New Developments on Green-belt Land

Taiwo Owatemi Excerpts

Wednesday 12th October 2022 Westminster Hall

[Taiwo Owatemi (Coventry North West) (Lab)]

I beg to move,

That this House has considered the impact of new developments on greenbelt land.

It is a pleasure to serve under your chairmanship, Sir Gary, and I thank every single Member and my hon. Friends who have chosen to participate in this important debate and represent their constituents’ concern. The impact of new development being imposed on our treasured green belt is a burning issue for many of my constituents in Coventry North West, so I welcome this opportunity to highlight their frustrations.

From Eastern Green to Allesley, Keresley and Holbrooks, communities in my constituency have seen vital green spaces lost to new housing developments in recent years, with more of our local green belt threatened with the same fate if we do not change course. Campaigners in Coventry want to see a bold change of direction concerning planning and development policy, so I hope that securing this debate will force the Government to listen and take note.

I want to start by examining the process by which houses are built and how it favours big developers, who are not accountable to local communities and often ignore local housing needs. We all know that Britain has long faced a housing crisis. Waiting lists for social housing continue to grow to record lengths, while home ownership in the UK has fallen to 65%, with many struggling to get on to the housing ladder. It is a plight that stretches across all our constituencies, and it has been left unaddressed by the Conservative Government for over a decade. The Government have also failed to introduce any meaningful reforms to planning and development since I became the MP for Coventry North West in 2019. Serious change in this area is long overdue. The lack of action means that we are left living in a planning and development free-for-all, and the impact on our local communities is clear for all to see.

As things stand, it is private developers who hold the balance of power. They decide which type of houses are built, where they are built and the prices that they are sold for. They are not accountable to anyone but themselves—not to communities, not to local people, not to local government and not even to national Government. For years, my constituents have told me that the current planning rules are not fit for purpose. They serve developers’ greed and do nothing to allow local voices and those most impacted by new development to be heard.

We need to be able to hold developers to account. Developers will claim that they are helping to fix Britain’s housing crisis by building new developments, but the truth is that until they start listening to the needs of local people, they will only make the problem worse. Indeed, the new Prime Minister’s suggestion that we should simply hand more power to property developers risks permanently changing our communities. The voices of residents and their elected representatives will be virtually wiped out of the planning process if the Prime Minister ignores their objections and presses ahead with these changes.

But is it any wonder that this Conservative Prime Minister wants to hand even greater power to wealthy developers when property developers were responsible for 20% of all donations—more than £60 million—to the Conservative party between 2010 and 2020? While Conservatives in Coventry conveniently pretend to care about saving our green belt from development, the same political party is lining its pockets with donations from the very housing developers that they claim to be standing up to. This is unacceptable. We need our Government to stand up for local people, not those seeking to maximise their profits at the expense of our precious green belt.

Our planning system is completely broken, and the answer cannot be to hand more power to a few greedy developers. Instead, a complete overhaul is required, with local communities and local government in the driving seat. That way, they can set the direction of travel concerning new development in their neighbourhoods, delivering affordable homes for families exactly where we need them.

A survey of my constituents that I carried out recently unsurprisingly revealed that a clear majority wanted more affordable homes to be built in Coventry, but that they wanted those homes to be built on the existing brownfield sites across the city instead of on our treasured green spaces. The survey also showed that residents were overwhelmingly against any proposed changes to planning laws that would make building on green belt easier. A majority of residents were also worried that the rule changes would mean local people had even less say when a new development was proposed where they live. I call on the Government to take action to ensure developers are accountable to local people, communities and elected representatives.

[Jim Shannon (Strangford) (DUP)]

I commend the hon. Lady for securing this debate, and I apologise for the fact that I will not be here later on, because I have another thing to go to. Does she agree that in urban and rural development, as with much in life, there is a delicate balance to be found? Current planning does not find the common-sense balance, and community planning takes a back seat to the interpretation of the law. We need to ensure that future planning is flexible enough to protect both urban and rural development, and that communities have a full say in what happens. I know the rules are different in Northern Ireland, but in many cases back home I find that local people do not have the input that they should.

[Taiwo Owatemi]

The hon. Member makes an important point, and he is absolutely right that local people need to be able to have a local say on developments in their area. Developers should not be dictating to people in Coventry North West, who have often lived in the area for generations, what is in their best interests.

