Greater Manchester Spatial Framework

Graham Stringer Excerpts

Thursday 21st February 2019 Westminster Hall

[Kit Malthouse]

I am grateful to the hon. Gentleman for providing that clarification. Just for clarity, he is saying that he is concerned not about the number of houses that are built but about where they are built in his constituency, and that he would like to see higher-density housing on brownfield sites. I agree with that aspiration. I hope he recognises that that is perfectly within the capability of the local authority and the Mayor in Manchester to decide through their plan process. If he would like to meet representatives of Homes England to talk about the marginal viability funding that we can and do provide for trickier sites that require remediation or other action to make them viable, I would be more than happy to facilitate that.

[Graham Stringer (in the Chair)]

Order. I remind hon. Members that interventions should be short and to the point, and that Members should speak when they have the Floor, not from a sedentary position.

[Jim McMahon]

I accept the Minister’s energy on this issue, and I welcome the opportunity to sit down for a meeting. However, the question will be whether he can show me the money. We can have as many conversations over a cup of tea as we like, but it will not get a brick laid in Oldham. We need to see cash, to redevelop the sites that we are talking about and for vital public service infrastructure.

A problem in Oldham is that our schools are oversubscribed; we have an expansion programme in our primary sector and we are looking for sites for new secondary schools to deal with the growth in the number of children who need educating. No facility is being offered by the Government to meet that demand, nor on transport links—we have lost a million miles of bus routes in Greater Manchester. GP practices are overwhelmed. The local A&E has missed its targets constantly because of the number of people waiting on trolleys for four to 12 hours. We cannot build houses without accepting that public infrastructure is needed to service them.

Housing need will be particular to each area; it will be different in Oldham from that in Stockport, Trafford or anywhere else. The real issue for the Government ought to be how much public money is spent on housing benefit payments, given to private landlords for housing that does not meet the decent homes standard. It is a scandal. Billions of pounds are spent every year, including in my town, on renting substandard terraced housing built to service mill workers that has no resale value as such. These houses can be picked up at auction for about £40,000, but landlords charge £500 a month rent to tenants, many of whom will be in receipt of housing benefit. It costs us taxpayers more to pay for that substandard accommodation than to build new social housing or to help people to get on the housing ladder.

We keep hearing that austerity is still in place, and that it is still difficult to find resources. Surely that gives us a bigger responsibility to make sure that money spent in the system is spent to the best effect. The experience in Oldham is that it is not. Too many people live in overcrowded accommodation that does not meet the decent homes standard. We could use that money better. That goes beyond Homes England’s land viability fund. Homes England will say that funding will bridge the gap if homes built on derelict sites have lower-end resale values. However, what if there are streets and streets of terraced housing that are not of the standard required to meet the challenges of the future and to provide people with a decent place to live? We need an urban renewal programme of significant money, geographically anchored, to transform the housing markets in those areas.

The other point I would make is on the community’s feeling in the process. Any situation like this, in which we talk about changing where people live, will be emotive. Many people who live in my constituency, including myself, are dislocated, relocated or newly established former Mancunians. We moved to Oldham, the gateway to the Pennines, because we wanted a different type of lifestyle; we did not want to live in the urban streets of Manchester. By the way, many Manchester properties that we lived in, including the one that I grew up in, have been demolished as part of clearance programmes. Many estates in Royton, for instance, were developed in the ’60s and ’70s, when there was an urban clearance programme in Manchester. People made an active decision to move from the streets of Manchester and to a better lifestyle, with a bigger house with a garden, and fields that they could take their dogs for walks on and where children could play. The idea that that is being taken away—in a process that I am afraid lacks transparency at some points—does not sit well with local people. I will explain what I mean by that.

The original call for sites in 2016 meant that landowners and developers could put forward the sites that they wanted to be considered for development. In that process, I would expect—I have made these representations within Greater Manchester—there to have been a record, a scoring mechanism and a proper assessment of those sites to determine which then went into the 2016 consultation. I cannot see what assessment was used for some of those sites that have been put forward, and why some had been recommended by developers but not proposed within the plan. I am afraid we are seeing the same thing again.

There is a new site that is massively problematic for my constituents around Thornham Old Road in Royton. That was not part of the original 2016 consultation. It has now found its way into the revised plan. During the consultation, Redrow, the developer, sent letters to the surrounding properties because it apparently wanted to buy one of the houses to knock it down and use the site as an access road. That was before the consultation had even finished, yet we wonder why local people do not have confidence in the system’s being fair, transparent and properly assessed.

It feels like we are being hit from all sides. We are being hit by a Government who are imposing a target that leaders locally are saying is inflated and does not present the latest population data. That means that those leaders are forced to go into the green belt when they would prefer not to. The process is being far too developer-led, not community-led. Not one area in my constituency has a neighbourhood plan developed by the community, where they get to design what their community development will be in future, so they feel as though it is being done from the top down.

