Oral Answers to Questions

Gordon Henderson Excerpts

Monday 4th December 2023 Commons Chamber

[Alex Cunningham (Stockton North) (Lab)]

6. What steps he is taking to reform the leasehold system.

[Gordon Henderson (Sittingbourne and Sheppey) (Con)]

10. What plans he has for leasehold reform.

[The Minister for Housing, Planning and Building Safety (Lee Rowley)]

On 27 November the Government introduced the Leasehold and Freehold Reform Bill, which delivers the Government’s manifesto commitments on leasehold reform and makes long-term necessary changes to improve home ownership for millions of leaseholders across England and Wales.

[Lee Rowley]

As the hon. Gentleman will know if he has read the Bill that was introduced last week, a substantial amount of progress is proposed under it: a substantial number of leaseholders will be much better off and experience a substantial improvement to their lives as a result of the changes that this Government are proposing.

[Gordon Henderson]

A large number of freehold homeowners in my constituency pay charges to property management companies for maintenance services that are not always carried out. The management companies rarely respond to complaints from residents, who often do not have the money to seek legal advice with a view to taking court action. Will my hon. Friend confirm that the new Leasehold and Freehold Reform Bill will grant freehold homeowners the right to transparency about how their money is spent, to challenge companies when the contracted services are not provided and, where necessary, to have the contract removed from that company?

[Lee Rowley]

My hon. Friend is right to highlight that issue, and I know that many of us will have heard of similar experiences in our constituencies. That is another example—I return to the point made by the hon. Member for Stockton North (Alex Cunningham)—of reform under this Bill that will significantly improve the lives of leaseholders for the long term.

Housing Targets: Planning System

Gordon Henderson Excerpts

Tuesday 15th November 2022 Westminster Hall

[Esther McVey (in the Chair)]

I will call Gordon Henderson to move the motion and then the Minister to respond. There will not be an opportunity for the Member in charge to wind up, as is the convention for 30-minute debates.

[Gordon Henderson (Sittingbourne and Sheppey) (Con)]

I beg to move,

That this House has considered housing targets and the planning system.

This is not the first time I have raised the subject of overdevelopment in my constituency. In the last 12 years, I have done so on a number of occasions, so I will not repeat what I have said before, except to emphasise the problems that excessive housebuilding has caused my constituents. Our local roads are congested and cannot cope with the level of traffic generated by the new housing. My constituents struggle to get a GP appointment, because there are not enough doctors to service the thousands of extra people who have moved to the area. Many of our local schools are over-subscribed, and new arrivals struggle to get school places for their children.

The huge increase in housing development in my area has been driven by my local authority, Swale Borough Council, attempting to meet the top-down housing targets imposed by the Government. In past debates, successive Housing Ministers have insisted that the Government do not impose targets, and that it is up to local authorities to determine housing growth after consultation with the Planning Inspectorate, which of course is a Government quango. An example of the outcome of such consultation is that Swale Borough Council submitted its most recent local plan, which had a housing land allocation for 776 homes per year, only for the Planning Inspectorate to reject the proposal and insist that the figure should be increased to 1,048 per year.

The irony is that, despite the massive increases in housing in Swale over the past 30 years—17,000 new homes have been built in that time—developers have not once matched even the 776 figure in the past 10 years. The problem with nationally imposed mandatory housing targets is that they are arbitrary and lack supportable evidence of need. Officers and members of Swale Borough Council believe that targets should be set at local and sub-regional levels, and should take into account an area’s ability to deliver them. They believe that the housing delivery test, buffers, housing action plans and housing targets have served only to increase pressure on local authorities, rather than to deliver more housing.

[Dr Dan Poulter (Central Suffolk and North Ipswich) (Con)]

I congratulate my hon. Friend on securing the debate; he is making some important points. Does he agree that unless local housing targets are set according to local need, it is difficult to adequately provide the necessary infrastructure he referred to earlier—education, health and transport in particular? Will he join me in urging the Minister to consider that there should be a right of appeal for local communities against inappropriate housing applications? There is a right for the developer; there is not currently a right for communities.

[Gordon Henderson]

I could not agree more, and I will touch on one or two of those issues.

