Gypsy and Traveller Sites

Gavin Williamson Excerpts

Wednesday 15th May 2024 Westminster Hall

[Mr Hollobone]

The hon. Gentleman brings me to my next point. The Government’s planning policy for Traveller sites sets out national planning policies for Gypsies and Travellers. It states:

“The Government’s overarching aim is to ensure fair and equal treatment for travellers in a way that in a way that facilitates their traditional and nomadic way of life while respecting the interests of the settled community.”

My contention is that fair and equal treatment goes both ways. In my assessment, the current planning policy enables Gypsies and Travellers to develop sites in the countryside that members of the settled community would simply not be able to develop under the same planning regulations. Although the aim of the policy is fair and equal treatment, it actually amounts to preferential treatment for Gypsies and Travellers.

[Sir Gavin Williamson (South Staffordshire) (Con)]

I congratulate my hon. Friend on securing this debate. Another unfairness in the planning system is that it penalises those local authority areas that have traditionally provided a large number of pitches. They are having to provide so many more because the duty to co-operate with other local authorities means that those with literally zero pitches do not have to take them on. That needs to be addressed, because the same local authorities are being asked to make all the provision and that is not sustainable.

[Mr Hollobone]

As always, my right hon. Friend is absolutely spot on. There is an unfairness in the system that penalises authorities that stick to the rules. They then find that they have to make even greater provision for more and more Gypsy and Traveller sites.

Rural Councils: Funding

Gavin Williamson Excerpts

Wednesday 29th November 2023 Westminster Hall

[Richard Foord (Tiverton and Honiton) (LD)]

It is an honour to serve under your chairship, Mrs Latham. Local councils are the workforces of our communities. They deliver vital services and aim to create thriving towns and villages for people to live in. This is often very serious work, with decisions being taken by people with great skills behind them, but often the officers and councillors are not very well remunerated for the hard work they put in. The changes they make can have a real and immediate impact on people’s lives. Councils are responsible for everything from bins to social care to potholes. Some people in my part of Devon would say that they need reminding from time to time that they are responsible for filling in the potholes, rather than just being responsible for them—but, in short, they do a lot of very serious and important work.

East Devon District Council and Mid Devon District Council are excellent examples of local councils. They work hard to improve people’s lives. But that work has been—to use a word I have heard Ministers use a lot in recent days—fettered by this Conservative Government. They have presided over a 31% fall in grant income for councils during their time in office. For some councils, the situation is worse. The settlement received by Mid Devon District Council last year was, in real terms, a little less than 50% of what it received in 2015-16.

The Institute for Government found that the biggest impact had been to shire districts, which saw their spending power fall by over 20%. That puts them at the bottom of the league for spending power by type of council. District councillors in Devon tell me that what they need from Government is some certainty about the future. They are often offered only one or two-year settlements, the most recent of which was in July 2022 when the Secretary of State for Levelling Up, Housing and Communities announced a two-year settlement for councils. That was inferior to the multi-year settlements they are after, which would enable medium-term planning.

[Sir Gavin Williamson (South Staffordshire) (Con)]

The hon. Gentleman makes an important point. Local authorities could deliver much better road improvements if they had a three or four-year plan and knowledge of what the funding would be, because they could make the money go so much further, and it would reassure a lot of local residents.

[Richard Foord]

I am grateful to the right hon. Gentleman for that intervention. I am hearing—from, for example, the finance lead on my local district council—that because they can only plan one year ahead, they cannot give certainty to providers, such as providers of social care. That is particularly true for councils in Devon that have been forced to make cuts because of funding cuts from central Government. In some parts of the country, we have seen that drive councils to the point of bankruptcy.

Councils are trying to be innovative in how they address these shortfalls and problems and, as I understand it, central Government have been encouraging them to be enterprising in seeking to make money. Some have been successful in that, but we have also seen some shocking failures uncovered in recent documentaries and scandals about solar farms or investments that have flopped.

In my own part of Devon, Mid Devon District Council sought to set up a housing development company—3 Rivers Developments—that is wholly owned by the council. I want my council to be very good at delivering social care and school allocations, and we already rehearsed the fact that it ought to be doing the recycling and filling in the potholes. I do not want it to be learning about how to be a building company because, frankly, we have seen enough building companies struggle to make ends meet; we do not need our councils to be in the same position.

