Levelling-up and Regeneration Bill (Fourth sitting)

Rachael Maskell Excerpts

Committee stage
Thursday 23rd June 2022 Public Bill Committees

[Rachael Maskell (York Central) (Lab/Co-op)]

Q Thank you, Mr Bone. I would like to ask about site viability and how the legislation can help, particularly with brown site regeneration developments, and about how the aspiration of local communities around economic generation—particularly on the back of talking about cluster economies—can lead to that opportunity to build out, versus the demand to get viability on the site and capital receipts, with people therefore opting for high-cost housing, which often does not meet the needs of the community.

Andy Street: It is a really interesting question. I think the trade-off you are implying comes most acutely in the dispersal of public land and indeed any land where the public sector has to offer a subsidy. So what we have just done recently is launch what we call our “public land charter”. It is looking at some of the principles that will apply to how that is disposed. I am pleased to say that the Cabinet Office was very involved with us, as were some of the big private sector landlords and our local authorities. What we have come down very firmly on is this whole notion of an economic assessment that addresses what we might call the “greater good”—just as you have described, long-term value to the regional economy, not just the short-term transactional value. So we are trying, in terms of the principles by which we will guide the use of the funding we have to make this happen, to address exactly the point that you are drawing out.

[Rachael Maskell]

Q I really appreciate that answer; it is incredibly helpful. If I may, I will just ask a further question about that. How do you believe the infrastructure levy will help with bringing forward affordable housing and vital infrastructure on to sites? Do you have any concerns over the timing of the delivery of those funds?

Andy Street: I do not know the answer to this. I was honest enough to say earlier that I was not sure, but I am genuinely not on this one, because the huge advantage of the current variable system is that it can be waived where it is going to make a difference. I do worry, if I have understood the proposal correctly, about the absence of that ability. I know that that is not transparent and it does not pass some tests, but I think there is clear evidence that it can be used judiciously, for and against, when there is a marginal development. So my straight answer is that I do worry about that, but I can see, on the other side, the simplicity argument, which, as I said earlier, was valuable. I think that that is what has to be weighed.

[Rachael Maskell]

Thank you.

[The Chair]

Thank you. I call Greg Smith.

--- Later in debate ---

[The Chair]

Anybody else?

[Rachael Maskell]

Q Thank you ever so much to the witnesses. In representing York, I certainly understand the importance of archaeology, so I emphasise the point that has been made. Will you elaborate further on whether there are any omissions from the Bill or anything that could be added to help protect our archaeology? If I may, I will go to you, Ms Glithero-West.

Lizzie Glithero-West: Excellent—yes, of course. I have mentioned a list, particularly in relation to clause 92. There is always more that we can do. It is not an omission but an opportunity—that was the point about sites without structure and the list that is in our briefing.

What I would like to turn to, which is very much related to this—and which is less an omission and more an area that we think needs scrutiny—is the environmental outcomes reports. We are pleased that the relevant clause recognises that “environmental protection” should include protection of the cultural environment and landscape, as well as the natural environment. The historic environment often forms part of the habitat for nature, and it is vital that that symbiotic relationship is recognised. It is important to archaeology, which I know is your area, too.

However, we have some questions about how the proposed EORs will differ from the current environmental impact assessments. It is good that cultural heritage is included, but we need a bit more information on how they will work, and it is important to ensure that the definition of cultural heritage in the Environment Bill is not used in this legislation. We were not happy with the Environment Act, because it excluded built heritage. If that were translated across to this Bill, that would become problematic for heritage and archaeology.

There are particular concerns about an inadvertent drop in the protection currently offered by EIAs and SEAs—strategic environmental assessments. The sector seeks reassurance that that will not be the case. Those concerns arise, as it is difficult to see the detail. We are concerned that the delivery through regulations might mean that there is not the same opportunity to scrutinise the details as would be the case through primary legislation. We want to ensure that the new EORs have the same scope as the current EIAs, which include protection of cultural heritage and landscape. We want those aspects to be given the same weight as the natural environment.

