Levelling-up and Regeneration Bill

Ruth Edwards Excerpts

2nd reading
Wednesday 8th June 2022 Commons Chamber

[Ruth Edwards (Rushcliffe) (Con)]

For too long, communities in Rushcliffe have felt that the planning system is not on their side. For too long, councils such as Rushcliffe Borough Council have not been able to get the backing they need to prevent overdevelopment and inappropriate development. For too long, developers have used the planning system to their advantage, not listening to local people and only building out developments when it suits them. This Bill offers a huge correction.

The Bill resolves many of the concerns that my constituents have most often raised with me, including the fact that too many homes are built in the countryside, rather than on brownfield sites. It strikes the balance between building the homes we need and ensuring that they are built in the right places: strengthening local plans and providing greater protections for the environment.

Local communities do not get enough say about development in their area and cannot prevent ugly development. The Bill will give more weight to local and neighbourhood plans and make them simpler to produce. It introduces mandatory local design codes, so that developers have to respect styles drawn up locally, from the layout and materials used to the provision of green spaces.

There is a perception that developers buy land and then do not build on it. This Bill strengthens the requirement for commencement and completion notices, addressing land banking and slow build out by larger developers, and the worry that we do not have the roads, GP provision or school places that we need for new development, and that developers do not pay their fair share. This Bill reforms developer payments through a locally set, non-negotiable infrastructure levy that means that developers would always have to pay their share. As other hon. Members have said, this must come with development, not after it.

Rushcliffe Borough Council’s biggest concern is the abuse of the duty to co-operate, which has enabled Labour-run Nottingham City Council to shirk its responsibility to build houses and regenerate the city centre of Nottingham. It has used this national policy to push nearly 5,000 houses away from brownfield city sites into the countryside of Rushcliffe, and that is on top of Rushcliffe’s own housing target. So I am delighted, I am relieved, I am jubilant that the pernicious blunt instrument that is the duty to co-operate is being abolished in this Bill, especially as right now in Nottinghamshire, Nottingham City Council is gearing up to try it all over again this autumn. Authorities should of course co-operate with each other, but not in a way that can be abused. True co-operation means a system that works for all parties, and we must make sure that the replacement for the duty guards against this abuse in the future.

This Bill represents the turn of the tide—an important and transformational step forward for the hard-pressed communities who have seen unwelcome development and who feel powerless in the face of large developers. I thank Ministers for listening to our concerns along the way. I know they will continue to do so on many of the issues raised today, such as a more flexible approach to housing numbers and national development management policies.