Asked by: Julian Sturdy (Conservative - York Outer)
Question to the Department for Levelling Up, Housing & Communities:
To ask the Secretary of State for Communities and Local Government, what steps he is taking to streamline the Neighbourhood Planning process.
Answered by Brandon Lewis
Over 1,500 communities, representing over 6 million people, have started the process of neighbourhood planning. The Government wants to support communities that actively seek to meet local housing and other development needs through neighbourhood planning, and our £22.5 million support programme for 2015-18 offers a range of financial and technical support and online resources to support neighbourhood planning. The Queen's Speech to Parliament also set out that the Housing Bill would include measures to speed up the neighbourhood planning process. We will be publishing more details in due course. These reforms will build on the reforms to speed up and simplify the process that took effect in February.
Asked by: Julian Sturdy (Conservative - York Outer)
Question to the Department for Levelling Up, Housing & Communities:
To ask the Secretary of State for Communities and Local Government, what assessment he has made of the prevalence of wind turbine developers using the Community Right to Build scheme to circumvent the local planning process.
Answered by Kris Hopkins
The Community Right to Build allows local communities to undertake small-scale, site-specific, community-led developments. It may only be used by community organisations in which local people in the relevant neighbourhood area have a majority of the voting rights and have the majority on the board of directors or governing body of the organisation, and, include different people from at least 10 different addresses within the area. This means the Community Right to Build cannot be used by property developers, including wind turbine developers, to gain planning permission for their development proposal - unless that development is something that the community wishes to see and which the community initiates.
Proposals that require an Environmental Impact Assessment or are likely to have significant effects on a site protected under the Habitats Regulations are not eligible to use the Community Right to Build. Where proposals are eligible they will be tested by an independent examiner to see that they are appropriate in the light of national planning policy and generally conform with the strategic policies of the Local Plan for the area and any neighbourhood plans that are in force.
The National Planning Policy Framework is very clear that local councils should design their policies to ensure the adverse impacts of renewable energy developments are addressed satisfactorily. To help implement the environmental balance expected by the Framework, we issued new planning practice guidance for renewable and low carbon energy last July. The guidance makes clear that the need for renewable energy does not automatically override environmental protections and the planning concerns of local communities.
Asked by: Julian Sturdy (Conservative - York Outer)
Question to the Department for Levelling Up, Housing & Communities:
To ask the Secretary of State for Communities and Local Government, what steps his Department is taking to support local planning authorities in (a) improving the viability of brownfield sites and (b) restarting stalled developments.
Answered by Nick Boles
Kick-starting stalled developments
This Government has introduced a series of measures to support stalled house building. These include:
· The Get Britain Building investment fund, providing over £500 million of finance which has so far helped start 11,893 new homes on stalled sites (as of February 2014).
· The Growing Places Fund is providing £770 million to deliver the infrastructure needed to unlock stalled schemes that will promote economic growth, create jobs and build homes. The fund has been fully allocated to Local Enterprise Partnerships and the devolved administrations to fund local projects.
· The £474 million Local Infrastructure Fund investment fund is supporting the delivery of upfront infrastructure for locally-supported, large scale housing sites and commercial development; it also provides capacity funding and brokerage support to local authorities to help them progress major schemes through the planning process. Nearly 80,000 homes have been unlocked on fifteen different sites. A further thirteen schemes are currently being assessed for investment, which we believe have the potential to deliver nearly 40,000 homes.
· The Autumn Statement committed an additional £1 billion of Local Infrastructure Fund funding to unlock locally-led housing schemes capable of delivering up to a further 250,000 new homes, and a second round prospectus will be published in due course.
· The Growth and Infrastructure Act 2013 enables developers with any Section 106 agreement to apply for a review of the affordable housing component to ensure development is not being made unviable by unrealistic requirements. Such unviable Section 106 agreements result in no development, no regeneration and no community benefits: a sensible review can result in more housing and more affordable housing.
· As the housing market has improved, we have ended the temporary measure (introduced by the last Administration) which allowed developers to roll forward their planning permissions; this ending of the measure will increase the incentive for developers to start on site before permission expires.
· We are also seeking to tackle the inappropriate use of planning conditions and speed up the process of gaining non-planning consents.
· The Budget announced a £525 million Builders' Finance Fund to assist small and medium sized developers to access finance to support the delivery of housing schemes of between 15 and 250 units, helping kick-start stalled sites and deliver around 15,000 units over four years.
Supporting development on brownfield land
Freeing up brownfield land for regeneration and development is a key priority for my department. Our actions include:
· We have amended planning regulations to make it easier to change the use of an existing building from commercial to residential use, retail to residential use and agricultural to residential use. Permitted development rights have been expanded, including for flats above shops and allowing for new temporary uses. The Budget announced our intention to further extend these flexibilities.
· The National Planning Policy Framework makes clear that planning should encourage the effective use of land by re-using brownfield land provided that it is not of high environmental value, and that local councils can set locally appropriate targets for using brownfield land. We have also amended planning practice guidance to stress the importance of bringing brownfield land into use.
· We have abolished the last Government's Pathfinder programme which sought to demolish homes and instead we have focused on refurbishment and getting empty homes into use. We are investing £160 million specifically to bring empty homes back into use. The New Homes Bonus rewards long-term empty homes being brought back into use and we have given councils the flexibility to remove tax subsidies given to empty homes, and use the money to keep the overall rate of council tax down. The number of empty homes in England has fallen to its lowest rate ever according to the Empty Homes Agency.
· My Department has been supporting the Olympic legacy, driving renewal and regeneration in east London, replacing over 740 acres of polluted, low-grade industrial land and premises with new sports and community facilities, parks, homes, shops and transport infrastructure.
· We are working with the Mayor of London to unlock the construction of 11,000 new homes at Barking Riverside, and extend transport infrastructure.
· A new garden city will be delivered on brownfield land in Ebbsfleet, supported by an Urban Development Corporation and up to £200 million of public investment. The last Administration pledged in its 2003 Sustainable Communities Plan to regenerate Ebbsfleet but failed to deliver.
· The new Right to Contest builds on our existing Community Right to Reclaim Land, which lets communities ask that under-used or unused land owned by public bodies is brought back into beneficial use. This new Right applies to sites currently in use, but are not vital for operations. It gives businesses and members of the public an opportunity to challenge government on the best use of its estate.
· We have a comprehensive programme to sell surplus public sector land and property, freeing up taxpayers' money and providing land for new homes. As at the end of December we had released surplus government owned land with capacity for 68,000 homes to be built. We have strengthened the role of the Homes and Communities Agency through a targeted programme of transfers from other Government Departments and agencies. In addition, to ensure land is released efficiently, the Homes and Communities Agency will be Government's land disposal agency. This builds on the Homes and Communities Agency's expertise and experience of complex land remediation and disposals as well as their close relationships with local planning authorities.
· Through the Strategic Land and Property Review we have identified scope to generate £5 billion of receipts from government land and property between 2015 and 2020. This will put land and property into the hands of those who can exploit them for commercial purposes – creating opportunities for housing and economic development.
· Changes to Community Infrastructure Levy rules now provide an increased incentive for brownfield development, and extended exemptions for empty buildings being brought back into. We have recently published a consultation paper to lift Section 106 burdens on vacant buildings being returned to use.
· The Budget announced an Estate Regeneration fund which will provide £150 million to help kick start and accelerate the regeneration of housing estates.
I hope this outlines the decisive action that this Government is taking.