Also, there is a question about clarity. It would be useful and helpful to have clear confirmation that cultural heritage includes underwater cultural heritage—that is particularly important for archaeology as well—and clarification of what “relevant offshore area” will mean in the context of the Bill.

Rachael, I hope that that is a couple of points in addition to the points about clause 92.

[Rachael Maskell]

Thank you.

[The Chair]

Nicholas, do you have anything to add?

Nicholas Boys Smith: Again, I could add something on wider things, but not on that particular point.

[The Chair]

Adrian?

Adrian Dobson: Interestingly, Lizzie has made the connection between the new, so-called EORs and their impact on the heritage environment, and she has made the point that there is a lot of detail still to be developed. I think you could apply that to the Bill generally, so I just make a plea for the various sectors—the heritage sector and the architectural sector—to continue to be engaged, because there is a whole level of detail that we cannot really comment on today, because the ambitions and powers are there, but quite how they will be evolved and enacted is not so clear.

[Rachael Maskell]

Thank you very much.

[The Chair]

I call Greg Smith.

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[The Chair]

Richard, you have been very patient.

Dr Benwell: Thank you, Chair. I have been expansive on other questions, so it is no problem.

I will make two points very quickly. First, it would be great if we could always preface “brownfield” with “low-biodiversity value”. My friends at Buglife would send a plague of spiders my way if I did not point out that sometimes brownfield can be really important for nature. That has a really important link through to localism, because it is often local communities—our brilliant heritage of amateur ecologists—who know about these things. It is really important for the planning system to keep being able to investigate and interrogate what is on individual sites.

It was welcome, in this version of the Levelling-up and Regeneration Bill, to see the move away from the previous proposals in the planning White Paper, which would have taken a broadbrush zoning approach, taking away some of the granularity of local information. It is really important that we keep doing those site-based surveys and that, as we move to digitisation, for example, we do not do everything from a laptop computer and assume that there is nothing important there.

Quickly, on another aspect of devolution, on the environmental outcome reports, it is noteworthy that the outcomes can be set for the devolved nations as well, after consultation. I do not know anything about devolution politics, but it would be great if it can be clear that whatever is set by Westminster is a base, not a cap. If other countries wanted to move further and set bolder outcomes, it would be unfortunate if a new power that enables those things to be set from Westminster prevented Wales, Northern Ireland or Scotland from being able to go further if they wanted to.

[Rachael Maskell]

Q Communities are facing multiple challenges, and not just on flooding but on drought. How could the legislation be strengthened to mitigate those climate risks?

Dr Benwell: It would be wonderful if climate and nature were at the forefront of the Bill. A modern planning system ought to have environmental recovery embedded in its very purpose. Some of the things in the Environment Act 2021 moved us forward in thinking about compensating for environmental harm, and indeed things like biodiversity gain set a precedent, but actually some of those big sectors have a role not just in offsetting the harm that they do, but in contributing to improvement.

I know that there is some suspicion about purpose clauses in Bills, and that those are not something we do in UK law, but what you could do is to set a requirement that plans and individual decisions are compatible with nature’s recovery under section 1 of the Environment Act and with climate change mitigation under section 1 of the Climate Change Act 2008.

More locally, you could take a real step forward by bringing into statute some of the things that the Government have already promised. For example, we have this excellent commitment to protect 30% of land and sea for nature. Would it not be great if the Bill were to bring that into statutory form by setting an aspiration, or a requirement on Ministers, to ensure that all sites of significant importance for nature are properly designated by 2030; and to bring in some of the exciting new proposals for things like a wild belt, a new planning designation not just to protect what we already have for nature, but to provide areas where nature could recover?