Let me tell Members another anecdote. The former chief executive of East Devon District Council joked with officers and his Mid Devon counterpart that, despite Mid Devon being landlocked, they council ought to put up signs saying, “Beach this way” to enable them to hike up parking charges for the beach—which, frankly, is what enables East Devon District Council to get by right now. I am almost out of time, so my last plea is that the Government consider the fair funding review, which we have heard about from other hon. and right hon. Members. That would address the desperate need for rural councils to receive more money.

New Developments on Green-belt Land

Gavin Williamson Excerpts

Wednesday 12th October 2022 Westminster Hall

[Sir Gavin Williamson (South Staffordshire) (Con)]

I congratulate the hon. Member for Coventry North West (Taiwo Owatemi) on securing the debate and leading it so well.

Some 91.4% of my South Staffordshire constituency sits within green-belt land, and the largest number of signatories to the petition—616 in all—are South Staffordshire residents. That indicates the real passion, concern and desire to protect the green belt in South Staffordshire.

There are a number of things that the Government can do to make a material difference to protect the environment, nature and conservation—all things that every one of us in this House values and wants to protect so very much. At the moment there is a real lack of clarity in the Government’s approach to the duty to co-operate. That puts enormous pressure on many local authorities, especially ones that neighbour large urban, metropolitan areas.

The Government have said that there will be changes to the duty to co-operate, but they have not come up with the clarification that authorities need to be in the best position to proceed with local plans and understand what the new rules will be. I hope that the new Minister will take the opportunity to set out clearly what the new rules on the duty to co-operate, or its abolition, will mean. If he is not able to do so, will he give a date for when that clarification will come about?

It would also be useful if the Minister could speak to local authorities that are in the process of developing their local plans. In South Staffordshire, we are in a terrible situation. We are having thousands of houses imposed on the green belt by Black Country authorities and by Birmingham as a result of the Government’s saying that they are going to abolish the duty to co-operate but not clarifying what they will replace it with. This is urgent. Will the Minister say whether authorities that are proceeding with local plans are able to pause those plans and make sure that they have protections so that they are not vulnerable to unscrupulous developers coming forward with plans? Authorities cannot properly proceed until the Government clarify what the replacement for the duty to co-operate will look like. I hope the Minister will be able to do that today.

The simple reality is that the duty to co-operate system is causing many local authorities to build the wrong types of houses in the wrong areas. It is a blight on our countryside and our green belt. The Minister needs to act on the Government policy to abolish the duty to co-operate and stop imposing thousands of housing units on the green belt when it would be more appropriate to use brownfield sites and inner cities in order to regenerate.

The hon. Member for Coventry North West made a very important point about how the housing numbers that local authorities are required to use are simply wrong. It is widely known in the industry, by planning authorities and in communities that they are wrong. The 2014 figures, which are currently the basis for plans, are leading to the incorrect numbers being used by local authorities, which puts an even greater burden on councils to provide numbers that are not required. That needs to be urgently addressed. The figures are eight years out of date.

[Mr Laurence Robertson (Tewkesbury) (Con)]

Does my right hon. Friend agree that coupled with that is the uncertainty regarding the five-year land supply? Does that not also need urgent clarification?

[Sir Gavin Williamson]

My hon. Friend is spot on. I know that our hon. Friend the Housing Minister has great ambition and drive. He has many predecessors whom he can far outshine by showing great leadership. He can be known as the finest Housing Minister out of many by giving clarity on these issues. Making reforms to the housing market and to housing supply would not only benefit people who want to buy a home, but protect the green belt, our countryside and nature. I urge him to seize the day and do that.

--- Later in debate ---

[Matthew Pennycook (Greenwich and Woolwich) (Lab)]

It is a pleasure to serve with you in the Chair, Sir Gary. I congratulate my hon. Friend the Member for Coventry North West (Taiwo Owatemi) not only on securing a debate that is clearly of great importance to the communities that she represents, but on her willingness to tackle at length a subject that is controversial and has arguably failed to receive the attention it deserves in this place. I also thank all right hon. and hon. Members who have taken part this morning in what has been a lively, interesting and thoughtful session.

In opening the debate, my hon. Friend outlined with her customary forcefulness her concern about the large-scale green belt release that has been authorised on the fringes of her Coventry constituency. The individual cases she mentioned are complex and I do not intend to comment on them in detail, other than to say that, more than anything, they illustrate the difficult position in which individual local authorities are placed in the absence of effective sub-regional frameworks for managing housing growth.