Ministers have recently made a number of encouraging remarks about scrapping mandatory top-down targets, but there is little concrete evidence to suggest that that will ever happen. The lack of clarity is causing uncertainty, which is crippling the ability of Swale—and, I am sure, other local authorities—to put together meaningful local plans. In addition to the uncertainty over targets, producing local plans is becoming much slower, because the overall process is getting more complicated. Swale Borough Council believes that the difficulties will increase with the burden of the Environment Act 2021, other emerging legislation, including the Levelling-up and Regeneration Bill, and revised national planning guidance.

[Mr Gagan Mohindra (South West Hertfordshire) (Con)]

I congratulate my hon. Friend on his excellent speech. Does he agree that the Government also need to take into account the post-pandemic world? Local plans have historically been more backward-looking, but people are now working more from home, so there is less draw to come to London or the south-east more generally for good, well-paid jobs. Does he agree that the Government should look to evolve local planning processes off the back of that?

[Gordon Henderson]

Yes, I do agree. The Government should also take into account the amount of housing that has already been built in an area. There is no point expecting a local authority to deliver higher housing targets if it has already delivered 17,000 additional homes over a number of years, as is the case in my area. All we are doing is putting extra strain on the infrastructure.

[Jim Shannon (Strangford) (DUP)]

I commend the hon. Gentleman for bringing forward this issue. Although it is the responsibility of the Minister, I want to express my support for the hon. Gentleman, as I always do in these debates, because we have a similar problem in Northern Ireland, where some 44,000 people are waiting for a home and 31,000 are in housing distress. The issue is massive for our constituencies. Does the hon. Gentleman agree that it is not just about houses, but about the right type of housing—housing that has no mould or damp, and that families can live in? Does he agree that when it comes to building houses, homes must be healthy and suitable to live in, to ease the pressure on housing associations, which do their very best to help?

[Gordon Henderson]

Yes, and I am pleased to hear the hon. Gentleman make his contribution. If he were not present for my Westminster Hall debate, I would fear that the world had come to an end; Parliament certainly would have.

It is noticeable that nothing has been done to address the problems faced by so many local authority planning departments. They face onerous new burdens with no increase or improvement in the resources available to them, partly because of a shortage of qualified planning officers. Planning resources are also inadequate at many of the statutory consultee organisations, such as the Environment Agency, Natural England, Historic England and National Highways, and that is leading to delays in providing the necessary input into local plans.

On the subject of National Highways, the agency is blocking housing developments in my patch for which planning permission has already been granted, by submitting objections on the grounds that the local road infrastructure is inadequate. However, it is inadequate because National Highways has delayed making the necessary improvements, and those planning objections are forcing Swale Borough Council to allow planning applications for other sites, because National Highways’ blocking action is suppressing delivery numbers. It is a typical Catch-22 situation. Ultimately, our local infrastructure, which includes roads, needs to keep pace with the delivery of housing, but statutory undertakers are simply failing to ensure that that happens.

The Government have also failed to prevent developers from land banking. I know of several housing developments in Swale where permission has been granted but no work has been started, and developers often sit on allocated land and then try to get permission for other sites based on the delay in housing delivery, for which they are responsible. The scandal needs urgently to be addressed, with a time limit placed on the implementation of approved schemes. As the hon. Member for Strangford (Jim Shannon) mentioned, too many loopholes allow developers to avoid delivering sufficient affordable housing because of supposed unviability.

Swale Borough Council believes that regional or sub-regional planning, such as at county level, would address cross-boundary issues, including reaching agreement on strategic planning matters such as infrastructure and housing, which the legal duty to co-operate, introduced in the Localism Act 2011, has simply not delivered. The council also believes that the way to solve the country’s housing needs is by building a new generation of large new towns across the country. The current policy is to deliver garden communities at a local level on a small or medium scale, but they are simply not large enough to deliver the major infrastructure improvements needed to sustain those communities, such as new roads, hospitals, schools, town centres and low-carbon transport systems, such as trams.

In the council’s view, eight or so major new towns across England would not only support the Government’s levelling-up agenda, but would address housing shortages, including affordable and social housing, deliver genuine place making and see developments take place at a level that benefits the whole country, without degrading locally important assets and landscapes, or placing additional burdens on already creaking local infrastructure.