I will take a moment to look at the statistics, which are often used to estimate how many homes should be built and where. With the 38 new investment zones that have recently been announced, Whitehall is taking more and more control over the planning processes in our towns and cities. This approach is often predicted using census projections, but in Coventry the predictions have turned out to be way off. Our population has not grown anywhere near as quickly as was anticipated. The Office for National Statistics estimated Coventry’s population would be over 379,000, but recently released census results show that our city’s population actually stands at just 345,000—more than 30,000 less than predicted. This means that green-belt land may be torn up unnecessarily for houses that are not actually needed. It is now clear that the Government projections were plain wrong, and that top-down imposed house building targets are widely inaccurate.

The outcome in Coventry is that some of the most beautiful green spaces in my constituency have been needlessly taken away from green belt and allocated for house building instead. The figures do not stack up. For the short term, I would like to see a halt to building on any green-belt land around Coventry while accurate figures are calculated. I have repeatedly joined campaigners across Coventry in calling for these figures to be reviewed, but our pleas are falling on deaf ears. The Government have refused to take any action to remedy the situation, so the decimation of our green belt is poised to continue. Plans are still ongoing to build new developments that few people want. An overwhelming 92% of residents who took part in my survey thought that those elected to represent them on the city council must have a proper say on new development proposals in our city, but local government has little power over the matter.

[Mike Amesbury (Weaver Vale) (Lab)]

I thank my hon. Friend for giving way and for her excellent speech. In my constituency, Weaver Vale, more than 2,000 units are being built on green-belt land as we speak. This former green-belt land was purchased by the Government agency named Homes England, yet the national planning framework talks about building on green belt in exceptional circumstances. There are huge contradictions, and the direction of travel seems to be towards further liberalisation. I agree with my hon. Friend that there need to be strengthened protections in the green belt.

[Taiwo Owatemi]

I thank my hon. Friend for his important point. He is right that we must continue to strengthen the protection of our green belt.

An overwhelming 92% of residents who took part in my survey thought that those elected to represent us on the city council must have a proper say on new development proposals in our community, but local government has little power in the matter. Instead, Whitehall is able to impose house building targets based on its faulty figures. I want to see a real shift in power away from Whitehall and towards local government. That would mean that local elected representatives, accountable to their residents who live and breathe their community, had the final say on new development. That way, we could abandon the inaccurate house building targets imposed by Whitehall and get on with meeting local housing needs.

In contrast to the Conservative Government, who have consistently sided with wealthy developers over local people, the Labour party has set out a different vision for planning and development policy. Labour would hand power to local communities to build the affordable housing they need and give councils the ability to build much-needed social housing—the houses we need where local people want them to be built. When new developments were built, Labour would give priority to first-time buyers and prevent new homes from being bought up by foreign investors before local people got a look in. That would put the dream of home ownership within reach of many people who cannot get on the housing ladder and reverse the decline in home ownership under this Government.

While the Conservatives are in the pocket of their property developer donors, a Labour Government would be on the side of local communities and would deliver the housing that Britain needs. Far too often, the houses being built are in opposition to what people need and want. Across the communities in Holbrooks, Allesley, Keresley and Eastern Green in my constituency, many have real and heartfelt anxieties about the impact of large-scale new development and its devastating impact on green-belt land. That is because the wrong type of housing is being built, and those houses are being built in the wrong part of the city. Eventually, they are going to be sold at an unaffordable price. From start to finish, this is a mess caused by a broken system. Those communities are already changing because of overdevelopment, and there is a great deal of frustration owing to the fact that communities can have large-scale development imposed on them without receiving the investment that is needed.

Too frequently, when homes are built in the wrong part of our city, the additional local services and new infrastructure required to support them are not put in place. Greedy developers must not be allowed to profit from building hundreds of expensive new houses against the will of local people and then walk away, doing nothing to provide much-needed services and infrastructure. New developments in Coventry North West are often built far from the nearest GP surgery, schools and shops, and without a proper broadband connection. Those developments often have neither public transport nor adequate roads. Everyone is fed up with massive developments being allowed to go ahead without proper thought and consideration being given to the infrastructure needed and the availability of public services. It is just not good enough.

It is morally bankrupt to build homes without also ensuring access to vital services, and it makes no practical sense either, as extra pressure is piled on already overstretched services. Developers will always want to turn a profit, but they must be made to play their part in delivering the services and infrastructure required to support the new homes that they build. In my constituency, too many homes are being built on green-belt land, and they are simply too expensive for local people to afford. I have repeatedly met with big developers to insist that they build affordable, family-sized homes for first-time buyers in the right part of our city, but those calls have repeatedly been dismissed. We must build homes that are affordable for families living in Coventry. Otherwise, what is the point of those homes?