On your question about the growing environmental risks that come from climate change and nature degradation, that comes back to the question of natural capital. Really, we ought to be thinking about levelling up not just geographically, but temporally: we ought to be thinking about the concerns of future generations. This is about making sure that geography does not define destiny. If you are more likely to be flooded, less likely to breathe clean air, or going to be in a place where you cannot access clean rivers or access a positive natural environment, there ought to be something of the past; that the length, quality and happiness of your life are defined by the physical environment around you. Surely that gap, having natural capital and a healthy natural environment as one of the missions that came in the White Paper, should be filled by a clear duty in the Bill—to set that as one of the missions, when they are formally set in statute.

My final point is that with some of the questions about, for example, flood risk mitigation versus housing development and space for agricultural land, there are inevitably trade-offs. It is really difficult. We know that if we are to meet net zero, a third of that effort has to be delivered by nature-based solutions—so, finding space for land to sequester more carbon through better agricultural soils, and through more trees and wetlands.

If we are going to do that at the same time as ensuring that we have space for business and development, and space to grow enough food, we have to improve how we do spatial planning and we have to make those trade-offs explicit, and a planning system that is still weighted towards housing numbers over those other considerations is one that will never make those choices properly. A spatially explicit planning system that has nature’s recovery and climate change mitigation at its heart is one that would make a real boon of this Bill.

[Rachael Maskell]

May I have a supplementary question?

[The Chair]

I am afraid that we are going to be caught by the clock, because I now have another Member who wants to come in. Paul and Carolyn might want to come in too. We could have gone on with this session for ages. Quickly.

[Rachael Maskell]

Q I will be brief. There has been a lot of talk about brownfield development first, and I understand that, but if are we talking about levelling up—you referred to the whole wellbeing of an individual—should we not also be looking at how brownfield could perhaps be swapped with some greenfield, in order to ensure that we do not build such density in urban areas, which is actually quite harmful to personal wellbeing and health?

Dr Benwell: It is hugely important, and we need to make sure that those existing green spaces are not just little patches of grass that are full of litter and dog mess. They need to be thriving natural abundant places that people can go and enjoy and find solace in nature. You are absolutely right; we need a system that can identify those spaces that really matter to local communities, whether they be notionally brownfield or not. We have seen an 11% loss in urban green space over the past 15 years. Were that trend to continue, you would find more people left bereft of nature. You would find productivity falling and ill health growing, so these things are hugely important. Things like—

[The Chair]

Sorry, I am just going to have to stop you there and move on.

--- Later in debate ---

[Stuart Andrew]

Q I thank you both for your time this afternoon. We know that protracted section 106 negotiations can sometimes result in a reduction in the amount of affordable housing from what was originally intended to be delivered. We are introducing the right to require, so we can get as much, if not almost all, of our ambition to achieve that. Are there any specific points you would like us to look at as we develop that side of the policy? More broadly, how do you see the proposals on access to information on land helping housing associations to look at opportunities to deliver more affordable housing?

Kate Henderson: Taking the second part first, transparency on land ownership is hugely welcome, as are the clauses in part 7 on compulsory purchase. I know this is not the same thing, but they are interlinked. Being able to access land at the right price to capture that land value is a really important mechanism for ensuring that we are able to deliver affordable housing. The best section 106 agreements do that because they understand the infrastructure need in a local area and those policies are in the local plan, so that when you go in for your planning application it is all costed in. I think the main principle of the infrastructure levy is that the cost of the levy is costed in so it can be factored into the price, which factors into what you are willing to pay for the land.

Land transparency is welcome, as is part 7 on compulsory purchase, regeneration and the enhanced role of Homes England, not just as a housing agency but as an agency involved in regeneration and place making.

Gavin Smart: I support much of what Kate says. I do not want to repeat her, but I have a couple of observations. Some of this is about the creation of a new planning system and some of it is about the resourcing of local authorities. Some of what characterises good section 106 negotiations is the ability to negotiate effectively. It is quite hard to design either a section 106 or a levy system in which developers may not come back, either legitimately or less legitimately, to argue that the situation has changed and needs to be looked at again. We have to accept that as a fact of life in these negotiations. It is not done until it is done.