[Wendy Morton (Aldridge-Brownhills) (Con)]

I am grateful to my hon. Friend for bringing forward this debate. In Aldridge-Brownhills, we are faced with a huge number of houses being built across the constituency. He makes a powerful argument why we should abolish housing targets. Local councils know best; they know what is needed and the pressure on the infrastructure. Does my hon. Friend agree that one challenge is that the construction companies that start to develop often withhold the section 106 money and the planning gain money right until the end, so local communities feel a lot of the pain before they see any gain?

[Gordon Henderson]

My right hon. Friend is right. Whoever sets the targets, whether at national or local level, when it comes to planning permission for development, there should be an insistence that the infrastructure is put in place before the housing is started. That can be done, but too often is not. I can give an example: we had a major development on the Isle of Sheppey many years ago, which subsequently led to 2,000 houses. At the time, permission was granted for only a couple of hundred, until such time as a new bridge and other new infrastructure was put in place. That has to be done far more often.

I have raised a number of issues today that are of concern to Swale Borough Council. However, the biggest collective grievance is the imposition of mandatory housing targets and the five-year land supply rule.

[Kelly Tolhurst (Rochester and Strood) (Con)]

I congratulate my hon. Friend on bringing forward the debate. My constituency neighbours his, and we in Rochester and Strood have seen the stresses and strains on local services and the planning department in order to meet unrealistic housing targets, which are particularly imposed on the south-east, where we are based. Does my hon. Friend agree that the targets should be designed at a local level, and that communities should be empowered to object to unrealistic developments that do not deliver the services that the people living in those communities demand?

[Gordon Henderson]

I do agree. It is critical that local people have a say and set the targets, because unless there is local support for something, it will never work. Looking at it cynically, we might say that many local authorities are deciding to build houses in inappropriate places because they can blame the Government for the fact that they have to meet housing targets. If it was up to local people, that would not happen. From a purely cynical point of view, it would be better to let local people do that.

[Wendy Morton]

I genuinely feel that there is a tendency to go for the green belt and greenfield sites. I hope that, as part of pushing targets down to a local level, we can put a duty on Ministers to ensure that we explore every possible brownfield site first and that those are built on before we touch the precious green belt.

[Gordon Henderson]

My right hon. Friend is perfectly right. I mentioned a number of developments in my area, one of which is on a brownfield site. We should be pressing to make sure that is done first, before we allow any other planning applications to be approved.

In thinking about mandatory housing targets, I urge the Minister and her colleagues to look sympathetically at new clause 21 to the Levelling-up and Regeneration Bill, which will be debated on Report, which would prohibit mandatory targets.

--- Later in debate ---

[Dehenna Davison]

I am grateful to my right hon. Friend for that point. She will know that there are existing funds available for brownfield development. The second round of that fund will be opening up imminently—I am glancing over at my officials and hoping for a nod—[Interruption]—I am getting a nod; excellent—in order for local areas to make the most of that to aid them in their brownfield redevelopment processes as well.

On infrastructure and the pressures on infrastructure, through the Levelling-up and Regeneration Bill we are looking to create a levy to ensure that infrastructure such as schools, GP surgeries and new roads are provided in a more effective, transparent and efficient manner.

[Gordon Henderson]

That point has been made to me before by a previous Minister. It is all very well saying that the infrastructure levy will provide GP surgeries, but there is no point having the surgeries unless there are doctors to put in there. There has to be a recognition that no planning of houses should be allowed unless and until we are provided with the doctors we require.

[Dehenna Davison]

I thank my hon. Friend for that important point. GP numbers is something we are all concerned about. That is why the Department of Health and Social Care is taking measures to recruit more GPs right across the board. That is part of the answer, but he is right to raise concerns on the specific planning issues, and I will pass those on to my right hon. and learned Friend the Member for South East Cambridgeshire. My hon. Friend the Member for Central Suffolk and North Ipswich (Dr Poulter) raised the issue of infrastructure and the Levelling-up and Regeneration Bill. As part of the Bill, local authorities will be required to prepare an infrastructure delivery strategy, which will make it clearer to communities what infrastructure will be provided and when.