Overpriced homes and out-of-reach mortgages are not what my constituents need. In Coventry, there are brownfield sites and similar land suited to redevelopment. That must be used first, before developers start destroying our precious green belt. Rather than building on the green belt at the behest of developers, I want houses to be built on brownfield sites, on disused land and in empty buildings, because that is what local people have asked for.

Lastly, I will highlight some of the specific local concerns that affect my constituency. Too often, developers earmark popular open spaces in our towns and cities for new homes, depriving communities of much-needed open spaces. That is certainly a problem in my constituency. Take Coundon Wedge, a beautiful spot that is enjoyed by people from across our city. Developers have been eyeing up Coundon Wedge for some time and, as homes are proposed on nearby Browns Lane, many people are understandably anxious that the Wedge will be next.

The local council has made it clear for decades that it does not want to build homes on Coundon Wedge. However, many people fear that because inaccurate house building targets are being imposed on Coventry by Whitehall, the hands of the local council may soon be forced. That is totally unacceptable. Coundon Wedge must not be put up for sale, and as the local MP I will oppose any future plans for new development on this vital green space.

Although local Conservatives in Coventry have been cynically campaigning to save Coundon Wedge for their own political gain, their party has been in power for the last 12 years and has failed to deliver long-overdue reforms to our planning law. The Conservatives are overseeing the very same planning and development free-for-all that threatens the future of the Wedge. Indeed, when the Conservatives last led Coventry City Council, they proposed thousands of new homes on green-belt land in Keresley, which is also in my constituency. People in my constituency will not be so easily fooled, and the hypocrisy will not go unnoticed.

[Caroline Ansell (Eastbourne) (Con)]

I support many of the arguments that the hon. Lady has made, and I share her concern about greenfield development. However, one issue in my constituency is the absence of a local plan that sits with local government. I wonder whether that is the case in her patch, too, because I understand that in her area, as in mine, there is a very long waiting list for social housing.

[Taiwo Owatemi]

I thank the hon. Member for making that important point. Yes, in my constituency there is a long waiting list for housing, and local government needs more control over that.

I have covered a number of issues today, including how house building favours large developers, how the statistics that are used are often inaccurate and lead to undesirable outcomes, and how the houses that are built are often not what local people want or need. I am sure that many Members here have similar issues in their own constituencies and that, like me, they have heard from concerned constituents who oppose the current development free-for-all. It is seriously concerning that the new Prime Minister appears determined to make the situation even messier. We have seen reports in the media just this week of Government Ministers scheming to hand over yet more power to developers. At the same time, they want to scrap rules that ensure new homes are affordable, and they want to remove wildlife protections. This Government want to create a developer wild west, which is completely out of order.

I believe that the only way to deliver for our constituents is to listen to their concerns. It is overwhelmingly clear to me that they want good-quality, family-sized homes that are for sale at an affordable price, and they want those homes to be built on empty brownfield sites, alongside good-quality infrastructure and local services. They do not want homes to be needlessly built on green-belt land—they do not want that to be imposed on them by an out-of-touch Whitehall and developers looking to make a quick buck.

With reform in development and planning rules high up on the Government’s agenda, I call on the Government to do the right thing: listen to my constituents and take action as soon as possible.

[Sir Gary Streeter (in the Chair)]

Colleagues, there are nine of you trying to catch my eye, and we have about 50 minutes in which you can all make your excellent speeches. If you can contain yourselves to five minutes each voluntarily, that will be most helpful.

--- Later in debate ---

[Taiwo Owatemi]

I thank all hon. Members for participating in the debate and for speaking so passionately. The hon. Member for Rugby (Mark Pawsey) and the right hon. Member for South Staffordshire (Sir Gavin Williamson) spoke about protecting the green belt and giving more power to local people, so that they have a say in the development process. My hon. Friends the Members for York Central (Rachael Maskell) and for Reading East (Matt Rodda) focused on the importance of building on brownfield sites and protecting the democratic process. We all agree that building affordable houses, with proper infrastructure that meets the needs of the population, should be a priority for the Government. I hope that the Minister takes back all the issues that hon. Members have raised today and takes urgent action.

Will the Minister also meet me to discuss Coventry’s plan, and will he put on hold any green-belt applications currently put forward to Coventry City Council, so that the council has the time to review local plans and make decisions based on current ONS figures? Lastly, I thank all the activists who have campaigned to protect our green spaces, both in Coventry and across the country. They understand the impact that the issue has in their communities.

Question put and agreed to.

Resolved,

That this House has considered the impact of new developments on greenbelt land.