Brownfield Development and Green Belt

Jon Trickett Excerpts

Thursday 9th February 2023 Westminster Hall

[Jon Trickett (Hemsworth) (Lab)]

I think it is the second time this week that you have guided us through a Westminster Hall debate that I have attended, Ms Fovargue. I congratulate the right hon. Member for Aldridge-Brownhills (Wendy Morton) on securing the debate and on her comments, which resonated with some of the problems we face in my area.

Obviously the country has a housing problem as our population increases and household size falls, but it seems to me that, as the right hon. Lady just said, a large amount of brownfield land in the country remains undeveloped. There are also large numbers of planning consents in land banks held by developers that are sitting on their assets and allowing them to grow while seeking further planning consents, on which they will probably sit as well.

It is time to think carefully about our green belt. I represent a rural community of 23 separate villages. It is important for Members who represent urban communities to understand the importance of the independence of a local community, its local identity and local culture. Ribbon development, which gradually takes one field, then another and then another, results in the bringing together of communities that historically were often rivals, or certainly have different identities that they want to retain.

Take the village that I live in, which is a Quaker village in a mining community. We are now two fields away from Pontefract. If we go back far enough—back to the civil war—we stood for Parliament and Pontefract stood for the Crown. That is some time in the past now, but we get the point. I can look from the top of our village down into Pontefract; it is creeping closer and closer, and there are plans to develop more of those fields. The village I live in is a rural community, with its own identity. We do not want to be part of Pontefract, and the same applies to all the other 22 villages that I represent.

At the present time, we have three developments, all in the green belt and all for housing. I want to say two things about that: first, it is lazy for planners to simply draw lines on maps that look tidy without first having thought about the social, economic and environmental consequences. Secondly, to some extent, it is greedy of developers to want green-belt land, which is often easier to develop than brownfield land, particularly in a mining community such as mine where much of the brownfield land has been polluted and needs to be cleaned up. There are three sites in my constituency, all in the green belt; a lot of people want to speak, so I am not going to go into detail, but Springvale Rise, Highfield Road and Huntwick Grange are all under threat of development at the moment.

The first thing to say about my constituency is that these villages were mining communities. The coal was taken out by rail, so roads that would carry large amounts of traffic were never built, because people lived in the village where they worked, and they went to the local pub, club, football club or whatever social activity, and to the local school. Our roads are not built to carry the amount of traffic that is being generated by increasing numbers of vehicles, particularly now that there is no work in our communities either, but the highways engineers seem prepared to approve almost anything as long as it is going to deliver housing targets that have been imposed from above.

I was so pleased to hear our leader, my right hon. and learned Friend the Member for Holborn and St Pancras (Keir Starmer), say that he is going to bring back control for local communities, and I think some rhetoric about the same principle has been heard from the Government as well. If we are going to develop villages that need development, that should be done from the bottom up, not from the top down—that is my central point. Green-belt incursions should be a last resort, not the easy resort. I am asking for a presumption against green-belt land and in favour of brownfield land, and I think the Government have said that there will be one.

Does the Minister have time to reply, or else to write to us, about the following point? The Government, the Prime Minister and the Secretary of State have made statements about preferring brownfield development, and a “Dear colleague” letter has come from the Secretary of State that indicates—it uses the present tense, rather than the future tense—that he has issued orders about preferring to move away from green-belt development. Now, an inspector is looking at our local authority’s plans, and I have spoken at those hearings. That inspector started her inspection prior to the new legislation that the right hon. Member for Aldridge-Brownhills has referred to, and prior to the issuing of that “Dear colleague” letter and, apparently, some changes to the way in which the planning frameworks operate. She is unclear whether she will be applying the new rules as they come into place, or whether she is now obliged to work according to rules that are no longer extant, or will no longer be very shortly. Some guidance on that question would be helpful.

The green belt is very important. I want to focus on one single aspect of it, or maybe two, because other Members will develop other arguments in favour of it. First, I represent many old miners. If a person lives in poverty and perhaps has a bad chest, as many of those old men do, they should not be deprived of access to the countryside, but the more we build up, the fewer amenities will be available. That is what is happening throughout all the villages I represent, every one of which was a mining village. The loss of amenities matters a lot: they should be not for just the middle classes, but for everybody, and yet we are seeing incursions that I think are a disgrace.

The main point that I want to finish on—it will take me one or two seconds—is that there is no obligation on planners, developers, councils or anybody else to do an analysis of the ecological impact of a development before it has been approved. In my view, that is completely wrong.

We have one development that could be 4,000 or 5,000 houses, if they get away with it. I commissioned, because nobody else did, an ecological survey by the reputable West Yorkshire Ecological Service. That survey discovered on the site to be developed 26 or 28 separate species of birds, mammals or other forms of life that are protected by the Wildlife and Countryside Act 1981, or birds that are on the Red List. Nobody had done that work, yet all of these species are protected, as far as I can see. There ought to be no development that destroys their habitats, yet that is what is being threatened.

It is a curious situation, because there is legal protection, but no attempt was made to identify which species were threatened by the development. It seems to me that the Minister could helpfully go away to the Department and discuss that point. Every time we build on green belt, rare species of flora and fauna are threatened. The land in our case has never been developed; it is ancient woodland that has never been touched, ever, but is is now under threat from the development at Huntwick Grange in Featherstone. Will the Minister reflect on the ecological impact?

Only a couple of weeks ago, when the United Nations discussed biodiversity, the Secretary-General, in a very striking phase, said that humanity is in danger of becoming

“a weapon of mass extinction.”

