Supporting High Streets

Gregory Stafford Excerpts

Tuesday 4th November 2025 Commons Chamber

[Connor Naismith]

My hon. Friend is absolutely right about restoring old buildings, and that is exactly what is taking place in Crewe.

Alongside this, a rolling programme of cultural events from Crewe town council and the Crewe business improvement district is helping to make our town an early contender for this Government’s first town of culture award.

[Gregory Stafford (Farnham and Bordon) (Con)]

Will the hon. Gentleman give way?

[Connor Naismith]

I am going to make some progress.

Opportunity is exactly what the repurposing the high street grants delivered by our Labour council in Cheshire East has delivered. These are £30,000 grants for local entrepreneurs to renovate empty shop units, and they have empowered small and independent businesses to take risks, fill empty units and breathe new life into our town centre. They have transformed vacant spaces into thriving ventures, and I invite Ministers to come to Crewe to see the impact for themselves and to consider whether the scheme could be a blueprint for a national roll-out, because it works. The scheme, alongside the Southern Gateway project, is a great example of public investment connecting the dots, creating vibrant public spaces and opening up opportunities for a new community of businesses to emerge on our once-neglected high street.

Businesses such as the Arena, the Ice and Fire tattoo studio and ABC Childcare are leading the way, and the upcoming Youth Zone, opening in spring 2026, will give young people a space to thrive right in the heart of our town centre. Even the old M&S unit, long a symbol of stagnation, now has a positive future under new ownership. It is a powerful metaphor for Crewe itself: written off by some but now ready to rise. We have seen investments in places such as the Mirion Street boxing club, supporting grassroots sport and building community resilience. These are the building blocks of a high street that works for everyone.

This is what happens when local leadership, community, ambition and targeted investment come together, rather than when we talk our communities down, as we have heard too often from Conservative Members. So I say to investors: come to Crewe. I say to artists and entrepreneurs: come to Crewe. I say to Government Ministers: come and see what happens when a town refuses to be left behind. As with our railway past, Crewe town centre is on the right track.

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[Lloyd Hatton]

I thank the hon. Member for his custom and for investing in Weymouth. As the proud owner of a Newfoundland, I know that dogs get us out, get us spending and get us on the high street.

To conclude, towns like Margate, Folkestone and Falmouth have championed art and culture, and it has boosted the high street and drawn visitors into those seaside towns. I now want to see the same happen in Weymouth. Unsurprisingly, I will be banging the drum for a new cultural and visitor centre at the Rectory building in Weymouth. This project is just another way that we can breathe new life into Weymouth’s town centre and attract new businesses and visitors to our town. As I have hopefully made clear today, there are so many exciting projects on the cards.

[Gregory Stafford]

I have listened to the hon. Member’s speech very carefully, but I think I missed him mentioning the £19.5 million of levelling-up funding that Weymouth got in 2023 under the last Conservative Government.

[Lloyd Hatton]

That money went unspent by the previous Conservative administration at Dorset council. It now falls to me and the new administration at Dorset council to spend that money wisely, which we are doing. I remind the hon. Member that this Labour Government have just invested £20 million in Weymouth as part of the pride in place programme.

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[Adam Dance (Yeovil) (LD)]

I want to raise the concerns of fantastic businesses in the Yeovil constituency. The current Government’s employer national insurance increase will damage high street businesses. Shaun, who runs Lanes Hotel in West Coker, put it better than I ever could:

“At a time when we needed help,”

the Chancellor

“has chosen to give us another kicking. We are sick of it”.

That is why we Liberal Democrats oppose the unfair jobs tax that has hit small businesses hard in rural areas like mine.

Andrew, who was the landlord of the Cat Head Inn in Chiselborough, which has sadly now closed, wrote to me to point out that the business rates system is “fundamentally outdated”. He is right and changes to the system keep getting kicked down the road. I urge the Government to replace the broken business rates with a commercial landowner levy as soon as possible. The system would be based purely on the value of the land where the business is located, shifting responsibility for tax from businesses to commercial landlords.

This would not be a debate about high streets without mentioning banks and banking hubs. We were able to get one in Crewkerne in my constituency, but Chard and Ilminster were denied banking hubs despite having the same needs—in some cases greater. That is why assessment criteria for banking hubs must include the need for in-person banking services and financial advice. The Government must also be a bit more ambitious and push for far more than 300 banking hubs over five years. That is hardly any, considering there are 650 constituencies.