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[Jim McMahon]

I have been heckled by the Minister and the Parliamentary Private Secretary, the hon. Member for Thirsk and Malton (Kevin Hollinrake)—I hope the officials do not join in, or it will get a bit out of hand. We were promised after the original consultation that there would be no loss of green-belt land, and we were promised a radical rewrite. I accept completely that Greater Manchester has to comply with the requirements placed on it. I do not hold any Greater Manchester politician responsible for the housing target passed to them, but it cannot be a radical rewrite when for my constituency there are 450 more units than were in the original plan.

I briefly wanted to talk about some of the land issues that we have. In August, we will be reflecting on 200 years since the Peterloo massacre, where working people demanded the right to vote. Many in my constituency as it stands today did not return home. They were killed at Peterloo. One of the contributing factors to Peterloo—this is, I accept, a local history point—was that the Rochdale magistrate had been given word that the rebels or radicals had practised military manoeuvres in their hundreds at Tandle Hill in Royton. Word got to the Rochdale magistrate, and they sent word to Manchester. That definitely contributed to the feeling that there would be a riot and civil disobedience that could not be controlled.

[Graham Stringer (in the Chair)]

Order. May I ask the hon. Gentleman to quickly come back to the spatial strategy?

[Jim McMahon]

What I am saying is relevant, because the marching ground at Tandle Hill was eventually planted out with a beechwood to stop people marching there. It is now Tandle Hill country park, which is adjacent to the site proposed for development at Royton. These are important historical sites. The country park is also where the Tandle Hill war memorial is placed. Given the topography of Tandle Hill, it is no surprise that it is on a hill. When someone is stood at the memorial, they are looking down at the sites proposed for development. The development would change the character and nature of what I consider to be a very special part of the Borough of Oldham. It is a place where people can come together, where there is more to life than just work, and where people can enjoy the countryside. That is very important.

It was an issue that the north of the Oldham borough was taking a disproportionate share of redevelopment when the south of the borough had none. We made recommendations that there should be a more fundamental review to make sure that each area took its share of development. In consequence, hugely problematic new sites have been added in the Bardsley and Medlock Vale area of Oldham.

By and large, the community would find a way to reconcile with some of those sites—for instance, a former landfill site that lends itself to development—but because different processes have not been brought together, former public open space is being redeveloped for housing at the same time as new sites are being proposed that take away the green belt around that community. Not only have people lost their immediate urban open space to development, but they are likely to lose the field at the back of their estate too, which further cuts them off.

I do not want a devolution of blame or targets that does not meet with what local people want; I want the Government to genuinely give local people the freedom and ability to decide the future of their communities. It is not enough to say, “We are doing that with the Greater Manchester spatial framework”, because the people who are being forced to make the decisions have been hamstrung by Government-imposed targets. The Government know that and they can do something about it.

I am proud of my local authority. The leadership of Oldham Council is working hard to set a new vision for our town, to give our town direction, and to give us hope and optimism when, to be honest, the Government have walked away from our town. The council wants to use the spatial framework to frame that vision, but it is being forced to go into areas that it would rather not go into, as is the Mayor of Greater Manchester, who has been clear about that.

Let us use the debate as an opportunity, not to restate what we already know—it feels as if that is how the Minister is beginning to line up—but to genuinely reflect on the contributions that have been made and try to seek compromise. If Parliament and the Government learned how to compromise a little more, our politics would be in a better place.

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

I congratulate my hon. Friend the Member for Hazel Grove (Mr Wragg) on securing this debate. I will call him a friend, because although we are from different political parties, we represent constituencies in the same borough and have worked together on a number of issues. Sometimes the artificial barriers that this place sets up mask the real co-operation between Members on both sides of the House.

I believe in plan-led systems. They work best when larger areas co-operate over a wide geography, and I have experience of that. Before I became the Member of Parliament for Denton and Reddish, I served for 12 years as a councillor on Tameside Metropolitan Borough Council—one of the 10 councils that make up Greater Manchester. I remember very well, in my early days as a Tameside councillor in the mid-1990s, the proposals to introduce the Tameside unitary development plan. It was intended to replace the Greater Manchester structure plan, which had been in existence since the formation of the Greater Manchester County Council in 1974. The Greater Manchester structure plan, like the Greater Manchester spatial framework, covered the entire county. It made sense, because it meant that economic growth, housing growth and infrastructure planning happened on a county-wide basis, and that there could be co-operation across all the constituent authorities. Spatial planning actually worked. It is no good having 10 individual plans, because all 10 councils want to chase after the same goose that lays the golden egg.

