Greater Manchester Spatial Framework

Kevin Hollinrake Excerpts

Thursday 21st February 2019 Westminster Hall

[Jim McMahon]

I accept the Minister’s energy on this issue, and I welcome the opportunity to sit down for a meeting. However, the question will be whether he can show me the money. We can have as many conversations over a cup of tea as we like, but it will not get a brick laid in Oldham. We need to see cash, to redevelop the sites that we are talking about and for vital public service infrastructure.

A problem in Oldham is that our schools are oversubscribed; we have an expansion programme in our primary sector and we are looking for sites for new secondary schools to deal with the growth in the number of children who need educating. No facility is being offered by the Government to meet that demand, nor on transport links—we have lost a million miles of bus routes in Greater Manchester. GP practices are overwhelmed. The local A&E has missed its targets constantly because of the number of people waiting on trolleys for four to 12 hours. We cannot build houses without accepting that public infrastructure is needed to service them.

Housing need will be particular to each area; it will be different in Oldham from that in Stockport, Trafford or anywhere else. The real issue for the Government ought to be how much public money is spent on housing benefit payments, given to private landlords for housing that does not meet the decent homes standard. It is a scandal. Billions of pounds are spent every year, including in my town, on renting substandard terraced housing built to service mill workers that has no resale value as such. These houses can be picked up at auction for about £40,000, but landlords charge £500 a month rent to tenants, many of whom will be in receipt of housing benefit. It costs us taxpayers more to pay for that substandard accommodation than to build new social housing or to help people to get on the housing ladder.

We keep hearing that austerity is still in place, and that it is still difficult to find resources. Surely that gives us a bigger responsibility to make sure that money spent in the system is spent to the best effect. The experience in Oldham is that it is not. Too many people live in overcrowded accommodation that does not meet the decent homes standard. We could use that money better. That goes beyond Homes England’s land viability fund. Homes England will say that funding will bridge the gap if homes built on derelict sites have lower-end resale values. However, what if there are streets and streets of terraced housing that are not of the standard required to meet the challenges of the future and to provide people with a decent place to live? We need an urban renewal programme of significant money, geographically anchored, to transform the housing markets in those areas.

The other point I would make is on the community’s feeling in the process. Any situation like this, in which we talk about changing where people live, will be emotive. Many people who live in my constituency, including myself, are dislocated, relocated or newly established former Mancunians. We moved to Oldham, the gateway to the Pennines, because we wanted a different type of lifestyle; we did not want to live in the urban streets of Manchester. By the way, many Manchester properties that we lived in, including the one that I grew up in, have been demolished as part of clearance programmes. Many estates in Royton, for instance, were developed in the ’60s and ’70s, when there was an urban clearance programme in Manchester. People made an active decision to move from the streets of Manchester and to a better lifestyle, with a bigger house with a garden, and fields that they could take their dogs for walks on and where children could play. The idea that that is being taken away—in a process that I am afraid lacks transparency at some points—does not sit well with local people. I will explain what I mean by that.

The original call for sites in 2016 meant that landowners and developers could put forward the sites that they wanted to be considered for development. In that process, I would expect—I have made these representations within Greater Manchester—there to have been a record, a scoring mechanism and a proper assessment of those sites to determine which then went into the 2016 consultation. I cannot see what assessment was used for some of those sites that have been put forward, and why some had been recommended by developers but not proposed within the plan. I am afraid we are seeing the same thing again.

There is a new site that is massively problematic for my constituents around Thornham Old Road in Royton. That was not part of the original 2016 consultation. It has now found its way into the revised plan. During the consultation, Redrow, the developer, sent letters to the surrounding properties because it apparently wanted to buy one of the houses to knock it down and use the site as an access road. That was before the consultation had even finished, yet we wonder why local people do not have confidence in the system’s being fair, transparent and properly assessed.

It feels like we are being hit from all sides. We are being hit by a Government who are imposing a target that leaders locally are saying is inflated and does not present the latest population data. That means that those leaders are forced to go into the green belt when they would prefer not to. The process is being far too developer-led, not community-led. Not one area in my constituency has a neighbourhood plan developed by the community, where they get to design what their community development will be in future, so they feel as though it is being done from the top down.

[Kevin Hollinrake (Thirsk and Malton) (Con)]

Why don’t you do it, then?

[Jim McMahon]

Because the resources needed to produce a plan are significant. Like me, the Minister knows that since 2010, capacity in planning authorities has been massively swiped to one side by Government austerity. Councils are struggling to deal with day-to-day planning applications, let alone a voluntary neighbourhood plan process that is hugely time-consuming.