My hon. Friend was also at pains to situate the general issues arising from green-belt development in her city within the context of Britain’s housing crisis, and she was right to do so. After all, the point at issue here is not whether green belts have value and can provide for public recreation, contact with nature and habitat maintenance, which they do. Rather, it is whether green-belt land should be released to meet the significant housing need that now exists across England and, if so, how much and under what circumstances.

When it comes to the green belt, what should be in many ways a relatively dispassionate debate consistently provokes intense emotion and polarisation. That is partly because housing development, by its very nature, will always be a contentious issue, but that fact alone cannot account for the strength of feeling generated by this issue.

I would suggest that at least two other factors underlie the passions provoked by the green belt. The first is that any consideration of the green belt as policy labours under a series of misconceptions. Chief among them is the falsehood, which was mentioned by the right hon. Member for East Hampshire (Damian Hinds), that green belt is always and everywhere green fields, as opposed to the reality, which is that, at least on the edges of most major cities, green belts include abandoned industrial buildings, petrol stations, scrubland, motorways, farmland, golf courses and nature-rich green fields. 

The second misconception is that, more often than not, any debate about the future of the green belt is framed as an irreconcilable choice between two flawed options— namely, the complete abolition of green belts or rendering their present boundaries entirely sacrosanct. A more honest and nuanced approach is long overdue—one that recognises that the green belt has served England’s towns and cities very well over many decades, in terms of its original aim of preventing unlimited urban sprawl, and that it must be retained for that purpose. We also need to accept that the green belt’s existence has come at a cost, in terms of constrained housing supply, growing problems with affordability and problematic development displacement, and that there is a strong case for looking again at how the policy should operate in the years ahead.

The Labour party fully supports the prioritisation of brownfield development. We remain committed to preserving the green belt and would resist any attempts to abolish it, as per the long-held wishes of those for whom nothing short of total planning deregulation will suffice. Not only are green belts not to blame for all the country’s housing shortage ills, but their removal would without question trigger a tsunami of land speculation and an increase in low-quality, high-cost and infra- structure-deficient development of the kind that, as we have heard, is already far too commonplace.

However, we are equally opposed to any attempt, along the lines mooted by the right hon. Member for Richmond (Yorks) (Rishi Sunak) in the recent Conservative leadership contest, to prevent green-belt land from being released for development under any circumstances. The truth is that there are certain types of land within green-belt boundaries—for example, brownfield land within green belt or poor monocultural farmland next to key transport hubs—that are ideally suited for development. Politicians who argue that every inch of green-belt land should be forever off limits are doing the public a disservice.

[Sir Gavin Williamson]

I wish to respectfully correct the hon. Gentleman. He is referring to already developed land—he talked about petrol stations and industrial areas—but actually that sits outside the green-belt designation. Green-belt designation does not include previously developed industrial land.

[Matthew Pennycook]

I disagree with the right hon. Gentleman; I think he is wrong on that point. It includes brownfield land and land that has previously been developed. That is part of the problem: there is a misconception that green belt always equals greenfield, but it does not. I will talk about the distinction in a minute, because it is important for how we might go forward.

The debate we should be having is not a rehash of the stale exchanges between those who wish to abolish the green belt entirely and those who wish to render it inviolable. It should instead focus on what the Government need to do to ensure that more of the right bits of the green belt are released for development, that land-value capture is maximised on those sites so that the communities in question can benefit from first-class infrastructure and more affordable housing, and that green-belt land with the highest environmental and amenity value is properly protected, enhanced and made more accessible. The selective release of green belt should increase, rather than decrease, the opportunities for urban communities to benefit from green space and nature.

In our view, any approach to green-belt development must be premised on the involvement of local communities. More needs to be done to ensure that local authorities routinely review green-belt land as part of the local plan-making process, and that they have the freedom to take a balanced view of how green-belt land within their boundaries is managed. We also want to see a more meaningful role for the public in determining which areas of green-belt land are permanently protected, which are improved and made more accessible, and which, if any, might be appropriate for new homes.

Perhaps most importantly, any green-belt development must deliver tangible benefits for local communities. As my hon. Friend the Member for Coventry North West ably outlined, the problem is that in far too many cases today, green-belt land is being transformed into ill-planned neighbourhoods full of overpriced executive homes with the inevitable community backlash that that results in. That point was also made by my hon. Friends the Members for City of Chester (Christian Matheson) and for Reading East (Matt Rodda), and by the hon. Member for Lewes (Maria Caulfield).

