Planning

Wera Hobhouse Excerpts

Thursday 15th July 2021 Westminster Hall

[Wera Hobhouse (Bath) (LD)]

It is a pleasure to serve with you in the Chair, Mrs Cummins.

Far from tackling the housing crisis, the Government’s planning reforms will end up delivering fewer homes, and more of the homes that very few people can afford. The reforms mean less local decision making, and they are less strategic and less democratic. We Liberal Democrats believe in community empowerment. It is incomprehensible that the Government propose to remove local input into development applications. My constituents and their local representatives understand the needs of our community far better than Ministers in Whitehall or developers whose main interest is to make a profit.

My Bath constituency is a UNESCO world heritage site. A key part of that listing is not just the architecture of our buildings but the beautiful natural setting that reaches right into the city with its steep, undulating hills. How can a centralised housing algorithm ever reflect the local context of Bath?

Local authorities approve about nine in 10 planning applications. There are more than 1 million homes with planning permission in England that have not been built. The real reason for delay in housing delivery is land banking by housing developers, who make a significant proportion of their profit when land is allocated and then all too often wait for an increase in land value.

The Government’s proposals for a zoning system will in one stroke allow a great deal of land to be released for development without any obvious mechanism to ensure that increases in land values benefit the local community. How will that help us reach our house building targets, and how will it ensure that we build 100,000 much-needed homes for social rent each year? The private sector has completely failed to build the homes for social rent that we need. We need a Government committed to the building of council housing, as progressive Governments did in the past. Only that will address a housing crisis that has created deeper and deeper inequalities. If the Government were truly committed to levelling up, they would start by building social homes, and they would make that a public sector infrastructure programme, instead of building more roads or expanding airports.

However, any review of our planning system should go beyond the delivery of housing alone. Planning authorities play a huge role in creating places for their communities, from connectivity and accessibility to local infrastructure and affordability. The Government should concentrate on such measures, for instance adopting the 20-minute neighbourhood concept or updating guidance to create active neighbourhoods that prioritise walking, cycling and public transport. Domestic heating accounts for about 14% of our emissions—the Minister is not listening—so we must have a proper plan to decarbonise heating. The future homes standard is still not fit for purpose. It is a system for building regulation, not for place making, and it goes nowhere near the challenges of addressing sustainable location and layout. Will the Government commit to binding the Planning Act 2008 and the Climate Change Act 2008 together?

Instead of undermining local authorities and local communities, the Government should direct their energy towards building greener, more resilient, more sustainable homes. Communities must have the right to shape places for themselves. That right must be protected.

--- Later in debate ---

[Christopher Pincher]

As I said, we want to reform the system. If my hon. Friend listens to what I have said and to what my right hon. Friend the Secretary of State has said, he will know that we are keen to make sure that we have a process that reforms our planning system, which is outdated and needs change. However, we are not proposing to scrap it, to use the term that he used.

[Wera Hobhouse]

Will the Minister give way?

[Christopher Pincher]

I will not give way, because I am conscious that I do not have long left—

[Wera Hobhouse]

Can I raise a point of order?

[Judith Cummins (in the Chair)]

Please sit down. That is not a point of order.

[Christopher Pincher]

I am grateful, Mrs Cummins, for that ruling. I am conscious that I probably have only about six minutes left in which to conclude my remarks, to allow my hon. Friend the Member for Isle of Wight time to sum up the debate.

A number of Members have raised the issue of infrastructure. We all know that when we build homes, those homes need the requisite infrastructure to support them: the GP clinics, the parks, the schools, the roads and the roundabouts. We want to make sure that we have a system that provides those things when they are needed and not way down the line. We do not believe that the present system—a mixture of section 106 agreements and community infrastructure levy payments—meets that requirement.

Indeed, 80% of local authorities tell us that section 106 does not work for them. It is loaded in favour of developers, especially the bigger guns, and often means that infrastructure comes late or not at all. If it does appear to be coming, it is often negotiated away in a manner that local authorities and local communities do not want. That is why we have proposed an infrastructure levy, which will provide up front the infrastructure that local communities want and need. We will make sure that, in doing so, we deliver just as much affordable housing as is delivered in the present system.

My hon. Friend the Member for North Devon (Selaine Saxby) made the very important point about the challenge that some rural communities face. I am open to considering ways in which we can help local people to remain living close to where they come from or where they work. One of the initiatives that we have announced is the first homes initiative, paid for through developer contributions, which will ensure that local people will be able to buy, at a discount of at least 30%, a home in their local community. Those homes will be covenanted, in perpetuity, to ensure that when or if they are sold on, the buyers, who will be local people—they could be key workers—will also buy at 30% at least below the then local market rate. However, I am open to hearing from colleagues about what other opportunities there may be to encourage local people to stay close to their communities.

My hon. Friend the Member for Isle of Wight also raised the issue of neighbourhood plans. I am very keen that we build, and bake, neighbourhood plans into the new planning system. They can be very effective and engaging. The trouble is that there are fewer of them the further north—or further into urban areas—we go, so in our planning reforms we are looking at ways to ensure that more neighbourhood plans are produced across the country so that additional housing is identified, with good designs and local infrastructure, to support those communities.

My hon. Friend also mentioned the importance of recycling. We have already made it very clear—in our national planning policy statements, and in the national planning policy framework—that brownfield ought to come first. We have backed that up with fiscal spending to ensure that we are paying for remediation in and around our country. Some £400 million was made available last year for the remediation of brownfield sites in mayoral combined authorities, with a further £100 million made available by the Chancellor in the latest Budget. We are determined to put brownfield first.

In our permitted development rights reforms—I know some colleagues are not so very keen on those—we also encourage the development of redundant sites, or shops that are no longer viable, in towns and city centres. That means we are building homes in the places where people need them, which takes the weight off the transport infrastructure as they are close to GP clinics and other services that people want and need. We are addressing that issue of recycling, too.

In the short time that I have left, I will speak about build-out. The shadow Minister, the hon. Member for Brentford and Isleworth (Ruth Cadbury), talked about a ten-minute rule Bill. I would suggest that it is a “ten-minute thought” Bill, because we do not really know from their proposals how the Opposition would deal with issues like gaming or whether they would help and support small and medium-sized enterprises, rather than making the system more difficult for them. We do not know whether they are proposing that the timetable system should relate to the permissions granted or the building commencement date.

However, we are keen to ensure that we find sensible mechanisms to encourage the build-out of permissions where they exist. We have heard what people have said, both across this Chamber and in response to the consultation, and we are determined to ensure that, where appropriate, permissions are built out rapidly.

[Wera Hobhouse]

On a point of order, Mrs Cummins. I want to put on the record the fact that the Minister gave this Chamber incorrect information. Bath and North East Somerset Council has a fully updated local plan in place. It is going through a partial revision and is halfway through the terms of its current plan. But while the partial revision is taking place, the local plan is fully updated.

[Judith Cummins (in the Chair)]

The Minister is here and your point of order is now on the record.