I agree with Kate that land transparency is very helpful. Considering whether compensation needs to be paid in quite the same way as it has until now, and addressing hope value, is a very sensible proposition that we would support.

[Rachael Maskell]

Q In areas of high land value, how do we bring forward sites that are not built just for investment—Airbnb, asset homes and second homes—but are built to meet local need? What measures would you add to the Bill?

Gavin Smart: I do not know about adding measures to the Bill, but it is about the quality of local plans and the quality of local decision making. Going back to Kate’s point, it is about making sure we are operating on an objective assessment of need. We need to be sure that in our plans we are delivering the housing that is required for the whole community, rather than simply housing that can make the best return. In that sense, the planning system is something of an intervention to prevent what one might describe as a kind of market failure, which is that the housing market will not deliver the housing we need without being provided with a degree of direction. It is as much about what happens in implementation as what is actually in the Bill and the quality and strength of local plan-making behaviour.

Kate Henderson: There are already tools in the planning toolbox that enable local authorities to deliver different types of development that are right for their area. One example is rural exemption sites. I know your constituency is in York, so you are not necessarily rural, but our rural areas often have high land values and pressing affordability issues. The rural exemption policy enables affordable housing to be developed in perpetuity. A local landowner might be more likely to put forward a piece of land for affordable housing if they know it is going to stay in the community, for the community, so there are policies such as those that can be used. I agree with Gavin: it is really important that the local authority has a good evidence base of what is actually needed, so that when it is making decisions on schemes coming forward, there is an opportunity to argue for the social mix that it wants to see, including affordable housing.

I also think there is a role for different actors in the housing market: who is actually coming forward with proposals? What is the role of Homes England in terms of its land assembly role and its partnership role with local authorities, and how do we get HE more in the mix in its place-making role, as well?

[Rachael Maskell]

Q How do we ensure the viability of a site for development? Are measures just too short term, and should we be looking longer term? Is there anything we can put in the Bill to ensure we do that, to get the right kind of housing into the future? I am particularly cognisant of the comment made about maintaining the target of housing developed, as opposed to looking at what is actually needed within a particular community, the type of affordability or social housing.

Kate Henderson: That is a great point: the point about how we define current levels is vitally important. The commitment to deliver and protect housing delivery at current levels should reflect objectively assessed housing need for affordable housing, so having that in the Bill would be hugely welcome, ensuring that we enshrine that protection for the delivery of affordable housing.

On the practicalities of viability, this is not about legislation; there is a really important resource point. Local authorities need to have the skills around the table that put them on an equal footing with the private sector when they come in and negotiate on viability, which has been a real challenge for overstretched, under-resourced local authorities in some parts of the country. They have not been able to have an equal footing in those negotiations on viability. That is not about the legislation piece, but about how we upskill and empower local government to make sure they are getting the best possible deal for the community.

Gavin Smart: Without wishing to repeat myself, I support what Kate said. When working up an objective assessment, need is a very important place to start from, because it gives robustness to local planning. I have made the point about local authority capacity already, but Kate is right that they need to be able to compete on an equal footing with the developers they are negotiating with. That is where the really hard discussions about scheme viability take place, and you want local authorities to be approaching that with the same skillset, the same ability and the same resource, because if they are not, it is not an even playing field. Many developers are very socially responsible, but those who choose not to be can use the viability assessment process to drive affordable housing out of new housing schemes, which is not something that we would want to see.

[Rachael Maskell]

Thank you.

[The Chair]

Q Witnesses, you have been very good and very kind and answered all the questions; now it is your chance, just before we finish. The Members around this table will deal with line-by-line consideration of the Bill next week, which will in due course become an Act of Parliament. I will start with you, Kate: what is the one thing they should do, and what is the one thing they should not do?

Kate Henderson: The thing that would be fantastic would be to have real protection for affordable housing delivery on the face of the Bill, defining what current levels are. If I am allowed, rather than saying something that they should not do, I am going to ask for a second, which would be exemption from the levy for 100% affordable housing schemes.