Ensuring that green-belt development leads to beautiful and well-serviced neighbourhoods with good access to improved green open spaces and homes that are genuinely affordable for local people would require reform, not least to enable local authorities to acquire the land at a reasonable price, but that is entirely feasible if the political will exists. We can debate the precise delivery mechanisms, but Labour believes that the case for more effectively facilitated, very limited development on poor-quality land within green belts in areas where it is most needed, in a way that meets local housing need, while at the same time protecting and enhancing high-quality green-belt land for the benefit of the public, is unarguable.

The alternative—here I take issue with the right hon. Member for South Staffordshire (Sir Gavin Williamson)—is to accept what is already taking place: namely, the progressive loss of all kinds of green-belt land, including greenfield and high-quality green-belt land, via haphazard and speculative fringe development, often of poor quality and via appeal. Doing so also sets aside a potentially valuable means of boosting housing supply, simply because it is too politically sensitive.

In the face of a housing crisis that is our country’s most pernicious iniquity, blighting the lives of millions, the notion that every part of the green belt is sacrosanct cannot be justified. It is high time for a serious debate about the role that a reimagined green belt can play in tackling the crisis. I look forward to hearing from the new Minister, and I once again welcome him to his place. I hope he can clarify not just what the Government intend to do to prevent the ongoing release of high-quality, nature-rich green-belt land of the kind we have heard about, but what the Government’s thinking on the green belt now is more generally, given that in the space of just three years the present Prime Minister has called both for a million homes to be built on green-belt land and for no green-belt development whatsoever to take place.

General Practice: Large Housing Developments

Gavin Williamson Excerpts

Tuesday 29th March 2022 Westminster Hall

[Andrew Selous (South West Bedfordshire) (Con)]

I beg to move,

That this House has considered general practice capacity for large-scale housing developments.

It is a pleasure to serve under your chairmanship again, Mr Dowd. I am grateful to the Backbench Business Committee for granting me this important debate and to colleagues who have come along this morning and who clearly have the same issues in their constituencies.

Every one of our constituents hugely values the ability to get a timely appointment, without too much hassle, at their local surgery. General practice is the front door of the NHS and all GPs, practice nurses, clinical pharmacists and the whole primary care team do an amazing job under enormous pressure. I express my profound gratitude to them.

In parts of England a third more GP appointments were delivered between September and November 2021 compared to the same period in 2019, yet many of our constituents regularly tell us of the difficulties they have getting a timely appointment at their surgery. GPs and primary care staff are exercised about the strain on the system. In addition, there is considerable variability in the numbers of GPs, practice nurses and people in direct patient care roles per 10,000 registered patients. I think there should be a recommendation as to how many patients a GP should have. I accept that different populations in different parts of the country will have different demands, so a number of indicative levels would be required. We have requirements in relation to the number of children who can be in a class, so why is it different for patients in GP practices?

I have analysed the numbers of GPs, practice nurses and direct patient care staff per 10,000 registered patients in each of the three primary care networks that cover my constituency and, with one exception for GPs in one primary care network, the whole of my constituency has fewer GPs, practice nurses and direct patient care staff per 10,000 patients than the averages for England and for the east of England. From the plans I have seen from my clinical commissioning group, the projected increases in primary care staff will not be enough to bring my constituency up to the average, and I am told that no figures for future GP recruitment are available from the CCG because GP recruitment is left to individual practices.

As a country, we know that we need to build more homes. and I want everyone to be decently housed. Too many people still do not have a decent home. As elected representatives, we also know that new housing development is often vigorously opposed by existing residents. That opposition has some merit to it if the existing services in that area are already under strain and are going to be put under even greater strain.

A constituent wrote to me on Saturday to say:

“Leighton Buzzard has expanded massively in the last 20 years, however the investment in infrastructure and facilities has in no way kept pace with this and access to healthcare is inadequate leaving the GP surgeries under great pressure despite the best efforts. I dread to think what the situation will be like when the massive building programme is completed.”

That is spot on. Everyone pays taxes, and those new residents will make their contribution, so it is essential and only fair that the services in an area expand as the population rises to meet that growth.

I am told that in Norwich North, the seat of my hon. Friend the Minister for Disabled People, Health and Work, who is not here to speak for herself, wave 4b CCG funding will provide an extension for one local surgery, but that will accommodate only a small fraction of the population increase and no provision is being offered for another GP practice or through section 106 money.

I understand that in the constituency of my right hon. Friend the Member for Sherwood (Mark Spencer), who, as Leader of the House, is a member of the Cabinet, 6,000 new homes are planned for Hucknall, a town where the GPs are already oversubscribed and there is no commitment to a new Cavell health centre to meet the needs of existing and new residents.