Small businesses in the area, including the Acorn café, have told me that antisocial behaviour in Yeovil is negatively affecting footfall and trade. That is why we need the Government to invest more in community policing in rural areas. Rural areas seem to get missed off the list. We have heard that many times today and we have been overlooked for far too long.

Finally, for rural communities such as those in Yeovil, a huge issue nowadays is just being able to get to your local high street. Public transport is a nightmare, shown by the constant issues with the cancelled No. 11 bus. That is why most people drive, but parking is also an issue. Local business owners, such as Jane who owns Café 50 and the owner of the Mad Hatter, are really worried about the potential closure of car parks in Yeovil and the impact on footfall and revenue.

[Gregory Stafford]

I have a similar problem in Farnham. We are being hit by the headwinds of what is going on nationally, but the Farnham infrastructure programme means there is disruption locally. Now, we all welcome the outcome, but what we have a problem with is Lib Dem-run Waverley council whacking up car parking charges, which is deterring people. Can the hon. Gentleman have a word with his colleagues in Waverley to stop that?

[Adam Dance]

One reason why house building on some of our car parks is being proposed is because of the Government’s underfunding of rural areas. I agree that parking charges are a problem. We have the same issue in Somerset. They are having to be levelled out because of the unitary council, which the hon. Gentleman’s Conservative Government pushed on Somerset council. Parking is a massive issue and charges do sometimes deter people from coming to our constituency. I know that is not the council’s intention, so I urge them to take on those concerns and think again, but Somerset also needs more money from central Government for better rural public transport and roads. For too long our high streets have been left to decline. That must change.

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[Gregory Stafford (Farnham and Bordon) (Con)]

Picture this: Downing Street, a hub of activity, alive with purpose, people moving with intent, heated debate and entrepreneurship at every turn. You look confused, Madam Deputy Speaker. I am not talking about the Downing Street here in SW1, but Downing Street in Farnham, where the high street starts and where the most heated debate is over whether the Farnham infrastructure project will ever end and the concerns about the local Lib Dems whacking up car parking charges at the same time.

The other big debate is about how high streets will survive the headwinds of tax rises that this Government have thrown against them time and again. From hospitality to leisure and retail, the high streets of Farnham, Haslemere, Liphook and the new town centre in Bordon are hives of business activity. Some 98% of the businesses across my constituency are small or medium-sized enterprises, providing the backbone of our local economy and the foundation of community life.

[Peter Fortune (Bromley and Biggin Hill) (Con)]

My wonderful constituency of Bromley and Biggin Hill is also home to many SMEs, and they tell me that they are being punished because of the irresponsible decisions taken by this Labour Government. Does my hon. Friend agree?

[Gregory Stafford]

I entirely agree. The truth is that Labour does not have the backing of small and medium-sized businesses because it is stifling growth with its costly net zero commitments, layers of red tape, changes to the living wage, cuts to business rate relief, the Employment Rights Bill and higher national insurance contributions. That is a toxic cocktail designed to choke off enterprise and ambition.

The Conservatives have a very good record on supporting local businesses. Just think back to the pandemic, when we delivered 100% business rates relief for many businesses. Indeed, when we left office last year, business rates relief was at 75%. Yet what did Labour do? As soon as it came in, it slashed that relief to just 40%, which is absolutely crippling for small businesses in my constituency. That is why I am proud and pleased that we have announced the abolition of business rates altogether, meaning that nearly a quarter of a million businesses will benefit. Financed by the golden rule, that is responsible, sustainable and, most importantly, pro-growth.

An hon. Member on the Government Benches argued that removing the rates will let landlords raise rents, but that assumes a balanced market. The reality is oversupply, with retail space outstripping demand. Abolishing business rates will therefore not drive up rents, but will make high streets more sustainable. The Brightwells development in Farnham, in my constituency, proves the point.

When my right hon. Friend the Leader of the Opposition visited my constituency last week, we met Steve at Hamilton’s, Mario at Serina, and Julian at The Castle pub. All three said the same thing: business rates are crippling, HMRC’s red tape is growing and energy bills are too high. That is why I am delighted that we have a plan to scrap business rates and cut energy bills for those small businesses.