I believe our focus is sometimes too squarely on the numbers side of the equation, which means that we lose sight of the end goal. Numbers do, of course, matter. Thanks to the steps we took with industry at the start of the pandemic, we were able to keep home building going. We built over 216,000 new homes in 2020-21, a figure that was just a small dip from the previous year. In the circumstances, that is quite incredible. Since 2010, over 2 million additional homes have been delivered, including over 598,000 affordable homes—something that I know is on the minds of people across the country, particularly younger people hoping to get on the housing ladder for the first time.

Oral Answers to Questions

Gordon Henderson Excerpts

Monday 24th January 2022 Commons Chamber

[Christopher Pincher]

We are determined to make sure that there are homes available to buy for the people who want them around our United Kingdom, including in holiday hotspots such as the west country. That is why we have brought forward new policies such as First Homes, why we are closing the loophole which allows some people to abuse their second home and holiday let properties, and why we want to build more homes in those places to ensure people have the opportunity to own and enjoy them.

[Gordon Henderson (Sittingbourne and Sheppey) (Con)]

10. What steps he is taking to deliver the education, health and transport infrastructure necessary to support the homes built in Sittingbourne and Sheppey constituency over the last three decades.

[The Minister for Housing (Christopher Pincher)]

The Government support local authorities through both central funding and developer contributions to deliver the infrastructure that new development demands. In 2020-21, Swale Borough Council secured over £3.7 million of developer contributions and we are providing Kent County Council with £38 million from the housing infrastructure fund to support road improvements, which will unlock 8,500 homes in Swale.

[Gordon Henderson]

I am always grateful for any money that Swale Borough Council gets, but of course those particular funds are designed to ensure even more homes can be built, and that would do nothing to reduce congestion on roads in Sittingbourne and Sheppey, or to increase the number of secondary school places available to local people, or to make it easier for those people to get an appointment with a GP. What Swale needs is fewer houses, not more; so would my right hon. Friend consider placing a moratorium on housing targets for Swale Borough Council and local authorities in Kent generally until the problems I have highlighted are resolved?

[Christopher Pincher]

As I said in a previous answer, it is for local authorities to determine the number of homes they need and to set those numbers accordingly. We want to make sure that where development takes place infrastructure is available to support it. That is why we have the HIF—housing infrastructure fund—to which I have referred and the new home building fund, with a significant amount of money for infrastructure. It is also why we want through our planning reforms to look carefully at how infrastructure funding can be provided, so that it is provided up front and new developments benefit from the schools and clinics and kids’ playgrounds that they need, and new communities get bang for their buck.

Housing in Sittingbourne and Sheppey

Gordon Henderson Excerpts

Wednesday 5th January 2022 Westminster Hall

[Gordon Henderson (Sittingbourne and Sheppey) (Con)]

I beg to move,

That this House has considered housing in Sittingbourne and Sheppey.

In a Westminster Hall debate, back in November 2016—I cannot remember who was in the Chair—I pointed out that Kent was being asked to take more than its fair share of the country’s new house building, and that unprecedented housing growth had put great pressure on our local infrastructure and services, particularly in my constituency of Sittingbourne and Sheppey.

Since that debate, I have raised the problem of unsustainable housing development in my constituency six times, but the only thing that has changed is that the pressure on Kent has got worse, with Sittingbourne and Sheppey being particularly hit hard. My constituency now has one of the highest patient to GP ratios in England, increasing health deprivation generally, a lack of school places and congested roads, particularly on Sheppey, where a problem affecting any of the main roads on the island leads to gridlock.

In the last 30 years, almost 17,000 new homes have been built in Swale, the majority in my constituency, which comprises two thirds of the borough, and there is more to come. As it stands, using the standard method of calculating housing need, from this year my local authority, Swale Borough Council, is being forced to provide housing land for an annual build number of 1,048, which is a huge increase on the target of 776 per year included in the council’s current adopted local plan.

Sadly, those figures demonstrate the irony of the Government insisting on ever increasing housing numbers, because despite the huge increase in housing development that we have already witnessed in Swale, developers have not once hit the 776 per year local plan housing target in the last 10 years. That begs the question: why are the Government expecting Swale to increase its housing land allocation still further, when developers have not yet used the land already allocated for housing?

One problem with housing targets is that historical housing numbers are a key part of the data used by the Government to determine future need. The assumption that past housing growth will automatically generate the need for more housing growth in the future creates an unsustainable cycle. Understandably, Swale Borough Council is very concerned that it will be unable to deliver the number of homes required by the Government’s standard method for housing need without considerable detriment to our area, either through damage to our local environment and other assets, or significant impact on our local infrastructure. I very much share those concerns.

