Neighbourhood Planning Bill
Debate between Teresa Pearce and Chris PhilpMonday 10th October 2016
(8 years, 1 month ago)
Commons ChamberRead Full debate Neighbourhood Planning Act 2017 View all Neighbourhood Planning Act 2017 Debates Read Hansard Text
Teresa Pearce (Erith and Thamesmead) (Lab)
I would like to put on record my thanks to the Secretary of State for his warm welcome.
The Neighbourhood Planning Bill does not appear at first glance to be a controversial one. Indeed, it includes many measures that we support. There are, however, elements of the Bill that could be strengthened or amended, so it was good to hear the Secretary of State say that he might be open to amendments in Committee. Labour Members will support appropriate measures that seek to streamline the delivery of much-needed new homes and further engage local people in the shaping of their communities.
We urgently need new homes, so it is a shame that the Bill misses measures to achieve what was announced in the Queen’s Speech in May, namely putting the National Infrastructure Commission on a statutory footing. However, we are pleased that, following pressure from both sides of the House, the unnecessary step to privatise the Land Registry has been dropped. That has been warmly welcomed by almost everybody in the housing sector, but the Bill must be seen in context, and it cannot be detached from the wider housing crisis we currently face.
The Government say that the aim of the Bill is to free up more land for new housing and to expedite the beginning of building once planning permission has been granted. We face the biggest housing crisis in a generation and urgently need more homes, and the Bill does not go far enough to provide them. The Bill could do so much more to encourage development and engage local residents in the process.
The Bill introduces measures in four key areas: neighbourhood planning, planning conditions, the planning register and compulsory purchase orders. The proposals on neighbourhood planning will allow neighbourhood plans to influence the planning process at an earlier stage, and will help to streamline the making and revision of neighbourhood plans. We support measures to streamline neighbourhood planning and to promote the ability of local residents to participate, but the Bill raises a number of questions. First, as the British Property Federation has noted, greater clarity is needed on the level and weight attributed to neighbourhood plans at every stage of their preparation. For example, more clarity is needed on whether a general direction of travel of a neighbourhood plan would be considered in the determination of a planning application.
Secondly, there is huge concern surrounding resources and the impact that the measure will have on our already stretched local planning authorities. Many of them already lack the resources they need to promote quality placemaking. The new measures make significant demands in terms of time and resources, and many planning departments are working on local plans before the deadline next year. How will the Minister ensure that they will be able to resource both adequately? Local authorities have a statutory duty to support neighbourhood planning groups and to provide a local plan. That could present problems for smaller district councils that have limited resources and capacity to respond to multiple pressures.
Teresa Pearce
I would rather not give way because many hon. Members want to speak and we are short of time.
The Bill needs further measures to clarify the true costs of neighbourhood plans. Currently, councils receive £5,000 for each neighbourhood plan area designated, and £20,000 for each neighbourhood plan referendum, but those figures are the same regardless of the number of electors or the complexity or size of the neighbourhood plan. The costs can exceed the moneys that the council receives.
In addition, neighbourhood planning must be open to all, and disadvantaged communities need to be able to participate. Neighbourhood planning comes with complexities and can require professional support. Planning Aid England and the RTPI help to support groups across the country pro bono, but the Government should adequately support local planning authorities and local communities to shape development in their areas.
The Bill allows the Secretary of State to prescribe when councils should review their statement of community involvement, but why are local councils, which understand their communities and can respond directly to local needs, not trusted to decide when to review their statements of community involvement? Why cannot that be decided at local level rather than being imposed from above? A better balance can be achieved, possibly through amendments in Committee.
The British Property Federation has made a number of recommendations on neighbourhood planning that the Government have failed to explore, including ensuring that neighbourhood plans are consistent with and conform to the national planning policy framework, and setting a minimum turnout threshold in referendums on the adoption of neighbourhood plans. I would be interested to hear whether the Minister is receptive to those suggestions.
The greatest concern in the Bill is on pre-commencement planning conditions. Councils approve almost nine of every 10 planning applications and there is little evidence to suggest that development is being delayed by pre-commencement planning conditions. There has been a cautious reception for the Bill from the sector. London Councils has said that there is little robust evidence to suggest that the current planning conditions system has led to an under-supply of housing.
Chris Philp
Before being elected to the House, I ran a business that financed construction projects. I have to tell the hon. Lady that people engaged in such projects frequently complain about the onerous conditions. To give one example, they complain about the requirement to have a bat survey.
Chris Philp
And newt surveys. Such surveys can be done only at certain times of the year. That is a very onerous and often very serious set of conditions.
Teresa Pearce
I am very interested in the hon. Gentleman’s previous employment, but people always complain about restrictions. Our job is to balance the complaints of the developer against what is best for a local community. I am yet to see firm statistical evidence of how much pre-commencement planning conditions restrict building.
Housing
Debate between Teresa Pearce and Chris Philp(8 years, 11 months ago)
Commons ChamberRead Full debate Read Hansard Text
Teresa Pearce (Erith and Thamesmead) (Lab)
In a wide-ranging debate, we have heard contributions from Members in all parts of the House, including the hon. Members for Wimbledon (Stephen Hammond), for South Ribble (Seema Kennedy), for Croydon South (Chris Philp), for Dudley South (Mike Wood), for Thirsk and Malton (Kevin Hollinrake) and for East Renfrewshire (Kirsten Oswald); my hon. Friends the Member for Ealing Central and Acton (Dr Huq) and for Hammersmith (Andy Slaughter); the hon. Member for Bexhill and Battle (Huw Merriman); and my hon. Friend the Member for Cambridge (Daniel Zeichner). My hon. Friend the Member for Birmingham, Yardley (Jess Phillips) made a passionate speech about the human cost of the housing crisis, and my hon. Friend the Member for Sunderland Central (Julie Elliott) also spoke with passion about the shortage of social housing. Most interestingly, the hon. Member for South Norfolk (Mr Bacon) spoke of not only his well-known interest in self-build, but his less-known interest in the Deputy Speaker’s shoes.
