House Building Targets

Philip Hollobone Excerpts

Tuesday 11th June 2019 Westminster Hall

[Several hon. Members rose—]

[Mr Philip Hollobone (in the Chair)]

Order. The debate can last until 5.30 pm. I am obliged to call the Front Benchers no later than 5.7 pm. The guideline limits are five minutes for the SNP, five minutes for Her Majesty’s Opposition and 10 minutes for the Minister, and then Anne Marie Morris gets two or three minutes at the end to sum up the debate. Four Back Benchers are seeking to contribute, so I am afraid that there will have to be a time limit of four and a half minutes, to make sure that everybody gets in.

--- Later in debate ---

[Emma Hardy]

I completely agree, and I look forward to going to see those properties on Friday.

We have a problem with landlords not implementing their permissions in full, and with one landowner in particular. The problem is not just that sites are not being developed, but that landlords are failing to manage their responsibilities for them. There are patches of land across the city—I will talk about the details in a moment—that are being left to go to ruin, and landlords are not taking full responsibly for health and safety.

The Lord Line building is a site of personal significance to the people of Hull, as it is one of the last buildings relating to Hull’s fishing heritage. It is the site of the dock where the fishing boats used to come in and out of when we were the capital city of the UK for the fishing trade, but it has been left to go to ruin. Youths go in there for reasons that I do not want to elaborate on here. We can see from the discarded needles, the bricks thrown from the top of the building, and the fire engines that attend the site regularly that it is not being properly safeguarded or protected. There will end up being a tragedy there, because people keep going to that building and it is not being looked after.

The owner of that land also owned the former Rank Hovis Clarence Mill on St Peter Street. They pledged to clear the building and promised a Radisson Blu hotel in its place. The demolition and clearing work still had not started by 2015, and in 2017 the permission expired and was not renewed. They bought the Heaven & Hell nightclub in March 2011. They said that they were going to put a £15 million development called Manor Cube on the site, and stated that the building work on the hotel would be completed by July 2013, but by that time no work had been completed.

The Lord Line building has been left to go to rack and ruin, causing great upset in the fishing community in Hull. The company—Manor Properties—seems to have a habit of promising pie-in-the-sky, wonderful, big dreams to the people of Hull, while letting the areas go to ruin.

There are a few points where I feel the Minister can tighten up the existing legislation to prevent this from happening again. We could have enhanced compulsory purchase orders where a site is allocated and consent is not implemented in full. Those powers could enable the local authority to acquire the site at 50% of its market value, provided that it commences development within 12 months of acquisition and at least 50% of the development is completed within three years. I know that the council would develop that land, but it does not have the power to purchase it. If a section 15 notice has to be served due to a lack of maintenance and dereliction on a site, allowing it to be acquired at 40% of its market value could also help the development.

The Minister should also focus public sector funding on unlocking those sites by providing additional grants and loans. The rules are set up to prevent the council from being able to compulsorily purchase the sites, but when people come into my city on the A63, they see this abandoned building on the way in. That is not the advertisement that I want for my city. People walking around the centre see patches of land that have been left or underdeveloped. The Minister could change that by just tightening up a few bits of legislation.

Removing VAT for any conversion works undertaken to properties’ heritage action zones would also help us. The Minister should change the rules about what constitutes a material start, to prevent landowners from undertaking minor works.

[Mr Philip Hollobone (in the Chair)]

Order.

[Emma Hardy]

I will write to the Minister with more information.

[John Howell (Henley) (Con)]

When I first came to the House in 2008, I began work on a paper called “Open Source Planning”, which set out an important distinction and led to the abolition of the top-down targets that had existed under the Labour Government. It took a little while to get rid of them, but we have not replaced them. The Chancellor’s target of 300,000 houses is an aspirational or soft target, because it cannot be achieved on its own without consequential changes to the planning system. We have already made a large number of changes, and there are more on the way.

The main target that we should be aiming for is one based on housing need. Under previous Administrations, it was left to individual councils to come up with the figure for housing need and methodology to calculate it. That was incredibly expensive for councils and led to an enormous number of court cases, as developers challenged them. I was very pleased when the Government asked me to sit on the Local Plans Expert Group and come up with a new methodology. We were the first to introduce a methodology based on Office for National Statistics figures. Although there are some problems with it, which I am sure the Minister is aware of, it is a very useful starting point.

Unfortunately, many other deals—for example, growth deals—have subsequently come into play and overridden those figures. The councils concerned have come up with other figures to replace the need figure that is based on, for example, strategic housing market assessment surveys that are quite old. We and councils must have an overriding desire to go back and take those figures out to the public to discuss what is being done and ensure that there is public buy-in.

My hon. Friend the Member for Newton Abbot (Anne Marie Morris) mentioned the NPPF. I am very pleased to have been involved in the original version of it. All we tried to do with it was to boil it down from thousands of pages to 50 to make it accessible to everyone.

The best targets are those in neighbourhood plans. They have been developed by the community, and the figures from the district council that they have been built on are merely the minimum figures. The community can add to them whenever it wishes. Neighbourhood plans are very good at protecting the open and green spaces that the community wishes to include. There is a great need to protect the people who spend a couple of years producing a neighbourhood plan, which is why I introduced a private Member’s Bill to take away the right of appeal if a developer has definitely gone against a neighbourhood plan.

I do not think the system is broken. We have gone out of our way to try to fix it. I would point to the fact that the viability calculations that developers have to produce are public. They are available and have to be discussed, and local councils should have access to them. I agree with what my hon. Friend said about carbon impact, but I believe—

[Mr Philip Hollobone (in the Chair)]

Order.