Swale Borough Council is also of the view that if the planning system is to be genuinely “plan-led”, then the application of paragraph 11(d) of the national planning policy framework should be scrapped, because it does not take into consideration factors that hinder housing delivery that are beyond the control of local planning authorities and undermine the plan-led system.

Another irony is that despite all the developments that Swale has witnessed over the years, we are still desperately short of decent affordable and social housing in the borough. There are a number of reasons for that. The first is because developers are expected to fund any necessary infrastructure improvements, rather than the Government. That requirement has a negative impact on the local communities in which the developments take place. For a start, it pushes up the cost of development, which means that the number of homes set aside for social or affordable housing are often kept to the very bare minimum, if they are built at all.

If at planning stage the local authority insists on a higher percentage of affordable or social housing, it can make the development unviable, so councils tend to accept lower figures. A stark illustration is that just 12% of the homes built in Swale between 2019 and 2020 were classified as affordable. Where affordable houses are built, too often they are snapped up by local authorities outside the area, mainly London boroughs, because it is cheaper for them to buy a property in Kent than to build or buy homes in their own locality. Kent’s local authorities are priced out of the social housing market because they do not have the same financial resources as London boroughs. All the housing developments that we have witnessed over the past few years have done little to alleviate Sittingbourne and Sheppey’s own housing problem, because they simply draw in more people from outside the area.

Another problem with expecting developers to fund the necessary infrastructure is that the section 106 funding raised is never enough to meet the actual needs of the local community. An example of that is local road building. A development that comes with a section 106 road improvement to serve, say, an extra 500 cars will too often over time generate many more cars than originally envisaged. The local road network is then unable to cope with those additional vehicle movements. The only way to secure further improvement is by accepting even more development that will provide the necessary additional section 106 funding. That is another unsustainable cycle.

As I pointed out earlier, it is not just the roads infrastructure that has been impacted by all the new housing developments. In my constituency, schools have also been affected. We were promised a secondary school to accommodate the growth in population generated by the housing developments in north-west Sittingbourne. Sadly, there is still no sign of the school. We are now in the absurd position where every day, entirely due to a lack of school places, many children from Sittingbourne are bussed to the Isle of Sheppey, where there are spare places, for historical reasons I will not go into today. It means that almost 1,000 children from Sheppey travel in the opposite direction every day. That two-way flow of children increases pressure on our local transport network and is costly for parents and the local authority.

The new housing developments have also had a negative effect on our health system. As I mentioned, my constituency has one of the highest patient to GP ratios in England. That has led to many practices being oversubscribed, with patients finding it increasingly difficult to book an appointment to see a doctor, which is a problem I recently raised in the House. Although housing developers will often be asked to provide health facilities via a section 106 agreement, a medical centre is just a building and is of no use to anybody without the trained medical staff to run the practice, including GPs.

The problem in Kent is that we have an insufficient number of GPs to provide the primary care service that people expect and to which they are entitled. There are a number of reasons for that shortage, which I have highlighted in previous Westminster Hall debates, so I will not rehearse them again today. It is a serious problem that the Government must resolve before imposing any more housing targets on Kent’s local authorities, and on Swale Borough Council in particular.

The Government should also take into account the impact on our local environment when they decide how much land local authorities have to allocate for new housing developments. The reality in my area is that any new developments will increasingly have to be built on green fields, because most brownfield sites have already been used for new homes. Of course, developers prefer to use green spaces and farmland, and I understand the reasons why. It is mainly because it is cheaper than developing brownfield sites. However, using those green spaces destroys natural habitats, and creates light and noise pollution.

In addition, putting down more concrete and tarmac can exacerbate issues with water absorption and cause flooding, so even if housing is not built on a floodplain, it can destroy natural barriers that are necessary to soak up the vast quantities of water when there is heavy rain. It also puts pressure on existing sewers and storm drains, raising the risk of flooding and environmental issues with sewage. This is another element of local infrastructure that is too often given only second thought when the population is expanded by hundreds or thousands of people.

