Levelling-up and Regeneration Bill

Debate between John Hayes and Emma Lewell-Buck

Report stage
Tuesday 13th December 2022 Commons Chamber

[Sir John Hayes]

Alongside purpose, a sense of pride nourishes personal and communal togetherness; it builds social solidarity. Where we begin, live life and end it roots our days and shapes our dreams. Homes matter because having a place of one’s own to build a family’s future makes those dreams come true. Those who advocate housing targets clinically miss the point. Making homes of which people can feel proud is what public policy must make possible.

The Government’s decision to drop mandatory housing targets, under which local communities have been obliged to endure seemingly endless and unsustainable development, is therefore wise and welcome, if overdue. I have been pleased to play my part, alongside other sensible colleagues, in encouraging that sharp turn in thinking. I am delighted that local communities and the councils they elect will no longer have housing imposed upon them. They will be in sole charge of what is built and where. Never again will the imposition of top-down targets be a justification for developments that are out of scale or character with the prevailing built environment or the local landscape. We have bolted on to villages and towns throughout this kingdom unsuitable and unsustainable housing estates of catalogue-build, identikit houses that bear no relation to the local vernacular and are, frankly, a very poor legacy to pass on to generations to come.

All that we build should make us proud. Our inheritance is what our forefathers built for us, and our responsibility is just as great as theirs. Development should, wherever possible, be regenerative, and it should be incremental. Every hamlet could take a few extra houses; every village could take more; towns many more than that; and cities, of course, many thousands. When we understand that development can be incremental, people will cease to object to it in the way they do currently.

There are those who dismiss beauty—they are crass to do so, because people deserve the chance to live in lovely places, including less well-off people. Unfortunately, that is too often not the case. I welcome the Government’s decision to put beauty at the heart of the housing agenda by raising design standards and making sure that developers and local planners adhere to those standards. It is also important that communities have their say. When they are faced with a choice between the ubiquitous kind of bland, identikit housing that peppers too much of our country or well-designed homes, they will usually choose the latter.

There is, however, concern about the industrialisation of the countryside resulting from the Government’s relaxation of the moratorium on onshore wind. It is critical that topography, visual impact, the connection to sites of special historical interest, areas of outstanding natural beauty and sites of special scientific interest, and the connection of turbines to the grid, are all taken into account. Not only is this a dangerous energy policy—I do not have time to explore that—but it also risks spoiling much of the English landscape and ruining vistas that are cherished by local people. If we really believe in local consent for housing, we must follow through and believe in local consent for that kind of infrastructure development, too.

As I have said, all that we build should add to what is there. We will be judged as a Parliament, and indeed as a generation, by what we pass on to generations to come.

[Mrs Emma Lewell-Buck (South Shields) (Lab)]

I will speak briefly to amendment 73 and new clause 83, which stand in my name.

As we all know, planning can be one of the most contentious issues in any community. Whether or not local communities are happy, there is nothing worse when permission has been granted than developers doing nothing at all with the site, only half completing it, or leaving it derelict for a number of years. The Government’s proposal in the Bill for completion notices is welcome, but it is still weighted in favour of faceless developers, not local communities, and gives developers too long to act. My amendment would ensure that planning permission can be withdrawn and building works removed, with the site being restored to its previous condition in a timely manner, shifting legislation in favour of local communities.

Despite levelling up being one of the Government’s flagship policies, they continue to struggle to define it and, consequently, how its success can be measured. The technical annex to the White Paper, which addresses how levelling up will be measured, says:

“Further work will be undertaken…to…refine these metrics.”

New clause 83 would help to do just that.