I have rarely found children without a school place to go to. However we plan for additional school capacity when massive new housing schemes come along, the system seems to work reasonably well. The classrooms get built and the teachers employed to welcome those new children and to give them a good-quality education. That is not my experience with general practice capacity, however. I represent an area that is due to have about 14,000 new homes built and that already has, before those new residents arrive, below-average numbers of GPs and primary care staff.

[Sir Gavin Williamson (South Staffordshire) (Con)]

My hon. Friend made an important point about the planning on education places. What we need to see from Government and local authorities alike is a much more robust approach to developers, to ensure that they are paying for what is required and that they are not leaving it to the NHS and local communities pick up the bill. We need to see that strong lead from Ministers, for them to be standing up for communities and not for developers.

[Andrew Selous]

I completely agree with my right hon. Friend and I defer to his expertise on education. I would add that an element of retrospection is needed, because many of those new housing estates have already been rolled out in our constituencies. The new infrastructure levy cannot be just going forward; there is an immediate deficit that we need to remedy.

The system is broken, and that is the reason I have been campaigning on the issue and have called this debate. Contributions from section 106 funding or from the community infrastructure levy often go to provide other facilities rather than for health. The guidance states:

“It is helpful if the Director of Public Health is consulted on any planning applications (including at the pre-application stage) that are likely to have a significant impact on the health and wellbeing of the local population”.

I do not think it is “helpful”—it is absolutely essential. It should be a requirement that leads to a clear outcome of additional ring-fenced health funding to employ and accommodate the necessary GPs and practice nurses that the area’s population requires.

I have good support in my request. When I put that point to the Prime Minister on 5 January this year, he replied:

“Yes...my hon. Friend…is completely right: we cannot build new homes without putting in the infrastructure to go with it.”—[Official Report, 5 January 2022; Vol. 706, c. 20.]

I can quote no higher authority, Minister.

My argument is that no new infrastructure is more important than looking after the health of the existing and new population in an area. At the moment, the system is fragmented and uncertain, in that we might be lucky and be funded through section 106 money or we might be lucky and get it from the community infrastructure levy. Again, we might be lucky and get what is needed from the housing infrastructure fund. If we are fortunate, the local authority might come to the rescue, or it could be that Treasury funding to the Department of Health and Social Care will do the job. My CCG tells me, however, that capital funding from the Treasury for new general practice capacity appears too late to be of any use in making a sensible forward plan, and disappears equally quickly.

--- Later in debate ---

[The Minister for Housing (Stuart Andrew)]

It is a pleasure to serve under your chairmanship, Mr Dowd. I cannot think of a better way to start my day than by spending it with my colleagues. I offer my hon. Friend the Member for South West Bedfordshire (Andrew Selous) my congratulations and thanks for securing this important debate. As the hon. Member for Greenwich and Woolwich (Matthew Pennycook) said, it has been useful and wide ranging. Hon. Members will understand that I may not be able to answer a number of questions about health here and now, but I will address some of the points that have been mentioned.

My hon. Friend has been a tireless campaigner for increasing access to GPs for his constituents. I know that he and everyone here wants our constituents to have timely appointments when they need them, and I am sure that everyone will agree that waiting weeks to see a GP is simply unacceptable.

When there is a growing population and a growing supply of new homes, it falls to Government to ensure that local services are not overburdened. Part of the problem is that in the past new development has not always been accompanied by real-world improvements in local infrastructure to serve the new community. When new homes are built, roads feel busier, schools appear to be over-subscribed and appointments for local surgeries and other healthcare provision are harder to book—I see that across my own constituency of Pudsey, Horsforth and Aireborough. It is an issue that often pits communities against new development because, too often, people feel that planning is something that happens to them, not something in which they are engaged. That needs to change and I say to all colleagues here that I get it.

We need to ensure that new homes automatically translate into new infrastructure, whether that be hospitals, GP practices, schools or parks and play areas, because they are all things that we rely on. I offer my praise to GPs who have worked incredibly hard in extraordinarily difficult circumstances. My hon. Friend the Member for Loughborough (Jane Hunt) mentioned being kind to the staff at GP practices, which is an important message to relay.

It is important to say a few words about what should be happening, in order to reinforce the message to those who may be listening. Local plans are a way for areas to develop the communities they need. They are key to driving investment in the local area and securing the housing and jobs that our communities need. None the less, those plans should involve all the providers within those communities to ensure they are providing services to match the demands that new housing will bring.

