Planning for the Future

Nusrat Ghani Excerpts

Tuesday 15th December 2020 Westminster Hall

[Mike Amesbury (Weaver Vale) (Lab)]

It is a pleasure to serve under your chairmanship, Ms Ghani. I thank the hon. Member for Richmond Park (Sarah Olney) for securing this important debate and for putting net zero—there is a big gap—at the heart of her argument. I agree wholeheartedly with that.

I also thank the 11 Members or so who contributed—initially, 15 were down to speak, but it has been a case of shifting sands. I thank the right hon. Members for Chipping Barnet (Theresa Villiers) and for East Hampshire (Damian Hinds), my hon. Friend the Member for York Central (Rachael Maskell), the hon. Members for North Cornwall (Scott Mann), for West Worcestershire (Harriett Baldwin), for St Ives (Derek Thomas), for Totnes (Anthony Mangnall), for North East Derbyshire (Lee Rowley), for Crewe and Nantwich (Dr Mullan), for Warrington South (Andy Carter), and for Kensington (Felicity Buchan), and I certainly cannot forget our colleagues from Cornwall. We have heard their powerful voices today, and they are clearly showing off about being in tier 1. It has been a powerful, informed discussion and debate.

The proposals in the White Paper come at a time when we hear much talk about building, not just to solve the housing crisis but as a way to boost the economy, create new sustainable jobs, help us to meet the net zero goals and, very importantly, respond to the covid crisis. Some of the proposals, at first glance, are reforms that we on the Labour Benches welcome and have called for in the past—timely local plans, moving from the analogue, paper-centric world to the digital world, while not excluding others, and improving the quality and design standards. Yet people do not have to scratch beneath the surface to discover that the very heart of the proposals—the hon. Member for North East Derbyshire referred to the details—is a huge shift of control and influence from communities and local democracy to well-resourced developers and Whitehall. People across the Chamber have certainly said that.

In reality the proposals do little to build back better, more beautiful, or greener. In many cases they do exactly the opposite—a point made powerfully by the right hon. Member for Chipping Barnet. They create permitted development monstrosities, high rises, over-development, two-storey extensions on every house in suburbia, in every street, and give a green light, in many areas, to ghettos of houses in multiple occupation. We do not need more of those.

Coming on the back of a decade of austerity and the current economic crisis, the reforms are a further attack on councils. They strip away power and finance from local authorities and, with that, take away communities’ ability to have their voice heard throughout the planning process. That case was put forward powerfully by the hon. Member for Totnes.

The zonal approach of growth, renewal and protection is of particular concern. It risks creating a free-for-all in which well-resourced developers and associated lobbyists carve up our villages, towns and cities, creating further segregation, and encroaching on our green belt. The hon. Member for Warrington South (Andy Carter) and I share a border, in Moore. My concern is that the approach will do nothing of the sort—it will just maintain the status quo. Undoubtedly we will have a debate about that locally, but we have a shared interest.

The vast majority of councillors throughout the land believe that the proposals are undemocratic, including 61% of Conservative councillors. More than 250,000 supporters of the countryside charity the Campaign to Protect Rural England argue the same. I think we have all been lobbied by them—rightly, along with the Royal Town Planning Institute, the Town and Country Planning Association, the Royal Institute of British Architects, Civic Voice, and many more in and beyond the housing sector. Only yesterday The Times reported that the Prime Minister stood up for his constituents and took advantage of the very right that he wants to abolish for others, opposing a development in his constituency using the current system. What role does the Minister believe residents and councillors should have throughout the planning process?

As has been argued in the Chamber today, good place-making must keep planning local, not developer-centric and certainly not based on a diktat from a Whitehall algorithm. That algorithm instructs local planning authorities to build 161% more homes in London and the south-east but 28% fewer homes overall in the north—pouring concrete over London and the south-east, while hollowing out the north. How does that fit with the Government’s levelling up agenda for communities in the midlands and the north?

Like organisations such as the Woodland Trust, I would also like to hear the Minister’s comments about environmental protections in this White Paper. It is not at all clear how the Government can reconcile the proposals in the Environment Bill, and the Prime Minister’s comments about “newt-counting” do not exactly instil confidence that the Government take ecological or environmental protection seriously.