In Bordon, in my constituency, we are working intensely to ensure that the new high street and town centre can thrive. We are making progress, but that progress will be undermined by this Government’s attack on business. These are not just businesses; they are the heartbeat of our community. They train young people, they create jobs and they invest in the place they call home. I am also afraid that the disconnect that Labour shows nationally is echoed by the Liberal Democrats in my area. They simply do not understand the struggles that our high streets face under this Government and therefore have no empathy for our local businesses.

High streets are not just the commercial zones; they are social, and the social and economic soul of our towns. Supporting them requires a Government willing to protect essential services, invest in rural areas and cut through the bureaucracy that holds small businesses back. Conservatives understand that if we back ambition, we build prosperity. If we bury it in bureaucracy, we destroy it. Our high streets and the communities that they serve deserve better than that.

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[Mr Gagan Mohindra (South West Hertfordshire) (Con)]

As many have said, our high streets are the heart of our communities. From small retail and hospitality ventures that allow people the opportunity to own their own business, to post offices and pharmacies where the more vulnerable can go to see a familiar face and get support, to our pubs, where people have gathered together for years, our high streets give us everything we need. We must support them, not restrict them.

I spend much of my time in South West Hertfordshire on local high streets, hearing at first hand from many business owners about the struggles that they face due to Labour’s increase in national insurance contributions, and their worries about the upcoming Employment Rights Bill.

[Gregory Stafford]

My hon. Friend talks eloquently about the problems facing high streets. One of my constituents, a publican, told me that things were worse than during covid, because at least there was financial support during covid. Now, pubs and other hospitality businesses are being hung out to dry.

[Mr Mohindra]

My hon. Friend makes an excellent point. The small businesses that I speak to say that they feel abandoned by this Government. They face high energy bills and rents, and poor footfall. They have been harmed by Labour’s decisions, and have ever-growing worries about the Budget later this month.

We already know that hospitality is struggling. One in five high street premises are empty, and 100,000 hospitality jobs have been lost since Labour’s Budget. Two thirds of those jobs lost were done by 18 to 24-year-olds. That is simply not sustainable. Business owners do not want that to happen, but they have no choice. A third of businesses are reducing their opening hours as they simply cannot afford to staff up. They include Kitchen Croxley in my constituency, which warned me that as a result of Labour’s policy changes, job losses are inevitable, if it is to keep its doors open.

Businesses of all sizes are affected. Hubs, a franchise owner in my constituency, made me aware that due to Labour’s national insurance contributions increases, his NICs amounted to £138,000 for April to September. He has been warned that his contributions could increase to over £275,000 for the business’s first full-year cycle. That franchise owner is creating 90 local jobs and filling a large high-street unit that sat unoccupied for over a year and a half. It simply seems unfair. Business owners are willing to contribute their fair share—they are investing significant amounts in our high streets—and they should not be penalised for trying to grow their business.

The spirits industry disproportionally faces the effects of these policies; it has contributed £676 million less in taxes than expected, despite the rise in alcohol duty. One business in Kings Langley, Fells, which employs over 70 people in the area and regularly supports charitable causes in the community, faces mounting costs and regulatory burdens. It urges a freeze in duty rates to mitigate the need for further price increases. We are talking about an industry that contributed over £75 billion to the UK economy in 2022, according to the Wine and Spirit Trade Association. Why are we stifling it?

This summer, I spent a week visiting pubs across South West Hertfordshire, to see how they are being affected by Labour’s decision making. I spoke with Nick, the manager of the Coach and Horses in Rickmansworth, who told me that the rises in the minimum wage and NICs have made staffing incredibly difficult. As I have said before, many businesses sympathise with the need to ensure job security and good working conditions. However, that comes at the cost of rising prices, which just pushes the issue on to customers. Rising prices lead to fewer people visiting pubs and putting their money back into the community.

Pride in Place

Gregory Stafford Excerpts

Wednesday 15th October 2025 Commons Chamber

[Miatta Fahnbulleh]

My hon. Friend is completely right. Like him, I am a Co-operative MP, and I think the values of our Co-operative movement run through this programme. It puts local people in charge, but it also says that it is by giving local people a stake, giving them ownership and allowing them to generate community wealth that we make our places prosperous.

[Gregory Stafford (Farnham and Bordon) (Con)]

The Minister described those receiving the money as “true patriots”, but in my constituency we have not received a single penny of this funding. Are my constituents not true patriots? There are plenty of places in the north of Farnham and potentially in Bordon that could really do with using this money. I invite the Minister to come to my constituency so that I can show her the places that need the money, and the amazing job that others are doing already.

