Local Plans
Debate between Julian Sturdy and Chris SkidmoreWestminster Hall is an alternative Chamber for MPs to hold debates, named after the adjoining Westminster Hall.
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Julian Sturdy (York Outer) (Con)
It is a pleasure to serve under your chairmanship this afternoon, Mr Streeter.
I am delighted to have secured this debate today on a vital issue for my constituents. As I will discuss shortly, the proposed allocation of safeguarded land by the local authority in my area is causing profound concern among many of my constituents.
Despite the transformative impact that it has on the nation’s countryside, the term “safeguarded land” appears only three times in the national planning policy framework; all three references are in paragraph 85. This somewhat confusing phrase is first used when the boundaries of a green belt are defined. Local planning authorities should
“where necessary, identify in their plans areas of ‘safeguarded land’ between the urban area and the Green Belt, in order to meet longer-term development needs stretching well beyond the plan period”.
Crucially, the NPPF states that local authorities should safeguard land only “where necessary”. Therefore, it is clearly not a requirement that land should be safeguarded for development, despite some local authorities being convinced otherwise.
I myself could not make that point any better than the Under-Secretary of State for Communities and Local Government, my hon. Friend the Member for Grantham and Stamford (Nick Boles), did in a previous Westminster Hall debate. He said that,
“there is nothing in the Localism Act 2011, in the NPPF or in any aspect of Government planning policy that requires someone to plan beyond 15 years. So, anybody who is suggesting that there is any requirement to safeguard land or wrap it up in wrapping paper and ribbons for the future development between 2030 and 2050 is getting it wrong. There is no reason for it and my hon. Friend can knock that suggestion straight back to wherever it came from.”—[Official Report, 24 October 2013; Vol. 569, c. 193WH.]
I can entirely appreciate the rationale behind allowing local authorities the option—I stress the word “option”—to “safeguard land”. However, I am deeply concerned that this policy is being abused by certain local authorities in an effort to undermine the permanence of the green belt, which, as we all know, underpins this country’s entire planning system.
In order to illustrate that point, I will refer to a specific example of what is currently happening in my constituency. The City of York council is now just over a year into the process of formulating and adopting a local plan. When the council announced its initial proposals this time last year, I was contacted by hundreds of constituents who were horrified at the sheer scale of the development being proposed, and at the amount of green-belt land that would be lost for ever as a result. The initial draft of the local plan proposed 22,000 new homes during the 15-year life of the plan, including 16,000 new homes on approximately 1,400 acres of what is currently York’s established green belt. Not content with fundamentally altering the nature of York, which is a historic cathedral city, the council proposed to encircle the city with up to 40 wind farms and 80 pitches for Travellers and show people, all of which would be constructed on the green belt.
For good measure, the council then decided to safeguard a further 1,000 acres of green-belt land for future development. In the past few weeks, it has moved to the next stage of adopting its local plan and it has published a “Further Sites” document that contains proposals for new developments and revised boundaries. While the council’s revisions have resulted in recommendations to decrease some of the existing safeguarded allocations, the new safeguarded sites mean that the council is proposing a net increase of 162 acres of safeguarded land, which is land taken out of the green belt. That flies in the face of opposition from the rural communities surrounding York in my constituency which, quite frankly, are being ignored.
Some may wonder why that is of such concern to many of my constituents, given that safeguarded land is not intended for development in the immediate future. Indeed, paragraph 85 of the national planning policy framework states that local authorities should
“make clear that the safeguarded land is not allocated for development at the present time.”
My concern, however, is that once land has been removed from the green belt, it is effectively lost, gone for ever as development is practically guaranteed to occur on the site at some point in future. Although local authorities are encouraged to make it clear that safeguarded land is not currently available for development, I fear that, sadly, some weak-willed local authorities may sacrifice the long-term interests of local residents for short-term gain by permitting development ahead of schedule.
Again, there is an example in my constituency. I need only point to one of the council’s most recent proposals that is causing anxiety among constituents in the village of Earswick. In the new proposal for a 220-acre block of safeguarded land to the east of the village, which would see the village triple in size, the council recommends:
“To include this site as safeguarded land within the Local Plan. This reflects concerns over access and the creation of a sustainable neighbourhood.”
That seems innocent, but the local plan goes on to state:
“If these concerns can be overcome part of this land could potentially be considered as an allocation for years 1-15 of the Plan.”
The proposal has only just been announced, and already the council is trying to work out how it can develop the land ahead of schedule. It is inexplicable how, if there are already concerns on sustainability and access, the site can be proposed for long-term future development, let alone for construction within the 15-year plan period.
The crux of the problem is contained in paragraph 85 of the national planning policy framework:
“Planning permission for the permanent development of safeguarded land should only be granted following a Local Plan review which proposes the development”.
My understanding is that, once adopted, a local plan must be reviewed every five years. Such reviews provide local authorities with endless opportunities to revise existing site boundaries, propose safeguarded land for development and allocate further land for future expansion.
In short, promises to local residents can easily be broken. The five-year local plan review also effectively removes the local authority’s need to safeguard land in the first place. Why should local authorities plan for development beyond the 15-year life of the plan when there is no means of accurately identifying the community’s needs that far in the future? After all, local plans are supposed to be supported by a robust evidence base. I fail to see how cast-iron evidence detailing the housing and employment needs in 20 to 30 years’ time can be achieved. A far more appropriate course of action is to continue reassessing the housing requirements of our local communities throughout the plan’s life and address additional need as and when it arises. That pragmatic and common-sense alternative avoids the risk of unnecessarily concreting over thousands of acres of green-belt land.
I call on City of York council to remove the completely pointless allocations of safeguarded land from its draft local plan before it progresses any further. I strongly believe that my constituents should not be forced to live under the shadow of these needless development proposals on their doorstep. It is only right and proper that the council should reflect on the concern it has caused in so many communities on the outskirts of York.
If it is the case that safeguarded land is not a requirement for any local authority, the Government should be doing more to communicate that message to local authorities. There clearly remains some confusion about the nature of safeguarded land, what it is for and what its position within the local plan process should be. If we are to achieve a coherent and joined-up series of local plans across the country that promotes sustainable development while protecting green-belt land, there must be absolutely no confusion about what is required in the plans.
Chris Skidmore (Kingswood) (Con)
My hon. Friend is doing an excellent job of highlighting the concerns in his local area, where the Labour-run City of York council is using the neighbourhood plan possibly to build on green-belt land. Does he agree that it may be a good idea to name and shame councils nationally by publishing what they are doing with their plans and highlighting the councils that are putting green-belt land at risk?
Julian Sturdy
I thank my hon. Friend for his timely intervention. He is right that this is of such public importance that there is no harm in putting such information into the public domain. I am interested to hear what the Minister has to say. For anything such as this, having more information out there means that people can make informed decisions. That is part of the problem with safeguarded land, because people do not fully understand it. The confusion means that people are not participating in the consultation process of my local authority in York.