John Howell
Main Page: John Howell (Conservative - Henley)Neighbourhood Planning
John Howell Excerpts
John Howell (Henley) (Con)
I have been involved with neighbourhood planning since I first entered Parliament almost 10 years ago. I am the author of “Open Source Planning,” which has guided many of the planning reforms initiated by the Conservative party in government. When I was Parliamentary Private Secretary to my right hon. Friend the Member for Tunbridge Wells (Greg Clark), we introduced neighbourhood planning. When he was Secretary of State for Communities and Local Government, he appointed me as the Government champion for neighbourhood planning, a role in which I was confirmed by the current Secretary of State only last week. In this role I have been to numerous Members’ meetings to discuss neighbourhood planning. I say all that to illustrate that I have some experience of this subject.
I will particularly address two groups of points this evening. The first is on when neighbourhood plans carry weight. The Minister’s predecessor introduced a helpful change—albeit only temporary, and it is currently subject to challenge—to ensure that when councils do not have a five-year land supply, those places with neighbourhood plans that allocate sites need only demonstrate that they have a three-year land supply. We also looked at changing the time when neighbourhood plans carry full weight and bringing it back to when the document is submitted to whoever will inspect the plan, but even that is not early enough.
Let me give examples from my constituency of why that time is not early enough. The initial attempt of two villages to put together neighbourhood plans was unsuccessful. Almost immediately, developers moved into the villages and put in planning applications, not for just a couple of houses but for large-scale developments. The developers did nothing wrong in targeting two villages that had not been able to produce a neighbourhood plan, but in other cases developers are targeting villages that have just started the process of putting a neighbourhood plan together, so that they can get in before the community can decide where it wants the housing to go. That amounts to sharp practice, as in many cases it forces a race between those putting the neighbourhood plan together and the developers attempting to get the planning application through. With more and more communities now moving to put a neighbourhood plan together, this creates a situation where developers are trying to beat a neighbourhood plan and to frustrate its intention by putting the housing where the developer, not the community, wants it to go.
Sir Nicholas Soames (Mid Sussex) (Con)
I thank my hon. Friend for all his work on neighbourhood planning, and particularly for supporting and advising me in Mid Sussex, which is in exactly the position he describes. Does he agree that all the hard work and effort of our constituents in putting together these plans, voluntarily, needs to be reflected and recognised, as our right hon. Friend the Member for Tunbridge Wells (Greg Clark) originally intended?
John Howell
My right hon. Friend makes an excellent point. The thing we need to remember is that the people who have put these plans together are all volunteers—they all do this work for nothing and they all do it for the future of their village. I shall say a little more about that in a moment.
I should say at this point that in the main we are not talking about communities who are anti-development; we are talking of communities who want to embrace new housing for the long-term sake of their communities and to ensure that facilities such as pubs and sports clubs do not fall into disuse. They also want new housing above all to cater for younger people and families. There is nothing for the Government to fear here about being in the world of the nimby; neighbourhood plans have allocated some 10% more housing than it was originally suggested they should provide by their district or borough councils. From that point of view, they have been a great success.
An emerging neighbourhood plan can be a material consideration according to the national planning policy framework. The Department for Communities and Local Government’s own guidance suggests that factors to consider include the stage of preparation of the plan and the extent to which there are unresolved objections to relevant policies. It goes on to suggest that although a referendum ensures the final word, weight should be given to evidence of local support prior to the referendum and the quality of the consultation should be taken into account. I want to add that the consultation on neighbourhood plans is normally very good, which is why they pass their referendums with almost North Korean levels of approval, and this level of consultation goes on throughout the process of putting the neighbourhood plan together. However, in actual fact little weight is given to such neighbourhood plans until the referendum has been passed.
The findings of research conducted in Cornwall show that emerging neighbourhood plans should be given weight in the decision-making process, but that the amount of weight must still be assessed on a case-by-case basis.
Jim Shannon (Strangford) (DUP)
I had sought the hon. Gentleman’s permission to intervene on this issue, Madam Deputy Speaker. In my constituency, Ards and North Down Borough Council has initiated a regeneration plan for the area and also a neighbourhood plan, in that it has sought the opinion of the general public by holding public meetings. Is the hon. Gentleman telling us that the general public’s opinion is being ignored?
John Howell
The hon. Gentleman makes a good point. The point I would make is that we have initiated a process whereby public opinion is taken into account throughout the process of putting a neighbourhood plan together, and that is reflected at all stages of the neighbourhood planning process. Whether that is the same in Northern Ireland I will leave for him to judge.
In the Cornish case, it is harder for the council to refuse permissions for proposals that conflict with an emerging neighbourhood plan, although this may have now been taken care of if the three-year land supply required for the neighbourhood plan areas still stands. But what this shows is how precarious the weight to be attached to neighbourhood plans really is, because it is still for the decision maker, whether that is the council or the inspector, to assess the application on a case-by-case basis. There appears to be a great discrepancy between the emphasis given to neighbourhood plans by the Secretary of State and that given by the Planning Inspectorate. I suggest, therefore, that we need to put neighbourhood planning on a firmer basis.