Oral Answers to Questions

Gregory Stafford Excerpts

Wednesday 18th June 2025 Commons Chamber

[Seema Malhotra]

Far too many women, like Samantha, are forced to leave work because they do not get the support that they need. That is why we are meeting the needs of women with endometriosis in the workplace through a number of measures in the Employment Rights Bill. Strengthening statutory sick pay arrangements, making flexible working available to more people, and opening up conversations about women’s health through employer action plans will benefit all employees managing the condition. We are turning the commitments in the women’s health strategy into tangible actions.

[Gregory Stafford (Farnham and Bordon) (Con)]

What commitment can the Minister give that the community diagnostic centres programme, which was started under the Conservative Government—[Hon. Members: “Hear, hear!”] I’ll start again. What commitment can the Minister give that the community diagnostic centres programme, which was started under the last Government, will be used effectively to treat and diagnose not just endometriosis, but all the conditions listed in the women’s health strategy?

[Seema Malhotra]

The hon. Gentleman will be aware that we are taking forward a number of measures as part of the women’s health strategy. He will also know that as a result of our pilot on women’s health hubs, which have been established in 41 of England’s 42 integrated care systems, we are working to make sure that we are supporting and tackling women’s health, including by shifting care out of hospitals, reducing waiting lists, and continuing to engage with local areas to use the learnings from women’s health hubs to improve the local delivery of services.

Oral Answers to Questions

Gregory Stafford Excerpts

Monday 9th June 2025 Commons Chamber

The Secretary of State was asked—

[Gregory Stafford (Farnham and Bordon) (Con)]

1. What steps her Department is taking to help prevent new unitary authorities from requiring exceptional financial support.

[The Secretary of State for Housing, Communities and Local Government (Angela Rayner)]

Local government reorganisation will lead to better outcomes for residents and save a significant amount of money that can be reinvested in public services and improve accountability. It is for councils to develop robust, financially sustainable proposals that are in the best interests of their whole area.

[Gregory Stafford]

The rushed local government reorganisation means that Waverley borough in my area will be forced to join other authorities that are debt-ridden, such as Woking. What will the Secretary of State do to ensure that residents in my area do not pay a financial price for the woes of other authorities?

[Angela Rayner]

As set out in the invitation letters, and as with previous restructures, there is no proposal for council debt to be addressed centrally or written off as part of reorganisation, but the Government accept that Woking and Thurrock councils hold significant unsupported debt that cannot be managed locally in its entirety. We have committed to providing an initial amount of debt repayment support for these councils in 2026-27 ahead of the reorganisation. This is unprecedented Government support.

Churches and Religious Buildings: Communities

Gregory Stafford Excerpts

Tuesday 13th May 2025 Westminster Hall

[Marsha De Cordova (Battersea) (Lab)]

I beg to move,

That this House has considered the impact of churches and religious buildings on communities.

It is a pleasure to serve under your chairmanship, Sir Jeremy. I am pleased to have secured this important and timely debate with the right hon. Member for Salisbury (John Glen). Today, I speak with two hats on, as the MP for Battersea and as the Second Church Estates Commissioner.

It is undeniable that churches and religious buildings have a positive impact on our communities in constituencies across the country, and I intend to show examples of this throughout my speech. Churches such as St Mary’s in Battersea do valuable work in their communities every day, and their contributions are often delivered at no cost to the state but with such a great return for the communities in which they serve. That is part of their vocation to serve—their desire to reflect the values of Jesus Christ through their faith, love, hospitality and service to their neighbours. I hope that this debate will allow us to recognise the incredible work of our local churches and other religious organisations.

A parish church is often central to the community. It is a hub around which a village, town or city has grown. It gives a great sense of place. Parishes have a specific duty to serve all their communities, regardless of faith, background or affiliation. Our churches are not just there for Sunday services; they are active seven days a week.

I must declare my interest as an attendee of Holy Trinity Clapham, or HTC, which is a grade II listed building. The church supports the needs of its communities through services for victims of domestic violence and young families’ support services, as well as by serving breakfast to more than 200 people every week. Similar Church of England churches and cathedrals support more than 31,000 social action programmes annually. They deliver more than 14,000 of those projects themselves, while other projects are hosted by churches and carried out in partnership with volunteers and supported by donations.

