Planning for the Future

Wera Hobhouse Excerpts

Tuesday 15th December 2020 Westminster Hall

[Sarah Olney]

The hon. Lady makes some interesting points. The Liberal Democrats are absolutely committed to supporting policies for retrofitting—or upgrading, as I prefer to call it, as it is a slightly more future-focused look. I believe that the particular value of that policy is that it will benefit our lowest-income families the most. They are the ones who are living in the worst housing and who will benefit most from the reduction in heating bills that will result from, for example, better insulated homes. I am glad that she mentioned building design, because that is precisely the point I am making. If we can design our buildings from the start to achieve a net zero carbon output, those benefits would be there from day one and could be seen both in reduced carbon emissions and reduced heating bills.

The planning White Paper is a missed opportunity to do much more to embed this net zero carbon ambition into our planning policy and thus facilitate the step change that we need to see in our new housing developments. It is only through the constraints applied by the planning system that we can hope to see net zero carbon homes built by private sector housing companies that want to build cheaply and quickly.

The legislative framework already exists if the Government would only use it. The proposed planning reforms should bind together the Town and Country Planning Act 1990 and the Climate Change Act 2008 to confirm that local planning authorities have a clear and specific duty to address climate change in their planning decisions. Carbon reduction would then become a material consideration in the planning process, enabling local authorities to reject applications that would not seek to achieve net zero carbon in the resulting developments, and the law could enable local authorities to go further if they wished by allowing them to put carbon reduction targets in their local plan.

The failure of the White Paper to explore opportunities to achieve net zero carbon in our housing is indicative of the Government’s failure to provide a proper plan to achieve their overall target of net zero carbon by 2050. However, it is not just a climate emergency that we face; we are also confronted by an environmental emergency. The threat to our natural environment has never been greater and the Government must do much more to tackle it. There could not be a better opportunity than a planning White Paper to make proposals about how we balance our need for housing and economic development with our need to protect our green spaces and wildlife.

There is a very real environmental pressure in every part of the country and the Government urgently need to set policy on it and provide a clear lead. However, in proposing a zoned approach to development, they are heading in precisely the wrong direction. By allowing the automatic granting of planning permissions in growth and renewal zones, the planning process will no longer be able to mitigate against environmental damage in those locations or restrict development where environmental damage cannot be mitigated.

I would struggle to think of a single part of my constituency that could be designated as an unrestricted growth zone, where development would need to take no account at all of environmental impact. The proposal to introduce such zones rides roughshod over the many small decisions that can be made by those who know their local areas and can arrive at the best solution for the local population and the local environment.

[Wera Hobhouse (Bath) (LD)]

Government-commissioned research from University College London has found that homes built through permitted development rather than by going through the planning process are also of worse quality. Does my hon. Friend agree that that is also a very regressive step rather than a progressive step?

[Sarah Olney]

I thank my hon. Friend for making that point, because it highlights the fact that the more we weaken the planning decisions made by local authorities at local level, the more we risk allowing unsuitable development, including architecturally displeasing development, environmentally damaging development and development that is not primarily designed to meet the needs of the local community. That is why bypassing local authorities is the wrong approach.

The planning White Paper proposes to bypass much local authority planning involvement in the mistaken belief that it is local nimbys who are blocking development. In my constituency, it is local people who have provided many of the ideas for local authority action that have improved our environment and guided planning policies. Local authorities, especially Liberal Democrat-controlled ones, are often willing to go much further than the national Government in reducing carbon and improving our environment. In Richmond and Kingston, for example, the councils have introduced new cycle lanes to encourage people to reduce the number of car journeys they make, and electric vehicle charging infrastructure to encourage the switch to cars with lower emissions. Liberal Democrat councils up and down the country are also planting trees, installing solar panels on the roofs of council buildings, switching council vehicles to electric, and insulating council-owned homes. In each case, they are responding to the needs of their own environment and that of their local population.

When the public inquiry into the handling of the coronavirus is completed, I believe that it will clearly demonstrate that some of the response could have been more effectively delivered by local authorities or neighbourhood groups. We have seen the weaknesses of a centralised test and trace system, for example, and even today the Government are setting central rules for school openings that might be better decided by local education authorities.

The same is true for planning. A group of concerned local residents, whether elected representatives or volunteers, are much better placed to decide how their street should be adapted to keep pace with the challenges of modern life than a few unknown Government workers in Whitehall. If all bodies making decisions about future developments can be tasked with the responsibility of achieving net-zero carbon and protecting our environment, then the ingenuity and enthusiasm of our local authorities, and the residents they serve, can take us a lot further towards the Government’s 2050 goal than any amount of top-down diktat. It is time for the Government to show they are serious about climate change and the environmental emergency, and that starts with some serious revision to this planning White Paper.