Frankly, many people believe that the current planning system favours large housing developers and ignores the needs of the ordinary folk who must live with the consequences of those developments. They believe that planning policy is driven by the Government’s desire to build hundreds of thousands more homes. It is difficult to argue against that belief. As an example, when Swale Borough Council submitted its last local plan, which set out what land was required to meet future housing needs, its calculation was based on local knowledge and had the support of local residents. As I said earlier, the council estimated that the housing need would be 776 homes a year. However, the Government rejected that local plan and insisted that the figure should be increased to 1,048 a year—a 35% uplift.

I believe that the same thing has happened to other councils in our beautiful county of Kent. I have a message for the Minister, for whom I have a great deal of respect, from my fellow residents—my fellow men of Kent and Kentish men: if he wants us to remain the garden of England, please stop the rooting up of our ancient woodlands, the cementing over of our fields and orchards, the polluting of our rivers and sea with sewage, and the contamination of our air with toxic fumes from ever-increasing traffic congestion. Large-scale development must not continue without the requisite investment in infrastructure—not just from developers but from the Government.

Building must not be allowed to disproportionately affect Kent and the south-east. The Government must accept that suitable land for development is finite, and that the concerns of local communities must be taken into consideration when imposing housing targets. The Government must not ignore the elected representatives of those areas, or treat them like nuisances when they point out that Government planning policies are wrong. Finally, the Government must, please, give us a planning system that works for and with communities, is fair and acknowledges the pressure that increasing Government housing targets place on areas such as Sittingbourne and Sheppey.

[The Minister for Housing (Christopher Pincher)]

It is, as ever, a great pleasure to serve under your chairmanship, Mr Hollobone, and certainly a great pleasure to respond to the debate brought to us by my hon. Friend the Member for Sittingbourne and Sheppey (Gordon Henderson), who is an industrious and doughty campaigner on behalf of his constituents in Sittingbourne and Sheppey, and across all of Swale borough. I think that he was being rather modest in his claims; I would say that he has raised this issue more than six times in the interests of his constituents.

I agree with my hon. Friend that we need a planning system that is speedier, more transparent and more fair, and that delivers the right homes, in the right places, with the right infrastructure that people want and can support. I think he would agree with me that the present planning system does not achieve those objectives. It certainly is not particularly engaging, as I think we all know. About 1% of local populations get involved in local plan making. That is almost literally only planning officers and their blood relations in a particular local authority. That percentage rises to a massive 2% or 3% when it comes to the engagement of local communities in individual planning applications—again, far too few.

[Gordon Henderson]

On that point, I accept that only a very small percentage of people get involved in planning decisions at the planning stage, but the Minister will find, if he looks through the results of the last local elections in Kent, that they came out in their thousands to vote for the Green party against the Conservatives because of planning issues.

[Christopher Pincher]

My hon. Friend makes a good point. We want to make the planning system much more engaging so that more people get involved at an early stage and play a part in local plan making, so that they can say that the choices they have made are contributing to their community while ensuring that the infrastructure that they require locally is properly planned for. I will come to that in a moment.

My hon. Friend made some important points, which I will address. First, he mentioned the local housing need numbers for Swale. He will appreciate that, because I have a quasi-judicial role, I must not go into too great detail about Swale’s local plan. I am pleased that I may say that its latest iteration is progressing—I think it is about to go to section 19 and is well on course for update before the end of 2023. However, there are some misconceptions about how local housing need should be used. It is a starting point, not an end point. It is based on the 2014 Office for National Statistics household population projections. We took a view a couple of years ago that, particularly given the pandemic, local authorities needed consistency and certainty, so we chose not to change the local housing need calculations for all but the 20 largest cities in our country.

As I say, the housing need numbers, as calculated, are a starting point, not an end point. It is for local authorities to determine their building target for each year over the lifecycle of their plan, to be agreed with the planning inspectorate. Local authorities are able to identify constraints—such as green belts or areas of outstanding natural beauty—that allow them to land at a different number from that expressed in the local housing need calculations. It is very much for local authorities to determine the right number of homes that should be built in their community. As I say, we want more people to become involved in the formulation of those local plans.