There are still 1 million unbuilt housing permissions from the last 10 years; I think the hon. Member for Crewe and Nantwich made that point. Yet the White Paper does nothing to explain how we will ensure that developers either “use it or lose it”—that is, lose such permissions. Also, the lack of any mention of social housing in the White Paper means that we will remain over-reliant on private builders and market cycles to get homes built.

If we are serious about maximising housing delivery and meeting building targets, the Government need to stop ignoring the answer that is right in front of them and build a new generation of social housing—and, yes, make it net zero. Just 6,500 homes for social rent were built last year. The White Paper on social housing, which was published recently, has some good things in it, but the key thing that it was lacking was a plan to build more social homes.

The Local Government Association found that in the last five years 30,000 affordable homes would have gone unbuilt if the Government’s proposal to scrap section 106 for developments under 40 or 50 homes had been in place, which would have affected rural areas such as Cornwall; I have to mention Cornwall again. Can the Minister set out the evidence behind the proposal to scrap section 106?

I would also like to hear from the Minister about the new levy that is being proposed to replace section 106 and the community infrastructure levy. We have had very little detail about how this new levy would work. The current proposals seem to mean that councils would provide up-front cash, and yet they would really struggle to fund infrastructure. So, more detail on that would be very much appreciated. Why are the Government continuing with their absurd extensions to permitted development? They know very well that such extensions create bad homes and blight communities; we have all seen examples of those things in our own communities.

I am pleased that the Minister, responding to our prayer against the recent statutory instrument in this area and a potential Back-Bench rebellion, finally recognised that space and light are important for human habitation; there must be at least minimum amounts of both. I urge him to go further and adopt some of the principles in the Healthy Homes Bill, to give local communities a voice again on these matters.

Members from all parties do not want streets, villages, towns and cities to be littered with inappropriate two-storey extensions that pitch neighbour against neighbour, and nor do they want high streets to be hollowed out, with former shops being converted into HMOs and wheelie bins flowing into the streets of the towns and cities that we represent. There is nothing beautiful, and nothing greener or better, about that reality.

In conclusion, we cannot cheat our way out of the housing crisis; building healthy and sustainable homes should be the response to this pandemic. However, clear and measurable targets for net zero are currently missing from these proposals. We should put communities at the heart of good place-making, strengthening and resourcing our planning system, and extending local democracy, to build good-quality housing for all.

[Ms Nusrat Ghani (in the Chair)]

Before I ask the Minister to respond, Members should note that this debate will conclude at 4.12 pm. If the Minister keeps his response to about nine minutes, that will leave time for Ms Olney to respond as well.

--- Later in debate ---

[Christopher Pincher]

The hon. Lady makes a fair point. It is for local councils and local authorities to determine what sorts of housing they need in their local communities. The whole point of our proposal is to give local authorities and communities much more power to design their communities strategically and holistically, so that they can say where they want homes to be built; the types of homes they want them to be; what they are going to look like; what sort of infrastructure is going to support them; and what the building requirement controls will be.

We want to make sure that we build more affordable housing. Members will know that our affordable homes programme injects £12.2 billion of funds into affordable housing, which is the biggest cash injection in 50 years. More than 50% of the properties that will be built under that programme in the next five years will be for affordable or social rent. Some 32,000 of them will be for social rent—double the number built under the previous programme and substantially more than the number of council houses built in Wales last year. Only 12 council houses were built in Labour-run Wales in 2019. Thanks to its approach to council housing, the Labour party cannot even house a Welsh rugby team in Wales, so we will take no lectures from the Opposition about our approach to affordable housing.

In the short time I have left, let me say a word about the environment, because it is important. Through the Environment Bill, we want to make sure that we offer a net gain in biodiversity. That will form the basis of our approach to housing proposals, as adumbrated in our White Paper, including the future homes standard, which will drive a 75% improvement in carbon emissions from our new housing stock. The green homes grant will invest in and retrofit about 600,000 homes around our country, ensuring that they are more fuel efficient and effective in delivering for their residents.

We are determined to make our proposals work and to ensure that all our colleagues around the House of Commons, of whatever stripe, as well as other stakeholders, understand and support them, whether they be planning professionals, local councillors, local communities with neighbourhood plans—which I am keen to build into our process—or developers, big or small. We are determined to make sure that these plans have the wholehearted support of all those involved in them, because only through that mechanism can we make them work.

[Ms Nusrat Ghani (in the Chair)]

Ms Olney, you have one minute to respond.