Housing, Planning and the Green Belt

Roberta Blackman-Woods Excerpts

Tuesday 6th February 2018 Commons Chamber

[Dr Roberta Blackman-Woods (City of Durham) (Lab)]

I start by thanking right hon. and hon. Members who have contributed today, not least the hon. Member for Tewkesbury (Mr Robertson), who secured this important debate. It is good to see the hon. Member for Grantham and Stamford (Nick Boles), a former Planning Minister, back in his place.

I am acutely aware that the subject of this debate is often contentious and that discussion of the green belt can be fraught with difficulty. It is very good that this afternoon there has pretty much been consensus across the House. I understand that Members may be concerned that the need to build more homes will lead to increased pressure to build on green-belt land, but we must recognise that that pressure would be ameliorated to an extent if so much of our development land was not subject to land banking. I know from experience that that is a growing problem that is hampering the ability of local authorities to deliver the homes we need.

Some of the figures are startling. Last year, Shelter estimated that more than 320,000 homes that have been given planning permission in the past five years have not been built. That alone represents much more than a year’s worth of the supply of new homes that we need. Numerous organisations have expressed concern about this issue, including Shelter and the National Trust, and The Guardian and other publications have investigated its extent. The results are alarming. The Guardian has suggested that the nine biggest house builders are sitting on 600,000 undeveloped plots of land.

That is why Labour has, for several years, called for “use it or lose it” powers to ensure that planning permissions are used and that sites are built out. There must be both incentives for developers to build sites out at a faster rate and greater enforcement on those that do not.

I am glad that the Government have finally announced a review of build-out rates, but I fear that it is sadly too late. In the meantime, thousands of families have missed out on the opportunity of getting a new home. I would be very grateful if the Minister told us whether the Letwin interim review of build out is likely to report in the spring and how soon he expects proposals to come to the House to tackle land banking. I would also like to know whether the review addresses the reason for stalling on a number of sites and the need for remediation funding, which was raised by my hon. Friend the Member for Halton (Derek Twigg).

Let me be clear about Labour’s green-belt policy. As was stated in our manifesto last year:

“We will prioritise brownfield sites and protect the green belt. We will start work on a new generation of New Towns to build the homes we need and avoid urban sprawl.”

That has been a consistent Labour policy. It was reiterated in the Lyons review in 2014, which stated that

“the policy of containing urban areas in England has been highly effective in its objective of preventing urban sprawl and stopping adjacent cities from merging together. There is clearly value in the preservation of areas of amenity land close to our urban areas for people to enjoy.”

It continued:

“Planning authorities seeking to meet local housing need should be reminded that current policy provides for both review of and change to green belt boundaries, including swaps of land, as long as that is in the context local plan preparation or review and is the subject of detailed local consultation.”

We want to protect the green belt, but to continue to give local authorities the flexibility they need to change it in line with local expectations and local plans.

The Government are letting communities down over the protection of green-belt land and are not giving local authorities the tools they need to protect high- quality green spaces around urban areas. Organisations such as the Campaign to Protect Rural England have expressed concern that the changes being made following last year’s housing White Paper to define the exceptional circumstances in which green belt development is acceptable are “insufficiently robust”.

[Dr Drew]

Does my hon. Friend understand the frustration in places like Stroud when the number of affordable housing units needed is ratcheted up, but we are completely unable to prevent the developers from building executive houses? Does she agree that that dilemma just makes us look hopeless in terms of general residents’ interests?

[Dr Blackman-Woods]

My hon. Friend makes a very good point, which has been much made this afternoon. The change signalled by the Government is what I think led my hon. Friend the Member for Coventry South (Mr Cunningham) to label the policy “green belt first”. My hon. Friends the Members for Ellesmere Port and Neston (Justin Madders) and for Bury North (James Frith) also clearly highlighted the difficulties of that approach.

Last year, the Government proposed a new method for calculating the housing need for local authority areas, but unfortunately the new formula does not take into account the amount of land that is protected in a given area. For example, in County Durham, 43% of the area is green belt, an area of outstanding natural beauty or under conservation area protection. Again, that causes problems for the local authority, and the Government need to address the issue urgently.

The National Housing Federation said that the Government’s target of 300,000 new homes a year will not be met unless we make better use of land. So far, as the Minister will know, we have not come close to reaching that target, with only—this was a huge improvement on previous years—183,000 homes built last year. The Government need to reach the target, and that point was made very effectively by my hon. Friends the Members for Mitcham and Morden (Siobhain McDonagh) and for Chesterfield (Toby Perkins).

The National Housing Federation has called for the Government to

“think innovatively about how best to use public, brownfield and greenbelt land to build the homes and communities”—

communities is a very important point—that

“we need”.

I agree that there must be more creative and collaborative solutions to the housing crisis. We need to see much more of local authorities working together, with much greater support from the Government, to set up new towns and garden cities.

The Government must do more to ensure that local residents and businesses feel in control of development in their areas. Too often, people are left feeling that planning is done to them, rather than it being a process in which they can participate. We know that the Department will prepare a new draft of the national planning policy framework for consultation soon, and the Government must take the opportunity to address some of these issues. That point was made excellently by my hon. Friend the Member for Bury North. The local plan process must be strengthened and proper consultation must be guaranteed. There must also be greater investment in planning departments, which have been starved of resources. They need additional resources to ensure that developments are correctly assessed and that local policies are properly implemented.

A survey of local councillors that was carried out last year by the Local Government Information Unit and the National Trust found that 50% of local councillors saw sites being approved for development that were not in line with local plans. However, it should be through the local and neighbourhood planning process that appropriate sites are allocated for development and that any changes to protected designations such as green belt are undertaken. In that way, communities can best plan for sustainable development and control future development in their area.