Sadly, that is the situation that we fell into. When the Greater Manchester structure plan became obsolete, the then Conservative Government of John Major instructed the 10 metropolitan borough councils of Greater Manchester to get on and do their own thing. Each of the 10 local authorities produced its own unitary development plan. That was great for someone looking inside the box of just the city of Manchester—you served as a leader of that local authority for a considerable time, Mr Stringer—Rochdale, Oldham, Tameside or Stockport, but of course those boroughs do not act in isolation from one another.

With devolution, with the creation of the Greater Manchester combined authority and with the election of a Greater Manchester Mayor, I saw a real opportunity to get spatial planning right for the whole county so we can pool and share not just our resources, through things such as business rate retention, but our strengths as a destination—as a place to live and do business. I am biased. I will not get into a debate about which is the second city of this country; I will leave that to Birmingham and London, because we all know that Greater Manchester is the best place in the United Kingdom.

I saw those things as an opportunity, but I feel as though it is slipping away. We have had some really good co-operation on things such as housing targets, but as my hon. Friend the Member for Hazel Grove said very seriously, if Stockport were to go it alone, the housing needs that would fall on Stockport would mean that it would have to eat into the green belt. It is a very constrained borough, in the sense that it is surrounded by the green belt on three of its four sides. The only place where there is no green belt is where Stockport meets the city of Manchester and Tameside, but there is no room for it to grow that way either, because it has developed right up to those boundaries. By co-operating—not only has Stockport done that, but all the other outlying boroughs have done it to a lesser or greater extent—Salford and Manchester have been able to take around 40% of the housing growth for the entire county. That is good, because it will reinvigorate a large swathe of redundant brownfield sites in east Manchester, which borders my own constituency, as well as in the city centre and central Salford. The sites have lain derelict for decades and it is right that they are utilised first.

I do not just want to see growth in the central core, important though that is. There will only be a certain amount of demand for apartments and high-rise buildings without the greenery and the personal and private open space that comes with houses with gardens. There will have to be housing growth not just in the central core of the conurbation, but in the outlying areas. My hon. Friends the Members for Oldham West and Royton (Jim McMahon) and for Heywood and Middleton (Liz McInnes) are absolutely right. Unless we can get proper sequencing of “brownfield first”, there is a real danger for our conurbation.

The urban regeneration in the city centre is happening because land values have gone up, which makes brownfield sites worthy of developing, but similar brownfield sites—former old industrial sites that are now suitable for housing in Oldham, Rochdale, Tameside and parts of Stockport—will not have the same land value, and that value falls even further if there is an oversupply of green-belt land. This is about free market economics, and supply and demand. If I am a developer and a mass of sites have been identified, I will go for the cheapest site that gives me the greatest return. Frankly, in Greater Manchester, that is a green-belt site.

There could be much more buy-in to the loss of green-belt land. We all recognise that some green-belt land will have to be developed in the future growth of our city region, but if green-belt land is to be taken, we must have a proper “brownfield first” approach. I do not want to be here in future years saying that my constituents were proved right because the derelict site in the centre of Denton is still derelict 10, 20 or 30 years on, but the green-belt land surrounding Denton has been eaten up by development. If the green-belt land has to be built on—I accept that some of it might have to be—let that be because the brownfield land has been exhausted and it is absolutely necessary to build on the green-belt land. We should be creating sustainable communities. For a community to be genuinely sustainable, we need urban regeneration alongside new builds.

I want to commend the two councils in my constituency. Stockport Council is very ably led by Councillor Alex Ganotis, who is standing down in May. I thank him for his public service. He has done a great job of emphasising the need for urban regeneration. I particularly thank him for what I think will be a great legacy of his: the future regeneration of Stockport town centre. As part of the Greater Manchester spatial framework, with Andy Burnham using his new mayoral powers to create mayoral development corporations, Stockport is going to have the first mayoral development corporation in the country. It will regenerate Stockport town centre, which has got so much going for it. At the moment it is quite derelict on the edges. The historic core of the town—an absolute beauty—does not have the retail offer that it should have. However, the more people we get living and working in the town centre, the more vibrant and active it will become. I commend Stockport Council for its approach to urban regeneration, and I look forward to the mayoral development corporation transforming Stockport into the employment, residential and retail hub that a town of that size should be.

I also pay thanks to Councillor Brenda Warrington, leader of Tameside Metropolitan Borough Council, not least because she is my parliamentary agent; until last month she was also my constituency party chair. She, too, has approached the spatial framework process with fresh eyes. She understands that the environment matters, too; the built environment matters, and the natural environment matters.

One lasting legacy of the old Greater Manchester Council, and something I am really passionate about, is the transformation of the river valleys across Greater Manchester from industrial blackspots in the 1970s to linear country parks. In every part of Greater Manchester, there are river valleys that 45 years ago were industrial wasteland, but anyone standing in them now would think they had always been open countryside. One thing that unites the whole of my constituency, cross borough as it is, is the Tame valley.

