Housing, Planning and the Green Belt

Justin Tomlinson Excerpts

Tuesday 6th February 2018 Commons Chamber

[Neil O'Brien (Harborough) (Con)]

We need to balance two things. On the one hand, we need to restore affordability and the dream of home ownership. In this country, house price inflation has been higher than that of any other OECD country over recent decades. Home ownership among young people is collapsing and the proportion of their income that private renters spend on rent is more than three times higher than it was in the 1960s and ’70s, so increasing the supply of new housing is important.

On the other hand, we also want to preserve the important views and green spaces that we treasure. We want to get away from the broken model of speculative, fly-by-night development that we have in our country. In my constituency, people are furious when they spend two years working on a detailed neighbourhood plan only to see a developer swoop in at the last moment and build exactly where they did not want to see building. They are furious when developers, to get their road adopted, instead of spending any money, choose to rip out all the trees they planted when it was built. They are furious when developers tell them no new homes will be built next to the house they are buying, only to find that not only are new homes going to be built, but that the developer wants to drive massive trucks down their cul-de-sac to get there. We are trying to balance two different things, therefore.

I agree with my hon. Friend the Member for Tewkesbury (Mr Robertson) that increasing supply is not the only thing that matters, but it clearly does matter. France has roughly the same population and growth rate as us, but it builds twice as many homes as us and as a result house price inflation is half the rate it is here and half as many people have problematically high rents.

We need to increase housing supply, therefore, but we will never do so unless we address the reasons why people are concerned about development. The main three are as follows: first, we build in the wrong places; secondly, we build without having the economic and social infrastructure new homes need; and, thirdly, there is often no offsetting benefit for nearby residents. To solve these problems, we must not merely tweak the current system, but move to a different sort of planning system. We must get away from our passive, developer-led system and move towards a more active European system, in which the state plays a leading role in assembling land and deciding where new development happens. We must get away from sequential development—where we tack more and more development on to the end of every village, as in my constituency—and move towards an emphasis on new planned settlements where we can properly plan for new infrastructure.

That is the vision, but how do we get there? First, we need to capture more of the gains from planning gain. At present, we capture only about 25% of the massive uplift in land values that happen at the stroke of a planner’s pen when planning permission is granted. If we had more of the gains of development capture, we could pay for better quality development, better landscaping in new development and more social infrastructure and benefits for the community.

I am therefore glad that the Government are looking closely at how we capture more of the gains of development for the community. We need to do that in the way we do it all over the world, and in roughly the same way as we did for the new towns. I agree with my right hon. Friend the Member for Arundel and South Downs (Nick Herbert) that there must be no question of expropriation or of not paying people the value of their land. However, I agree with the proposals of the excellent homelessness charity Shelter to reform the Land Compensation Act 1961 and compulsory purchase order law, to provide a reasonable price for the landowner and for the community.

I would like us to do what they do in most European countries and in places such as Hong Kong, Singapore and South Korea, where the Government play the leading role in assembling land. Local and central Government buy land, give themselves planning permission, sell the land and use the profit to pay for quality development for community.

We must capture the gains of development for the community and then directly address the three causes why people oppose new development. We must get away from sequentialism and tacking things on. I notice that, in a number of cases, planning inspectors have struck down really good locally led proposals for new planned garden villages and garden towns, and we have to stop that. One village in my constituency was going to have a nice piece of separation land between it and the new houses, but in the name of sustainability, that has been turned round and we are now going to have new homes right next to existing residents. Nothing could do more to annoy local residents and increase opposition to development.

Secondly, we need more infrastructure. If we think about the great new planned places such as Milton Keynes, we realise that people do not have to live on main roads, because we can plan a sustainable new community and we can plan for the infrastructure that is needed. Thirdly, I would like to see more community benefit for people who live right by developments. As a localist, I do not believe that central Government should impose a particular number or proportion on the affordable housing that should be built in my constituency. That should be a matter of local discretion, and my local councillors and my local community would like to see less of the community benefit being spent on new social housing in the countryside and more being spent on benefits for existing residents, such as new doctors surgery places, new school places, new parking places and new roads, as well as more landscaping. Those are the things that people want to see.

[Justin Tomlinson (North Swindon) (Con)]

Does my hon. Friend agree that we need to do more to share best practice on how the new homes bonus money is spent, to ensure that residents are aware of that gain and that they can relate the gain to the cost of having a development on their doorstep?

[Neil O’Brien]

I strongly agree with that. Too often, the different systems—from section 106 to the new homes bonus—do not allow the people who are most negatively affected by a development to see the gains from that development.

We clearly need to reduce the demand for new housing as a speculative investment or an investment asset. Unless we do that as well as increasing supply, we will never solve the housing crisis. We need to increase the supply of new homes, and the way to do that is not by pushing new housing down people’s throats and imposing things on them but by having a system that looks at the reasons that people oppose new development and that addresses the underlying concerns. In that sense, I am pleased to agree with my right hon. Friend the Member for Arundel and South Downs and also with my hon. Friend the Member for Grantham and Stamford (Nick Boles).