinated action to support affected communities?

On a similar note, within the village of Tean, developments have led to an increase in flooding and sewage outflow. Developers tend to meet their requirements to build suitable infrastructure and flood mitigations on site, but the problem occurs when the outflow from the estates hits the water company’s mains, which have often not been updated to cope with increased demand. We then see flooding throughout the village and sewage outflow killing our rivers and streams.

Although water companies are consulted, they often put the onus on the developer to address increased demand. As far as I understand, there is no statutory requirement on water companies—in my case, Severn Trent Water—to upgrade their infrastructure to meet new demand. Without that, I question whether consulting water companies is anything more than a tick-box exercise. I ask the Minister, what powers can we enact to ensure that new developments are supported by upgrading main sewer systems, the responsibility for which lies with the water companies to deliver at their cost?

Many of my Lightwood constituents are concerned that the draft local plan does not make sufficient use of brownfield land. I reassure them that Stoke-on-Trent city council is doing the most building on brownfield sites on record. In my time as a local councillor, I had many battles with developers and the local council over proposed developments. That is not to say that I do not support new housing, nor that I always support residents’ objections, but I am a fierce advocate of green spaces and a built environment that support health and wellbeing.

That applies equally to our urban areas, which also deserve green spaces; in the push for brownfield redevelopment, I do not wish to see our urban areas concreted over. Innovative thinking and the use of existing buildings is therefore welcome. I commend plans to improve urban centres with thoughtful developments, such as the Tams building in Longton, and to increase housing in our town centres, utilising empty buildings and the upper floors of shops.

[David Williams (Stoke-on-Trent North) (Lab)]

My hon. Friend is right to mention historic and heritage buildings. Across Stoke-on-Trent we have many such buildings that have been left vacant for far too long. With the right support and partnerships, they can be brought back into use. Although Stoke-on-Trent city council is rightly taking a brownfield-first approach to development, as she rightly said, does she agree that unlocking those heritage assets is a central part of our ambition to deliver homes for families across our area?

[Dr Gardner]

I commend my hon. Friend for his hard work on transforming our heritage buildings. Many of those buildings are owned by private landlords who neglect them and they are an eyesore in our towns.

Indeed, in Longton we have had several fires in buildings that have not been properly maintained. While I welcome the high street rental auctions, many of those buildings are not fit for use in their current state. I understand that councils have several powers to take ownership of derelict buildings on our high streets, but I am told that the funds required and the time it takes to hold property owners to account is often prohibitive. I ask the Minister, what additional powers and resources can we give to local authorities to address empty and derelict properties in town centres, hold property owners to account and repossess empty town centre buildings if needed?

I acknowledge, though, that reutilising inner urban areas may not meet the full demand for housing and that such areas may not always be accessible for our ageing population. We need large developments in some places, but the new designation of grey-belt land has caused confusion. To many of my constituents, the area in the Lightwood proposal is not grey-belt land; it is the countryside. While much of the land is agricultural, it is a rich area with newts, bats and badgers. In redesignating the land as grey belt, I ask the Minister for greater clarification on the meaning of green and grey-belt land, and whether that extends to areas that have agricultural-grade land and minimal built spaces.

In such cases, we must consider the delivery of suitable infrastructure, and if a community must be enlarged, we can offer benefits that improve the lives of everyone in the area. For example, in Yarnfield, which has several proposed sites in the local plan, villagers have been in a long battle to gain ownership of their local pub. The owners, Stonegate, seem to prefer to keep a decaying building up for sale rather than allow the village to revive it. I would greatly appreciate an update on the status of the community right to buy, which was announced in the English Devolution and Community Empowerment Bill, and further clarification as to how it can support my constituents in Yarnfield.

We must not allow communities to lose their heart and soul. Big developments must not be swathes of housing estates; they must be communities with the right social infrastructure, including pubs, shops and public services. The Home Builders Federation estimates that local authorities in England and Wales held more than £6 billion in unspent section 106 moneys and nearly £2 billion from the community infrastructure levy in 2024. It also estimates that over £800 million provided by developers for affordable housing is held in local authority bank accounts. That is unacceptable when so many constituents are fighting for the correct infrastructure for their communities, yet the money is available. I therefore ask the Minister how we can ensure that section 106 moneys are utilised in a timely and local manner.

We must ensure that councils are sufficiently resourced to carry out enforcement against developers not meeting their required duties. My constituent, Dennis Rothwell, has fought a constant battle against dust pollution from nearby development in Trentham Fields, and residents in Broadway have been reduced to tears of frustration at noise and dust. However, councils cannot hold developers to account without sufficient resource. There is a national shortage of planning enforcement officers, and that needs urgent attention.