My hon. Friend mentioned developers not developing on land for which planning permission has already been granted. There are different views about those numbers. Sir Oliver Letwin found a couple of years ago that land banking, as it is popularly described, is not a particularly prevalent issue. However, I recognise the concern of local communities and our colleagues about this particular challenge. That is why we have committed, as part of our future planning reforms, to look carefully at how we can, shall we say, incentivise developers to build out on the applications that already exist, rather than looking for more and more applications to be given on other sites.

My hon. Friend also mentioned the important issue of the small number of developers who have those permissions and who build the homes in our country that we need. We want more developers, and more SME developers, developing different types of homes in different places for different tenures. We know that in the last 10 years or so, partly as a result of the 2008 financial crisis, the number of SMEs developing homes has fallen by something like 40%. We need to encourage more small and medium-sized developers to develop, and not leave development in the hands of the so-called big six. Having a planning system that is speedier, more predictable and more transparent is a way of ensuring that those SMEs come back into the marketplace and develop the sorts of homes that we want to see.

My hon. Friend and I certainly want to ensure that the right homes are being built in the right places for people to live in. We believe in a property-owning democracy; we want people to have the opportunity to get on to the property ladder. I am pleased to say, as a result of work done by the Yorkshire Building Society—I think the announcement was made only today—that some 408,379 first-time buyers got on to the property ladder last year. That is a 20-year high in first-time buyers getting on to the ladder and a 35% uplift in the figures from the year before. As we emerge from the pandemic, which has affected all our lives, we want to ensure that we are building better, building brighter, and building more homes for people to buy to live in, to get a stake in the country and in their community.

We also have to ensure, as my hon. Friend rightly says, that we have the right number of affordable homes built. We have an affordable homes programme. It is the largest cash injection in the development of affordable homes in 15 or 16 years—some £12.3 billion, £11.5 billion of which is new money. We anticipate that, economic conditions allowing, over the next five years it will build 180,000 new homes, 32,000 of which will be for social rent. We have also allowed local authorities the opportunity—through removal of the housing revenue account cap on borrowing—to spend more money on social homes if they so wish. The Public Works Loan Board offers them loans at very attractive rates. We have also allowed them much more flexibility through the use of their right-to-buy receipts—partly as a result of the pandemic—to ensure that local authorities have the wherewithal to build the sorts of homes that they want to build.

However, I am very conscious of what my hon. Friend says about the section 106 system. It has some supporters, of course. A lot of big developers like section 106 because it tends to load the weaponry—to give the ammunition to the bigger developers, with the bigger bank balances and the bigger batteries of lawyers, at the expense of smaller local authorities. We want to rectify that imbalance in the system by introducing an infrastructure levy, which will be set by the local authority, so that it is very clear what the cost of development is going to be. It will enable greater land capture value to be obtained by local authorities, so that local authorities and local communities get the infrastructure that they want, up front in the development process and not way down the line, if it is built at all. The levy means that the playgrounds, health clinics or schools that local authorities and local communities need to support the homes that are proposed for development are built where, when and how they want them, rather than what happens under the present system, which is rather more uncertain.

My hon. Friend also mentioned the predilection, shall we say, of some local authorities nearer to where we are now than to his constituency to buy up properties in his constituency. I am very conscious of that issue. I say to him that we have provided very clear—indeed, unambiguous—guidance to local authorities that they should, wherever possible, place families and individuals within their own area. The guidance also that they should only be looking to secure housing outside their local authority as a very last resort.

[Gordon Henderson]

I am grateful because this is a very important point that I hope the Minister will take on. I accept what he says, and he recognises the problem of London boroughs buying properties in areas such as mine. The boroughs pay for those properties and they pay the rent of the people they place there, but what they do not have to do, which they should, is fund the social services and education needed to look after those people and educate their children. Kent County Council taxpayers have to pay for that. That must be looked at.

[Christopher Pincher]

I am conscious of the issue raised by my hon. Friend. I will make a couple of points in response. First, he is absolutely right that we want a system that provides the school places and GP clinic places. That is why we want to change from the section 106 system to the infrastructure levy, which we believe will provide those sorts of bricks-and-mortar services more rapidly. He also knows that we are investing more in the NHS. I will not go into great detail on that; it is a matter for my colleagues in the Department of Health and Social Care. However, he knows that we are training up more doctors and nurses. That will take some time, but we want to invest more in the NHS.

