Future of Town Centres and High Streets

Gregory Campbell Excerpts

Tuesday 17th January 2012 Commons Chamber

[Duncan Hames (Chippenham) (LD)]

Until recently, Chippenham council was at the forefront of a community-led plan to realise the potential of its town centre. The efforts were led by Chippenham Vision on behalf of Wiltshire council and were hailed by the chief executive of Action for Market Towns as

“beacons of localism in practice.”

Sadly however, I have to report that that progress has stalled following a council planning committee decision to approve the massive expansion of an edge-of-town Sainsbury’s, which prompted the resignation of the hugely committed Chippenham Vision chair, John Clark. The town has lost—albeit only temporarily, I hope—an impressive advocate.

Such supermarket developments can only be a drain on town centres—in this case not only in Chippenham, but in nearby Corsham too. That is in direct and stark contrast to the Government’s stated intentions. Last month I sought and received the backing of the decentralisation Minister, my right hon. Friend the Member for Tunbridge Wells (Greg Clark), for the “town centres first” policy. He clearly stated that the Government’s commitment to it

“with all the tests that it requires, is firm.”—[Official Report, 5 December 2011; Vol. 537, c. 15.]

The evidence from Chippenham suggests that the Minister’s words are not being heard.

We are not alone in facing the prospect of substantial out-of-town supermarket development. Property consultants CBRE reported last month that over 40 million square feet of new supermarkets are already planned for this year. It appears that “town centres first” simply is not happening out in our constituencies. We must address this in the national planning policy framework. There must also be a robust test in respect of qualifying for the presumption in favour of sustainable development; local councils must not adopt a take-it-or-leave-it attitude to planning policies, as Wiltshire recently did.

That is what we face in Wiltshire’s draft core strategy, which my neighbour, my hon. Friend the Member for North Wiltshire (Mr Gray), referred to in his speech. It is set to conform to the old unlamented south-west regional spatial strategy. Despite the fact that that never came into legal force, council planners choose to claim that it is necessary for their local plan to conform to it now. Their report to the council’s cabinet this week states:

“Until the full provisions of the Localism Act come into effect through secondary legislation, the Pre-submission Draft Wiltshire Core Strategy needs to be in general conformity with the Regional Spatial Strategy for the South West unless new up-to-date evidence indicates otherwise.”

I had thought that this Government had done something about that, because as far back as July 2010, the decentralisation Minister was good enough to confirm to me on the Floor of the House that he had issued guidance to inspectors saying that they should consider unadopted regional spatial strategies as immaterial. The Under-Secretary of State for Communities and Local Government, my hon. Friend the Member for Bromley and Chislehurst (Robert Neill) is welcome to intervene on me now to give Wiltshire councillors that guidance, ahead of their imminent decision, and confirm that their officers’ instructions on this matter are simply wrong. If he does not do that now, I hope that he will manage at least to cover the point in his speech.

The future of town centres lies not in rolling them back to the way they were decades ago, or even in maintaining them just the way they are today, but in giving them the freedom to redefine their role according to local strengths and opportunities, and then in ensuring that the public bodies in the local area co-operate with that ambition.

[Mr Gregory Campbell (East Londonderry) (DUP)]

Does the hon. Gentleman agree that we also need something to shift the balance from edge-of-town and out-of-town retail to town centres? That could be some form of small business relief, which does help to tilt that balance. We have done some of that work in Northern Ireland and I am sure that other parts of the United Kingdom could benefit from tilting that balance, to give small business people and small retailers in town centres a bigger advantage. At the moment, they suffer because out-of-town shopping centres have an unfair advantage.

[Duncan Hames]

We do need to tilt that balance. That has been the thrust of my speech, and I think that the planning system has an opportunity to do that for us.

Melksham, in my constituency, is to benefit from a central community campus hosting a leisure centre, a library and a youth centre. The council’s original intention was to locate the campus out of town, but the decision was reversed as a result of vigorous campaigning by the local community, including local councillor Jon Hubbard, and Melksham Without parish council. Local people are not short of good ideas for the future of the communities that they make their home. One tool that people and their councils can use to help their towns is the bottom-up process established by the Sustainable Communities Act 2007, whereby residents, together with their councils, can put proposals to central Government for action to promote or protect thriving local communities. I note that a quarter of the recommendations in Ms Portas’s review are ideas that have come forward as proposals under that Act. Unfortunately, it would seem the process has been put on hold, and we are still awaiting the regulations that will get things going. They are required by the Sustainable Communities Act 2007 (Amendment) Act 2010, and I hope very much that we shall see them soon, so that people and councils will be able to get involved.

As we have heard in this debate, pernicious parking charge hikes, along with people ignoring the “town centre first” policy, the insistence of councils on conforming to the old regional spatial strategies, and edge-of-town, edge-of-bypass development will guarantee that it is easier to move things out to the perimeter than to regenerate town centre locations. Over the longer term, reinvigorating town centres requires innovative ideas about what their future role should be. The future of our market towns should not lie in being dormitories with hollowed-out cores which send commuters out into large cities but have no life of their own. That is not sustainable socially, economically or environmentally. As we have heard, there is no shortage of ideas as to how we can approach this challenge, and Parliament must ensure that the planning system listens to and reflects the ideas of the communities who will have to live with its decisions.