What are we doing? We are building on sites where there are species that are under threat, and that may well become extinct in due course. Some species now have a very fragile hold on existence. Can we really say that our planning policies should just ignore threats to our biodiversity? I think not.

--- Later in debate ---

[Margaret Greenwood (Wirral West) (Lab)]

It is a pleasure to serve under your chairship, Ms Fovargue. I congratulate the right hon. Member for Aldridge-Brownhills (Wendy Morton) on securing this important debate.

It is vital that we protect the green belt because it brings huge benefits to people’s health and wellbeing, and has a major role in supporting wildlife habitats, allowing nature to flourish and mitigating the effects of climate change. I echo the words of my hon. Friend the Member for Hemsworth (Jon Trickett) in pointing out that that is important for everybody, regardless of how much wealth they enjoy.

It is vital that we build the houses that people so desperately need on brownfield sites. We need to build truly affordable homes on brownfield sites that have high insulation values, and heat pumps and solar panels as standard, so that people can enjoy the benefits of moving into a high-quality home that is cheap to heat. Who would not want to do that?

The last “State of brownfield” report by CPRE, the countryside charity, published in November last year, found that the number of new homes that could be built on brownfield land has reached record levels, with more than half a million homes with planning permission waiting to be built. It revealed that

“over 1.2 million homes could be built on 23,000 sites covering more than 27,000 hectares of previously developed land.”

However, it also highlighted that despite that,

“development of the highest quality farmland has soared 1,000-fold in 10 years”.

As Tom Fyans, the interim chief executive of CPRE, said:

“You know the system is broken when hundreds of thousands of vulnerable people and families are on social housing waiting lists, many in rural areas. Meanwhile, across the country, tens of thousands of hectares of prime brownfield sites are sitting there waiting to be redeveloped.”

There is work to be done to ensure that the development that can take place on brownfield sites does indeed take place there.

The Secretary of State has said that as part of a “brownfield first” approach, Homes England, the Government’s housing and delivery arm, is spending millions on acquiring sites in urban areas to regenerate new housing, but it is no good acquiring the land if it then sits unused. It has been noted that there are often barriers to developing brownfield sites, one of which is the need for remediating works. Will the Minister outline whether she thinks the Government are doing enough to help local authorities to ensure that brownfield sites in their areas are viable for homes to be built on? Have the Government made any assessment of the amount of brownfield sites in the country that could be suitable for housing, but where significant remediation is necessary before development can take place?

Another CPRE report from 2021 pointed out that 793 applications were submitted for building on green belt land between 2009-10 and 2019-20, of which 337—just over 42%—were approved. That resulted in the building of more than 50,000 housing units on the green belt in that time, so for all the Government’s talk about protecting the green belt, it is clear much stronger protections are needed. The Government know that people care passionately about this. We need action now to make it easier for development to take place on brownfield sites and we need much stronger protection for the green belt. Without that, developers will simply carry on pushing to build on green belt sites.

With the absence of such protections, it is perhaps no wonder that developers feel emboldened when it comes to submitting applications for housing on green belt land. In my constituency, Wirral West, 61.9% of the land is green belt. It is a very beautiful part of the world and is clearly attractive to developers, given that in recent months we have seen four planning applications from Leverhulme Estates for homes on land in Barnston, Irby and Pensby. All were refused by Wirral Council last autumn, following a determined campaign against the proposals by local residents. I attended and addressed two public meetings—one at Greasby Community Centre and one outdoors in the village—in support of the many people in my constituency who oppose the destruction of the green belt. People will not forgive politicians who destroy the things that they love.

People in Wirral West value the green belt extremely highly, and they have made it very clear that they do not want to see it built on. I fully support them in this. Leverhulme Estates has appealed against Wirral Council’s decision to refuse these applications, and the appeals are now in progress. There is to be a public inquiry, which is distressing for local people, who want the local green belt to be preserved. A further application from Leverhulme Estates, for up to 240 homes in Greasby, is due to be decided by Wirral Council this evening, and the officer recommendation is to refuse that application as well. It was reported in the Wirral Globe last week that 6,000 people have signed petitions against the application, further demonstrating the strength of feeling in Wirral West, and wider Wirral, against development on the green belt. I have previously called on Leverhulme Estates to abandon its plans to build homes on the green belt in Wirral West, and I do so again.

Wirral’s local plan is currently going through its inspection process, but the plan, which was submitted to the Secretary of State in October last year, states:

“Sufficient brownfield land and opportunities exist within the urban areas of the Borough to ensure that objectively assessed housing and employment needs can be met over the plan period. The Council has therefore concluded that the exceptional circumstances to justify alterations to the Green Belt boundaries...do not exist in Wirral.”

Local people are extremely concerned about the actions of Leverhulme Estates and a series of other developers that are actively challenging that position.

[Jon Trickett]

Has my hon. Friend had a similar experience to ours, where the houses built on the green belt are often not accessible financially to local people? It adds insult to the injury of losing green belt land when their children or grandchildren cannot afford to live in the houses that are being built.

[Margaret Greenwood]

My hon. Friend points to a serious problem that we see in constituencies up and down the country. Developers want to build homes on Wirral West’s precious green belt, while local residents want to preserve it for the benefits its brings to health and wellbeing, as well as for environmental reasons. I stand with local residents in their fight to protect the green belt.

Brownfield land is not a static resource. Over time, some brownfield land leaves local authority registers as it is reused and new brownfield land enters the register as it becomes available. It continues to be a renewable resource, and every effort should be made to ensure that it is used to the greatest possible effect.

The Government should bring forward much stronger protection for the green belt as a matter of urgency. We need to see policy that drives the development of brownfield sites to build the truly affordable, zero-carbon homes the country so desperately needs.