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[Damian Hinds (East Hampshire) (Con)]

It is a great pleasure to see you in the chair today, Sir Charles. I congratulate the hon. Member for Richmond Park (Sarah Olney) on securing this important debate.

The last time we debated this subject, in October in the main Chamber, I talked about three main themes. I will cover broadly the same three themes today, but I hope to do so in a fresh and original way in the time available.

The first is that, with any algorithm or formula, of course it is right to look at the inputs, how the formula works and the logic of it and to see whether we think those things are right. It is also right to look at the output of that formula and, if it seems to jar with the original intention, to go back and look at the inputs and logic.

This is not the time and the place to do that. Constructing an algorithm in a Westminster Hall debate is probably about as sensible as design by committee, but all those aspects warrant a fresh look. That starts with very basic things, such as how we define affordability. Sometimes the median is not the most appropriate thing to use. There is a danger in a constituency such as mine, where median incomes are based to some extent on the incomes of people working outside the area, that if house-building targets are driven based on those numbers, the result might be building more and more pricey larger executive homes that remain unaffordable to the people for whom the housing was intended to be more affordable.

In a constituency such as mine, and I suspect those of some others, yes, we need more houses. I think everybody these days accepts that we need to get supply and demand in better kilter. There is also an important question of mix and ensuring that as we increase those numbers that means an increase in houses that are genuinely affordable, in the sense meant by people who come to our surgeries. That is not only capital A Affordable as it is meant in the public sector, but affordable as in a home that I can afford to aspire to buy.

[Wera Hobhouse]

Does the right hon. Gentleman agree that the existing affordable home ownership product is a much better way of delivering social housing than the first homes proposal in the White Paper?

[Damian Hinds]

The hon. Member raises important points. There is a need for housing of all different types, sizes and tenures, and there are different ways of delivering them. In the time we have available, I am afraid we are not going to get to the bottom of evaluating them in an ordinal way.

The third and important point I want to make is about national parks. I do not know whether there are others here who represent national park areas. There is the particular issue where part of a constituency is in a national park and parts are outside, so there are very different constraints in how land can be used. There is a danger that if a housing target or requirement is set based on the entire area, containing both national park and non-national park, with different constraints on what can be done in each part, the result will be the insufficient creation of new homes inside the national park and potentially too much on the edge.

A piece of work came out from Nationwide a few weeks ago that suggested that house prices in national parks have something like a 20% house price premium compared with those outside. In a constituency such as mine that is a huge amount of money. The Office for National Statistics is doing some further work, so hopefully we will be able to develop those figures. It is also important for the areas just outside the national park. In my constituency, that means areas such as Alton and Four Marks, where there is potentially a disproportionate amount of development in the border zone that can put considerable strain on infrastructure and provision of service. It can then be difficult to ensure adequate provision.

There has been a lot of debate about the proposals. Ministers have been in listening mode and have been very good in listening to colleagues across the House. I hope, as the matter develops further, it will be possible to take these considerations into account.

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[Anthony Mangnall (Totnes) (Con)]

It is a pleasure to serve under your chairmanship, Sir Charles. I congratulate the hon. Member for Richmond Park (Sarah Olney) on securing this debate. As we all know, and as she rightly said, it was only a matter of a few weeks ago that we were discussing this issue. The almost united position across the House was that we were displeased with the White Paper and the housing algorithm.

I will start by thanking the Minister, however, because he has routinely engaged with those who have concerns. He is a credit to the Department. In fact, he has alleviated my concerns about various aspects, and while I am unable to completely support all elements of the housing White Paper, or indeed the algorithm, I am aware that there are some significant positive parts to it, and I hope we can build on that in the future.

We have heard a little bit too much about the nature of Cornwall and we might well be told that everyone fancies a bit of Cornwall, but we favour Devon more. As my right hon. Friend the Member for East Hampshire (Damian Hinds) raised, in constituencies such as mine in Totnes and south Devon, where there is a national park in the north and an area of outstanding natural beauty in the south, with a small gap in between that under the White Paper is now the focal point for development, that needs to be taken into consideration. Otherwise, all the housing requirements are likely to be put in that small, specific area, which would be totally unfit and totally inappropriate.