I raise the Tame valley because the main campaign that has brought the hon. Member for Hazel Grove and me together is a campaign against the extension of the Bredbury Parkway industrial estate. I am not against economic growth, and Greater Manchester needs to grow economically. It is not a bad thing to want jobs to be created in Greater Manchester, in locations where our constituents can access them, but I have an issue with Bredbury Parkway. The existing industrial estate is locked in by the infrastructure in the hon. Gentleman’s constituency. It has direct motorway access on to the M60 at Bredbury roundabout, but unfortunately most HGVs cannot use it because they cannot get under the low railway bridge on the main line between Manchester and Sheffield.

I have met Highways England, Network Rail, Stockport Council and the prospective developers. It is fair to say that the prospective developers do not want to pay for any infrastructure upgrades—certainly not of the magnitude required. Highways England and the highways authority of Stockport Council say that the road cannot be lowered under the bridge, because it has already been lowered to its maximum depth; if it is lowered any further, the bridge will fall down. Network Rail says that to rebuild the bridge would involve the closure of the main line between Manchester and Sheffield, which would require funding of many millions that we will not get.

If there is any extension to the Bredbury Parkway, HGVs will have to come through Denton in Tameside to get on the motorway network at Crown Point. My constituents will not have that. They are already blighted by a considerable number of HGVs coming from the Bredbury Parkway scheme. Any extension would not be acceptable to them on traffic grounds or, indeed, on air quality grounds. My constituency is one of the most air-polluted in Greater Manchester. Two motorways run through it—the M60 and the M67—and anything that makes air quality even worse for my constituents is, frankly, not acceptable.

However, the situation is worse than that. The developers propose, aided and abetted by the Greater Manchester spatial framework process, to build very large distribution sheds in the “v” of the Tame valley. Everything at the top of the hill, in the constituency of the hon. Member for Hazel Grove, has basically already been developed, and everything sloping down to the River Tame, which is the constituency boundary as well as the local authority boundary, is currently pasture. Those sheds would be terraced, but—this is worse—they would come right up to the river bank. On the opposite bank are not one but two local nature reserves, which are very precious not just to the people who live in my constituency, but to those in the hon. Gentleman’s constituency.

It would be fine to destroy the green belt in that way if we took the jobs argument alone. However, this is not a Stockport local plan—this is not a matter just for Stockport—but a Greater Manchester strategic plan, and over the whole county there is an oversupply of new land for economic development in the spatial framework, so the argument for removing the green belt at Bredbury automatically disappears. That land is not just green belt; it is the Tame valley. It is the thing that unites Tameside and Stockport, and every part of my disparate communities of Dukinfield, Audenshaw, Denton, Reddish and the Heatons. That is why I am so cross; it is why I will continue to oppose the Bredbury Parkway scheme, together with the hon. Gentleman; and it is why I hope those who propose the Greater Manchester spatial framework exercise common sense with the next revisions, which will be published after the consultation ends.

I want very briefly to refer to the concerns of my hon. Friend the Member for Makerfield (Yvonne Fovargue), who cannot be here. I would probably have had to give her the same dispensation as I gave my hon. Friend the Member for Oldham West and Royton, because they are both members of the shadow Housing, Communities and Local Government team. She feels really strongly about this issue, so she has asked me to say a few words on her behalf. She has led a campaign with local councillors in Wigan against the use of land to create warehouses by junction 25 of the M6. In 2013, a similar scheme was thrown out by an independent planning inspector, but planning permission has already been submitted for warehousing the size of six football fields, and the jobs have been advertised.

That poses an important question: what is the point of even consulting on a spatial framework if developers can usurp the system as they seem to have done? That is precisely what is happening at Bredbury, where the developers have already held a public consultation. It makes a mockery of the plan-led system. I hope to get reassurances from the Minister that he takes very seriously the principle that developers and others should not seek to usurp the plan-led system, but that we need to get the plans in place before developers seek to develop cherished protected sites.

The other thing that has been mentioned—

[Graham Stringer (in the Chair)]

Order. I am sorry to interrupt the hon. Gentleman, but I would be grateful if he started to bring his remarks to a conclusion so the Minister has about the same time as he has had.

[Andrew Gwynne]

I am bringing my comments to a conclusion. I just want to touch on the serious issue of the numbers. We need clarity from the Minister about whether we should use the ONS numbers or the earlier numbers he set out. That brings me back to my first point about supply and demand. If we have an over-supply of green-belt land because we have used the wrong set of figures, how can the Minister give assurances to any of our constituents that those brownfield sites will be developed first?

I hope that the Minister will take on board the concerns we have raised and that he understands our sincerity. We want the best for Greater Manchester—we want our city region to grow and be prosperous—but it has to be sustainable for the future of all our communities.

[Graham Stringer (in the Chair)]

I ask the Minister to leave at least a minute at the end for summing up.