My hon. Friend should also be aware that, as a result of the affordable homes programme, over £4 billion have been provided to the Greater London Authority and the Mayor of London to build properties in London for Londoners. I call on the Mayor to get on and build those properties, for which he has the funds, to take the pressure off places such as Kent. My hon. Friend also mentioned brownfield sites over greenfield. We are clear through the national planning policy framework that brownfield should be used first wherever possible. We have provided funds to that effect, which he will know about, either for big or small investments, which allow local authorities to focus on the redevelopment of brownfield sites.

I also tell my hon. Friend that as a result of the Environment Act 2021, which is now on the statute book, there is a requirement on developers to ensure a biodiversity net gain of at least 10% where developments take place. Again, that will ensure that where development happens, not only is bricks-and-mortar infrastructure provided, but environmental infrastructure is supported and enhanced. I am conscious, Mr Hollobone, that my hon. Friend will probably want to say a few remarks, so I will give him the opportunity.

Oral Answers to Questions

Gordon Henderson Excerpts

Monday 19th July 2021 Commons Chamber

[Robert Jenrick]

The hon. Lady raises an important point, particularly for rural communities and those that are harder to serve. The pandemic has had a profound impact on access to cash, with many stores—perhaps the vast majority—moving to a cashless society, but we must not forget those people who are left behind by that, so I will take her comments back to my right hon. Friend the Chancellor as he prepares to respond.

[Gordon Henderson (Sittingbourne and Sheppey) (Con) [V]]

My constituency has seen massive housing development over the past couple of decades, and that growth has put enormous pressure on our local infrastructure and resulted in a shortage of school places, increased traffic congestion and one of the highest patient-to-doctor ratios in the country. What steps is my right hon. Friend taking to ensure that the necessary infrastructure is put in place to solve those problems, and what will he do to ensure that no further housing developments take place in my constituency unless and until the correct infrastructure is put in place first?

[Robert Jenrick]

I completely agree with my hon. Friend that it is vitally important that new housing development is supported by commensurate infrastructure —both physical and social infrastructure—and affordable housing. Of course, it is also true that the majority of that infrastructure today is funded by developer contributions from new housing, but we need to ensure that developers pay their fair share. That is the idea behind the infrastructure levy, whereby local areas can themselves set the rate of taxation they require to capture more land value to put at the service of local communities. I think that if we can secure that passage—I hope we will get cross-party support for this—it will make a big difference, particularly in those parts of the country where planning is particularly challenging at the moment.

Oral Answers to Questions

Gordon Henderson Excerpts

Monday 24th February 2020 Commons Chamber

[Christopher Pincher]

My hon. Friend is clearly a doughty defender of his constituents and their right to ensure that the homes built around them are approved by them. The Government have made it absolutely clear that new developments should be well designed in a way that reflects local preferences, and supported by the right infrastructure at the right time. As my right hon. Friend the Secretary of State has said, we welcome the report from the Building Better, Building Beautiful Commission in this respect, and we will be responding to it in due course.

[Gordon Henderson (Sittingbourne and Sheppey) (Con)]

15. What steps he is taking to assess the value for money of local authority spending.

[The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Luke Hall)]

It is up to individual local authorities to secure value for money in their spending decisions and to set a balanced budget. They have a legal duty to deliver continuous improvement and to combine that with economy, efficiency and effectiveness. Local auditors scrutinise their accounts, and my Department has ensured that all council spending over £500 is published so that local voters and anyone else can check that their council is spending its money wisely.

[Gordon Henderson]

I welcome the Minister’s comments. With regard to value for money, will he investigate the circumstances in which Swale Borough Council’s cabinet recently gave £1 million to a company called Quinn Estates to allow the council to take back control of car parks in Sittingbourne that it already owned, and for which it was not legally obliged to pay a single penny? In addition, will he join me in condemning Swale’s cabinet for slapping a gagging order on councillors, threatening them with legal action if they dare to expose this shabby deal for council tax payers in my constituency?

[Luke Hall]

I thank my hon. Friend for his question. As I have said, local authorities are independent of central Government and responsible for their own decisions. He has raised serious concerns about Swale Council and of course, if he has evidence of financial irregularities, he should report it to the external auditors in the first instance. He may also wish to consider reporting it to the National Audit Office, and I would be happy to meet him to discuss the matter further.