In addition, although councils have a statutory duty to investigate breaches of planning law, there is no statutory duty to enforce against breaches. I suggest considering a process similar to the decriminalisation of parking enforcement to ensure that there is an impetus for councils to act on planning breaches. In so doing, council sanctions would accrue money that could then be repurposed for our communities. I ask the Minister to consider the merits of introducing statutory ringfenced funding at the local authority level to pay for planning enforcement and a refreshed approach to planning enforcement.

Developers must also be held to account when building affordable and accessible houses, but that must not come at the cost of quality infrastructure, green spaces and community character. Building is not just about meeting metrics; it is about delivering real improvements to new and existing residents and invoking a sense of civic pride with good-quality and diverse homes in good-quality communities.

--- Later in debate ---

[Matthew Pennycook]

I thank my hon. Friend for that intervention. I am more than happy to pick up that conversation and see where we have got to. For the reasons I have already given, I will not be able to comment on the local plan in question, but suffice it to say that we have a local plan-led planning system, and such a system operates effectively only if coverage of up-to-date local plans is extensive.

My hon. Friends will no doubt be aware that the Government inherited a system in which less than a third of local plans were up to date. We have taken decisive steps to progress towards our ambition of universal local plan coverage, both by providing local planning authorities that are striving to do the right thing with financial support and by intervening where necessary to drive local plans to adoption as quickly as possible. We are also introducing a faster and clearer process for preparing local plans, which will set a clear expectation that local plans—as well as minerals and waste plans, it should be said—should be routinely prepared and adopted within 30 months. Other aspects of the reforms—such as the introduction of gateways; shorter, simpler and standardised content focused on the core principles of plan making; and a series of digital transformation initiatives—will support that aim.

I very much commend the efforts being made in the area in question to get the local plan in place. As I said, where local plans are not up to date, and where LPAs are not delivering in line with the needs of their communities, areas are open to speculative development. It is right that, in those circumstances, development comes forward outside of plans—the homes our country needs cannot be put on hold—but we have made it clear that that is not a route to poor-quality housing, and we have added new safeguards to the presumption in the national planning policy framework in order to ensure that.

It must also be said that the absence of an up-to-date local plan does not remove the need for local planning authorities to consider the use of conditions or planning obligations to make otherwise unacceptable developments acceptable. That can include the provision of necessary site-specific infrastructure at appropriate trigger points in development. Local planning authorities already have enforcement powers to ensure compliance with such provisions.

My hon. Friend the Member for Stoke-on-Trent South mentioned a number of issues in relation to brownfield development—development on previously developed land—as well as green-belt development. It should be said at the outset that, like all Governments over the last few decades, this Government have a brownfield-first approach to development. We want, in all cases, local authorities to exhaust their options for brownfield development. Indeed, we are making that easier: we made changes to the NPPF in December, and we have consulted on what we call a brownfield passport—essentially a means of making sure that, when applications on brownfield land are suitable, the default answer should be a straightforward yes.

[David Williams]

We have certainly talked about the brownfield-first approach being taken. As I alluded to earlier, one of the issues in Stoke-on-Trent is that we have a number of historic and heritage buildings lying dormant. I encourage the Minister to talk across Departments about how we could create a heritage building release fund, similar to the brownfield land release fund. Those buildings are at the centre of our towns and communities, but at the moment they tend to fall down on value for money.

[Matthew Pennycook]

I will happily take that conversation up with colleagues in other Departments, and I am happy to write to my hon. Friend about heritage policy in the planning system more generally if he would find that useful.

The point needs to be made, and it needs to be made again and again, that there is not enough brownfield land on registers—and certainly not enough viable sites in the right locations—to meet the demand for homes across the country. That is why we have taken a different approach to the green belt. We are committed to preserving green belts, which have served England’s towns and cities well over recent decades, not least in checking the unrestricted sprawl of large built-up areas and preventing neighbourhoods from merging into one another. We have acted quickly to replace the haphazard approach taken by the previous Government to green-belt designation and release with a more strategic and targeted approach.

I emphasise that Ministers do not themselves determine what, if any, grey-belt land is released in any given local planning authority area. It is for the local planning authority itself to determine whether exceptional circumstances exist that justify doing so. In those instances, we expect it first to demonstrate that it has examined fully all other reasonable options for meeting identified need for development, including making as much use as possible of suitable brownfield sites and underutilised land, optimising the density of development—a number of local authorities across the country are looking again at brownfield sites and exploring whether they can get additional density to make up housing numbers—and working with neighbouring authorities to assess whether identified need might be sensibly accommodated across borough boundaries.

Where those options have been exhausted, we expect local authorities to look again at green-belt land release. National policy makes it clear that, in those circumstances, local development plans must take a sequential approach: first exhaust previously developed land, then consider low-quality grey-belt land that is not previously developed, and only then consider other green-belt locations. Under our revised approach, the sustainability of green-belt sites must also be prioritised, and local planning authorities must pay particular attention to transport connections when considering whether grey belt is sustainably located.