Clearly, the housing crisis is one of the greatest challenges to face our country in recent times, and Members from across this Chamber know the impact that housing has on their constituents’ lives. The hon. Member for Worcester (Mr Walker) spoke of his casework, which mirrors mine. My advice surgeries are full of people suffering as a result of the housing crisis, and my inbox and telephone line are jammed with their cases. Rent costs are rising, and there are poor standards in the private rented sector. We have ever-increasing homelessness across the country, both in terms of statutory homeless and rough sleeping. The Government are seemingly committed to seeing the end of the social housing sector as we know it. Fewer homes are being built than at any time since the 1920s and we have a generation of young people priced out of the property market. For five years, the Government have had the chance to tackle this housing crisis head on, but they failed.
It has never been more important to tackle the housing crisis, because housing affects everything—it affects our whole lives. Insecure housing affects our whole society. It affects health, education and productivity. Without a secure roof over our heads, we face uncertainty, instability and doubt. Stable homes make stable communities, and without safe, stable and affordable housing we face pressure across our whole society and across our public services. It affects our schools and our children’s education, with unsettled classes affected by churn and individual children falling behind as they move school again and again. It affects public health and our doctors, who struggle to co-ordinate health awareness campaigns as a result of instability in the housing sector, as residents constantly move between practices. It affects our communities, where many are unable to set down roots, commit to a local area, and join local organisations, sports teams and religious groups. That point was made by my hon. Friend the Member for Westminster North (Ms Buck).
The Government claimed that they would build more affordable homes, but the “affordable rent” is not affordable to many people. House of Commons Library research shows that in London it would swallow up 84% of the earnings of a family on an average income and it requires a salary of up to £74,000. This does not just affect London; the contributions we heard from my hon. Friends the Members for Bristol South (Karin Smyth) and for Leeds East (Richard Burgon) showed us that this is a national crisis, not just a London one.
Many of those who cannot afford to buy have to live in the private rented sector, where the Government have failed to increase security and improve standards, and have overseen rents reaching an all-time high. Once the private rented sector was mainly for students and young professionals, but now it is families and the vulnerable who live in the sector. That was spoken about with concern and compassion by the hon. Member for Rossendale and Darwen (Jake Berry). Some 9 million people now rent privately. Almost half of those who rent are over 35. They want the same security and stability that they would have if they owned their home, but they face insecure assured shorthold tenancies, and a Government refusing to encourage long-term tenancies and to tackle rising up-front letting agent fees. While these people pay more, the Government are failing to act to improve standards in the sector. Although the majority of properties in the private rented sector are well maintained and of good quality, there are sadly too many landlords who let properties that are not fit for human habitation. Indeed, the Government’s own statistics say that 16% of private rented sector dwellings are failing the minimum safety standard. When my hon. Friend the Member for Westminster North introduced a private Member’s Bill to make sure that homes were fit for human habitation, it was talked out by Conservative Members, who argued that it would put a huge burden on landlords.
Teresa Pearce
I am afraid we are very short of time, so I cannot.
My hon. Friend the Member for Dulwich and West Norwood (Helen Hayes) also touched on the rising housing benefit bill, which is now £4.4 billion higher than in 2010. The Housing and Planning Bill included an all-out attack on social housing. On the last day of the Committee, the Government added a last-minute amendment to end secure tenancies for social tenants without any consultation or impact assessment.
I would like the Minister to respond to two questions. If home ownership is the only way forward, where are people who cannot get a mortgage meant to live? Can he confirm that starter homes will be for first-time buyers and will not be available to cash buyers?
The Housing and Planning Bill will lead to a loss of affordable homes to rent and buy, but more than anything it is a missed opportunity to tackle the housing crisis head on, to provide greater security, stability and safety to tenants in the private rented sector, to offer a genuine hand-up to those who are trying to get on the property ladder and to build more social housing. We have seen a comprehensive spending review and an autumn statement that have failed to provide for a programme of affordable house building and have attacked many tenants on low incomes due to cuts in housing benefits.
For five years the Conservatives have had the chance to tackle the housing crisis. They have failed. They have their own track record, and it is one of five years of failure. They should and will be judged on it.
Housing and Planning Bill (Second sitting)
Debate between Teresa Pearce and Chris Philp
Teresa Pearce
Q 156 On that point, if the clause goes through, do you think it will put additional pressure on local authority housing departments by people appearing evicted without due process?
Campbell Robb: There is a danger that without that due process, certain types of landlords may use this to create evictions. That might happen, yes.
Chris Philp
Q 157 You touched earlier on the question of affordability. Without going again through the comments you made then, do you agree that generally speaking, the best way to address any concerns about affordability is to increase supply and that, if we do increase supply as the Bill aims to, both rents and prices have a chance to just cool down a bit?
Jon Sparkes: I agree, inasmuch as it is about supply of the right kind of houses at the right kind of prices and the right kind of tenures. Simply building houses and diluting the supply of social housing will increase homelessness. So I agree, but it has to be the right kind of supply.
Campbell Robb: I would agree with that.