Of course, areas such as mine in Totnes and south Devon, where we have areas of outstanding natural beauty and national parks, are also tourist destinations and places where second homes are purchased at a huge rate of knots. When houses are built, even with the best of intentions—selling them to local people at affordable prices—all too often they end up as second homes, with no opportunity to become homes for people who will live and work in the area. There is an appropriate level, which is this tiered system, and I think there is some validity in it. I hope we can expand on it, and I look forward to hearing the Minister’s comments.

One objection I have to the White Paper in its entirety is the lack of mention of rural areas. In fact, I think “rural” is mentioned in a significant category only once. It is important that we understand that the rural build structure is very different to that of the urban one. In the same way we need to be able to understand what is best for the rural community and how we are to achieve it. I am sure that my colleagues from the south west would universally agree.

There are areas of extraordinary success. South Hams District Council in my constituency has successfully implemented a joint local plan with Plymouth where they have met their housing targets and continue to deliver for the people of south Devon. That plan should not be taken away just because we are looking at new reforms.

The third point I wish to make, which my hon. Friend the Member for West Worcestershire (Harriett Baldwin) made with great effect, was about neighbourhood plans. We know the value of communities engaging in this process, because they know what is best for their area. I think about Collaton St Mary and its fantastic neighbourhood plan or new neighbourhood plans that have been formulated in Dartmouth. Those are all places where we can engage with the community and make sure we are building what is right for them and right for the area, and make sure that it has a long-term benefit.

[Wera Hobhouse]

Since it is important that we also hear about Bath,  is it not also true that local councils know best? In Bath, 1,500 homes are permitted to be built. The council has made the decision. The issue is the developers not building the homes, not the councils not making the decisions to build the homes.

[Anthony Mangnall]

The hon. Lady makes an important point. Like all these things it is about finding balance, but I always argue that including the local community in that decision and making sure that the right decisions are made at the right times ensures that it is maintained.

My final point is about jobs. We should not be building in areas where there are no jobs to sustain them. We need to make sure that there is an approach in which jobs are available so that people can live and work in the area and can also afford those homes. A related point is about infrastructure viability. All too often, I have seen housing development plans proposed without adequate infrastructure. Will the Minister add to the point about how we will be able to deliver on the infrastructure network, and how we can make sure that we are building in the right areas and not on flood plains or next to roads that cannot deal with the increase?

I would be pleased to be able to go back to my constituents and inform them that we are cultivating and creating policy that will make a difference in delivering for those new housing sites. I welcome elements of the White Paper, and I thank the Minister for what he has done and is doing. It is right that we recognise that delivering 250,000 homes is a massive achievement that was not achieved by previous Governments. I congratulate him on that and look forward to working with him and his team to shape this housing policy for the future.

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[Wera Hobhouse]

Is the problem about providing not affordable homes but social homes for rent? In Bath, the average house price is almost £500,000, and an affordable home would cost 20% less. It will never be affordable for anybody to rent, let alone to buy. What is actually “affordable” in her words?

[Felicity Buchan]

I agree with the hon. Lady that we need more socially rented homes. As my right hon. Friend the Member for East Hampshire (Damian Hinds) said, we need a wide range of tenures across the spectrum. In my local authority, we are building 600 new homes this year. Of that, half—300—will be socially rented.

Let me indulge myself for a moment and talk about my borough, because it is slightly unique. We are the densest residential borough in the entire country. We were fully built out by 1900, and we already have a high skyline. We have just approved a 29-storey tower. Others have been approved, such as Newcombe House, which has 18 storeys. We have a huge physical constraint on our ability to build more houses in our borough. Some 73% of my borough is a conservation area, which we are delighted about. In fact, we think more of it should be a conservation area, but it brings constraints.

I want to limit my remarks to the White Paper, as opposed to the algorithm, because I have talked about the algorithm in the main Chamber. By the way, under the algorithm the housing target in my borough goes up sevenfold, relative to the December 2019 London plan, which has not gone through yet. 

Let me focus on the White Paper. I think that local engagement in planning and local democracy are absolutely critical. I have spent one year in this place, and the more time I spend here, the more I believe in local democracy, since local authorities are closest to the people.

The current plan in the White Paper is that there will be local engagement in the plan for a growth zone, but it is up front, and once the plan is formulated there is no need for specific planning permission. I am very concerned about that. Although I have great residents associations and the Kensington Society, which work very hard and will submit input at that stage, the vast majority of people comment only when they know about a specific development on their doorstep. My constituents and residents will be up in arms if they find out that 18 months ago a plan was approved that they were not aware of and certainly did not give any feedback on, and now they simply have to suffer the consequences.