[Sir Gavin Williamson]

My right hon. Friend is a thoughtful, considered and diligent Minister, and I hope he will be able to answer my question. If he does not have the answer, perhaps he can look for inspiration from his officials to his rear. Is he able to inform us how many planning applications have been turned down over the last year, two years or whatever timescale the records cover, as a result of lack of provision for health capacity and the needs of GPs? My guess is that the answer is probably zero, and that in itself sends a message to developers that they can get away with not having to bother with this.

[Stuart Andrew]

I thank my right hon. Friend for asking such a specific question. I do not have those figures to hand, but I will ensure that I get them to him. He makes a very valid point, and I will come on to some of the things that we are looking at to address exactly his points.

I was talking about local plans, which provide certainty for communities, businesses and developers. An effective and up-to-date plan is essential not only to meet an area’s housing requirements, but to create well-designed and attractive places to live, with the services that people need on their doorstep. We are already helping councils to put in place such robust and up-to-date plans. That includes encouraging visits from the Planning Inspectorate and specialist advice from the Planning Advisory Service to provide a range of specialist planning advice to councils throughout England.

Plans should be shaped by early, proportionate and effective engagement between plan makers and communities, local organisations, businesses, infrastructure providers and operators, and statutory consultees. They should seek to meet the development needs of their area, and that includes facilities that will be needed across health, schools and other areas. We recognise, however, that more work is needed. We want all infrastructure providers, including healthcare providers, to be much more engaged in the plan making right from the outset, because that is clearly not happening enough, as we have heard in the evidence of colleagues today. We will come forward on how we will do that as part of our reforms in due course.

Local plans are not the only means of improving services and building that vital infrastructure. There are clear regulatory frameworks for local authorities and developers to follow. The national planning policy framework, for example, states that local plans should aim for sustainable development, which means that new schools, hospitals and local services such as GP practices should be factored in from the outset. Proposed development should be shaped by effective engagement with the local community, so that planners and developers know what is really needed. In some areas, it might be new roads, bridges or bus depots, but in others it will be new nurseries or GP surgeries. That engagement should extend to relevant health bodies too, such as NHS trusts and the clinical commissioning groups, to ensure that any development helps rather than hinders local strategies to improve health and wellbeing.

Local healthwatch organisations have a role to play. They have a firm grasp on the concerns of people who use health and social care services. My Department strongly encourages planning authorities to consult them when new homes are being built, so that they can raise those all-important questions on the number of GPs needed. Equally, to some extent local plans should head some of that off before houses are actually built. I have, however, listened to what colleagues have said—I hear it loud and clear. Put simply, if a GP surgery is right in the centre of town and a new development is on the outskirts, it is obviously better to ensure that a new surgery is built closer to the homes it will serve.

We have touched on some of the funding. Hon. Members are aware that councils obtain contributions through a community infrastructure levy on new development and by negotiating section 106 planning obligations with a developer. That helps to create funding not just for housing, but to address local infrastructure needs. In the constituency of my hon. Friend the Member for South West Bedfordshire, about £5.5m has been allocated to healthcare provision through such funding, and that should be spent on helping to provide GP practices.

I recognise, however, that there is an issue here about which we need to do more. We hope that part of the effective planning reforms that we are to introduce will answer some of that. Our ambition has always been to simplify the system and to ensure that development becomes synonymous with improved services, and healthier and happier neighbourhoods. That is why we are exploring the introduction of a new infrastructure levy to replace the existing system of developer contributions.

At the moment, we plan for that new levy to be payable on completion of development. That will replace the negotiation and renegotiation that we keep seeing happen. The new levy will not be negotiable and will maximise land value, so we get more for local communities. It will also bring much greater certainty on costs, on factoring expenditure into the price paid for land and, in turn, on delivering more vital infrastructure. Under our proposals, local authorities would be allowed to borrow against infrastructure levy revenues so that they could bring forward vital improvements to services, including expanding GP capacity, before the first spade of a new development even hits the ground.

That said, I recognise that we need to test the policy. Many issues have been raised. I cannot at this moment commit my right hon. Friend the Prime Minister to a meeting, but I will raise with him the suggestions and comments made today, and I will meet my colleagues in the Department of Health and Social Care to raise the points made, to ensure that we are prioritising, gearing up and keeping focus, so that we can see what more can be done, and so that we do not miss the opportunity provided by the new fund to get the necessary infrastructure.