The National Churches Trust’s “The House of Good” reports, which I hope my hon. Friend the Minister has seen, clearly show the community benefit of churches: every £1 invested in any church creates a return for the community of £16. Dare I ask where else the Government could get a return like that?

Although a core activity of churches is worship, they do so much more. They are pillars for community, social action, culture and heritage. They support the national economy, offer apprenticeships for key trade and craft skills and are collectively one of the largest commissioners of the arts in the UK. They are drivers of regeneration and place making. They are well on their way to achieving net zero by 2030 across all their buildings. They are involved in running or supporting food banks, groups for the elderly or vulnerable, and parent and toddler groups, often in the places where they are most needed. They offer warm spaces during the winter. During the winter months in Battersea, St Peter’s, St Michael’s, St Barnabas’s and the Ascension church host night shelters, which I had the pleasure of visiting last winter.

The UK has 15,000 historic listed places of worship in use across all faiths and denominations: churches, chapels, synagogues, mosques and temples. Approximately 12,500 of them are Church of England churches or cathedrals, and in the past decade the number of listed places on Historic England’s heritage at risk register increased to 969, some 911 of which are Church of England buildings.

The listed places of worship grant scheme was introduced by the last Labour Government under the then Chancellor Gordon Brown, and it has been a lifeline in maintaining those buildings. Although the Church welcomes the continuation of the scheme for an additional year, the reduction from £42 million to £23 million a year and the new cap of £25,000 per place of worship jeopardise the ongoing future of many projects.

We know that 94% of applications are under the £25,000 cap and will not be affected, but 260 Church of England churches will be. Although that makes only 6% of claims on the scheme, the impact will be huge. The retrospective implementation of the new scheme is causing immense difficulty, preventing responsible budgeting, commissioning work on multi-year refurbishment schemes and good stewardship of the buildings.

It is preventing craft businesses, such as masons and glaziers, from taking on apprentices, as they are unable to guarantee work. Obviously, it is adversely affecting our communities, particularly those most in need of support. There is no doubt we need a long-term solution beyond the year-on-year extension.

[Gregory Stafford (Farnham and Bordon) (Con)]

The hon. Lady and I have had a number of exchanges in the Chamber on this issue. In her role as a Church Commissioner, given the concerns she has raised about projects failing and craftsmen being put out of work, has she had any reassurance from the Government that schemes already started, even if above the £25,000 cap, will be allowed to progress so that the projects can continue?

[Marsha De Cordova]

The hon. Member is right that we have had many exchanges. He knows that I am firmly committed to ensuring that the scheme is extended and, more importantly, that schemes in train will be protected. I will come to that shortly.

It is time to give stability and certainty to these treasures of our built heritage. I will not list all 260 churches, as we do not have time. My own church of Holy Trinity, Clapham has raised more than £6.2 million for vital repairs designed to make the church more accessible to the local community. As I said earlier, it provides local communities with huge amounts of support, such as advice and advocacy on debt, providing hot meals and sport and social activities.

Other examples include Sunderland Minster, another grade II building, with a long-standing ministry to refugees and asylum seekers. It holds drop-in and collection days for food, clothes and children’s toys. All Hallows-on-the-Wall, London hosts a young person’s programme in its nave, which for 30 years has supported thousands of challenging and excluded young people across the city into work. Wells Cathedral’s “warm rail” initiative provides free donated clothes and winter coats, and offers a warm space and hot refreshments. Many churches support the warm welcome campaign in response to the cost of living crisis.

I share those examples to show the significant impact those churches have socially and economically. I know the Government recognise their impact and would not want to see any listed places no longer able to make their vital contributions to the communities they serve.

Planning and Infrastructure Bill

Gregory Stafford Excerpts

2nd reading
Monday 24th March 2025 Commons Chamber

[Kevin Hollinrake]

I will give way a final time, and then I will make some progress, if I can.

[Gregory Stafford (Farnham and Bordon) (Con)]

On the environment, national parks are rightly protected, so when the Government impose housing targets on east Hampshire, all of that housing will have to go in the bits that are not part of the South Downs national park, increasing the housing pressures on what is essentially green-belt land but is not in the park. Would it not be better for this to be taken in its totality, and for the national park to be excluded from the figures?