The fact that there are so many cases where a neighbourhood plan has not been given weight causes great frustration. It is a cause of much frustration that so much work has been put into producing a neighbourhood plan and yet it has been overturned. As my right hon. Friend the Member for Mid Sussex (Sir Nicholas Soames) said, that work is undertaken by volunteers, to whom we all ought to give our grateful thanks.
Nick Herbert (Arundel and South Downs) (Con)
I congratulate my hon. Friend on initiating this debate and I agree with everything he has said. Is not the danger that if neighbourhood plans are undermined in this way, confidence in the whole process and the willingness of volunteers to undertake the process of putting together a neighbourhood plan will be damaged?
John Howell
My right hon. Friend makes a valid point. That is the last thing I want to see. I want neighbourhood plans to continue to flourish and contribute to house building and to the development of communities.
Of course, not all developers behave as I have described. Many follow what I set out in “Open Source Planning”. They try to reduce tension between themselves and the community and to work effectively with the community. However, there are those who play the game of getting in before the neighbourhood plan is fully made and frustrating the work that is going on.
I suggest that the Minister considers introducing a moratorium on new house building where a neighbourhood plan is being put together. To prevent communities from cheating and claiming that they are producing a neighbourhood plan when they are not, rules would be needed that show that the plan is genuine. There would have to be rules to make sure that communities are allocating sites for development, not using the plan as a nimby charter. That could be done by strengthening the guidance to the Planning Inspectorate and making sure that it is applied consistently, or ensuring that neighbourhood plans are given more weight when, for example, they include a list of sites or the initial consultation has taken place.
Although I say it myself, neighbourhood plans are a great success. They are giving communities a real say and responsibility for new housing by allowing them to work in partnership with their district or borough council and decide where that housing should go. Villages that were once hostile to development have become pro-development. A neighbourhood plan can take up to two years to put together and it represents a lot of hard work for the community—all done by volunteers—but so it should. It makes a major contribution to the future state of any village and cannot be written on the back of a cigarette packet. However, we have to make sure that the effort is not taken for granted or wasted by allowing some developers an opportunity to move in ahead of a neighbourhood plan. Anything the Minister can do to strengthen guidance or advance the time when neighbourhood plans carry protection would be much appreciated.
One of the major things we need to do as a Government is to provide housing for younger people. The average age at which people acquire their first home is now over 30. As it was put to me, one cannot expect people to be capitalists if they do not have any capital. We need to provide people with houses to buy, and there are two issues here—first, the number of homes and secondly, affordability. On the first, I encourage the Government to move ahead with the consultation on the changes to the calculations being made by councils of their housing numbers.
I was part of the local plan expert group—I am localist through and through—and the suggestions that we made to change how housing numbers were calculated were not anti-localist. Serious problems are generated by the lack of an agreed approach to strategic housing market assessments, which have become one of the most burdensome, complex and controversial components of plan making. We set out detailed recommendations for a shorter, simpler standard methodology for strategic housing market assessments, in particular for assessment of housing need, with the aim of saving significant time and money, and—most important—removing unnecessary debate from that aspect of plan making. I recommend the LPEG report to the Minister. I know he is new to his position, but I urge him to read it. It would help if a table of recommendations and how they are being dealt with were produced by his officials. The thinking behind that uplift is that allocating more housing land will lower prices, increase development and improve viability. Of course, the sites allocated need to be actually developed.
This is not entirely a district or borough council problem. As I have said, neighbourhood plans allocated more houses than was originally intended. We need to encourage neighbourhood planners to look to the future of their area when they plan and to be part of the solution, rather than being held at a bit of a distance as they are now.
We can be more localist by stressing to neighbourhood planning groups that they can and should have much more say over the type of housing they allocate. The need in my area and that of the Minister is not for vast swathes of council housing, but for affordable market housing. It is not for more developments of four-to-five bedroom housing, but for more developments of genuinely cheaper one-to-two bedroom houses.
I want to suggest to the Minister that it is time to be radical about the future and to be ultra-localist. The steps we have taken so far have given only some of the involvement to local communities. That process needs to go further and bring neighbourhood planning groups into the equation, so that they may stress the types of housing in terms of the number of bedrooms, and have some say over affordability. Schemes such as Help to Buy have actually touched very few people—some 360,000. We need to find a way of involving local communities in tackling the issue of affordability or they will simply blame us that houses continue to be unaffordable.
We need to stress that this is a dynamic part of the planning system. It is very unlikely that we got it right the first time and we should have the courage to make changes as we go along and seek to expand the scheme as it proves to be ever more successful. But it is essential that we do not row back on our commitment to involving communities in the decisions over where the houses should go, what they should consist of and, crucially, what they should look like—their design. To that I would add that communities should also have a role in ensuring affordability.