[Kevin Hollinrake]

I agree that, in order to be fair to areas that include protected landscapes and national parks, that should be a consideration.

The removal of powers from councillors will only become apparent to many residents when they see a green notice on a nearby telegraph pole and contact their local councillor to express their concern, only to be told, “I’m sorry, but I no longer have the power to ask for the application to be considered and voted on by the planning committee.” The Local Government Association itself strongly opposes these changes, saying that

“The democratic role of councillors in decision-making is the backbone of the English planning system, and this should not be diminished.”

We also have concerns that the imposition of strategic planning will be used as a vehicle to force rural authorities to absorb urban housing need. This is of particular concern in many rural areas, given the disproportionately high increases in targets for rural locations. The Secretary of State has increased the national target for house building by 50%, so the average rural resident might expect that their local housing target has increased by a similar amount, but that is not the case. According to the House of Commons Library, the targets for major urban conurbations are up by 17% on average, while the targets in mainly rural areas have increased by 115%. For example, London’s target is down by 12%, Newcastle’s is down by 15%, Birmingham’s is down by 38% and Coventry’s is down by 55%, while Wyre Forest and New Forest’s targets are up by 100% and Westmorland’s is up by almost 500%.

Oral Answers to Questions

Gregory Stafford Excerpts

Monday 20th January 2025 Commons Chamber

The Secretary of State was asked—

[Gregory Stafford (Farnham and Bordon) (Con)]

1. What plans she has to support councils with house building targets.

[The Secretary of State for Housing, Communities and Local Government (Angela Rayner)]

The Government are supporting local planning authorities to facilitate the delivery of more high-quality, well-designed homes, but we know that capacity is a problem with councils and that is why we have also announced a £46 million package of investment to support capacity and capability in local planning authorities, including 300 new planners and support to local authorities with delivering their local plans and green belt reviews. We will also make changes to planning fees so that councils can recover the costs of planning applications.

[Gregory Stafford]

In Waverley and East Hampshire, housing targets from this Government are doubling. When my constituents move into those homes when they are built, the infrastructure and services are simply not there. By “services”, I do not mean a phalanx of civil servants to help them move house; I mean the schools, play areas, supermarkets and road networks. Will the Secretary of State come to my constituency of Farnham and Bordon to see where we need that infrastructure, so that she can understand the implications that her housing targets have for my community?

[Angela Rayner]

We know that we need infrastructure as part of our planning reforms and the mandatory housing targets that we have put forward, and this Government will make sure that that infrastructure is there. I would say to the hon. Gentleman that it was his Government who allowed speculative housing developments, who failed to meet their housing targets and who left people without the houses they desperately needed.

Oral Answers to Questions

Gregory Stafford Excerpts

Monday 28th October 2024 Commons Chamber

[Gregory Stafford (Farnham and Bordon) (Con)]

9. What steps she is taking to protect the green belt in Farnham and Bordon constituency.

[The Minister for Housing and Planning (Matthew Pennycook)]

The Government attach great importance to the green belt, including the more than 20,000 hectares in the borough of Waverley in the hon. Gentleman’s constituency. In planning terms, the green belt serves a number of specific purposes, but the fundamental aim of green belt policy is to prevent urban sprawl by keeping land permanently open. The Government do not intend to change the general purposes of the green belt or its general extent, but we are committed to taking a more strategic approach to green-belt land designation and release so that we can build more homes in the right places.

[Gregory Stafford]

I thank the Minister for that response, but the Government are proposing to double the housing targets in Waverley and East Hampshire. Over 57% of East Hampshire is in the South Downs national park, so it rightly cannot be built on, but if the target is still based on 100% of the East Hampshire district, that causes massive pressures on the rest of the district, including places such as Whitehill and Bordon, Liphook, Headley and Grayshott. Will the Government commit to looking into this inherent unfairness, which is totally unsustainable for my area, and will he meet me and local councillors to discuss it further?

[Matthew Pennycook]

I am more than happy to meet the hon. Gentleman to discuss the matter further. On the principled point he raises, when local authorities are developing local development plans they can put a case forward to the inspectorate to be tested in examination, where they specify hard constraints of the type the hon. Gentleman has identified. When we talk about housing targets, we are talking about an identified housing need for a particular area, but those local plans will be tested by the inspectorate at examination to take into account some of the concerns he has raised.