Localism in Planning

Martin Horwood Excerpts

Wednesday 17th July 2013 Westminster Hall

[Nick Herbert]

I strongly agree. My right hon. Friend makes his point very well.

The dangers of returning to planning by appeal are multiple. First, such a return is founded on the mistaken belief that the way to get house building moving is to send some kind of signal through the system and the Planning Inspectorate that such speculative applications are to be rewarded. That is not the way to get house building moving. We need a correct analysis of the real reason for the slow rate of housing starts, which is the economic downturn. In so far as the rate is increasing again, that is due to the upturn in the economy.

[Martin Horwood (Cheltenham) (LD)]

I apologise to my right hon. Friend for not being able to stay for all this debate, as I warned him. The process that he describes is exactly what is happening in Gloucestershire. There is evidence that developers are trying to submit applications under the wire before the democratically approved joint core strategy can be implemented—again, not due to any laziness in local councils. Local politicians are trying to distinguish between real housing need and demand, whereas the inspectorate appears just to be backing demand, and in areas such as his and mine, demand is virtually insatiable.

[Nick Herbert]

I agree with every word my hon. Friend says; he describes the problem precisely.

The first mistake is to believe that sending a signal and using the inspectorate in that way to reward speculative applications will contribute to getting construction going. It will not, because what is happening frequently is that developers are simply land banking permissions. They are not necessarily building. When they choose to build, it will be when they think that they can make a return and when there is demand for the houses that they wish to sell. What they are doing at the moment in many cases, in my constituency and elsewhere, is taking an opportunity to obtain a permission where they have absolutely no intention to build immediately.

The system is rewarding those developers by having insufficient regard to permissions that have already been granted. That is the second key concern. Given how the rules are set up in relation to the five-year land supply, the calculations that local authorities are required to undertake mean that they cannot include swathes of existing permissions that they have allocated, which places completely unrealistic targets on them.

In one district council in my constituency—Horsham—a rate of house building is now being required that has never been achieved in the area, even in the boom years. It is good news for the developers, who will not be developing for years but will secure planning permissions on greenfield sites. By setting up a formula that fails to give weight to unbuilt planning permissions, many of which are on brownfield sites, we are effectively moving not to the brownfield-first site policy that we should have but to a greenfield-first policy. That is an environmental disaster.

--- Later in debate ---

[Nick Boles]

I certainly think that in every local community we want, first and foremost, to provide housing for local people. However, in response to my hon. Friend’s question and to the points he raised in his previous interventions, it is not the case that our housing need chiefly derives from the levels of immigration over the past decade, of which I am as critical as he. Immigration explains only about 40% of the formation of new households; the remainder is explained by the fact that we are all getting older and not dying as quickly as we used to. I come from a family that has four generations in it, as do many right hon. and hon. Members, but that was not common 30 years ago. Now, people in their 80s and 90s are much more common to all of us than they were when we were growing up, and they all need houses.

We have failed as a society and as a country to meet the need, and the Localism Act and the national planning policy framework make it clear that every local authority has a duty, first and foremost, to meet objectively assessed housing need. We do not allow local authorities to determine whether they will provide primary and secondary school places, or social care for vulnerable adults and children. We expect them, as branches of Government, to meet the responsibilities passed to them, and meeting housing need is among those responsibilities.

[Martin Horwood]

Does the Minister accept that in some areas it is difficult to meet endless need and demand? Certainly in a constrained urban borough such as Cheltenham, almost all the unprotected green space has already been built on or is right now under attack from developers. The problem is that in the end we will lose other things for which people have a need. Green space is good for local food production, physical and mental health, and for people’s access to recreation, including free access to recreation for poor communities, which reduces health inequalities. Those are needs as well, and we cannot be totally single-minded and blinkered.

[Nick Boles]

I certainly hope I am not being single-minded and blinkered; perhaps the hon. Gentleman thinks I am. I of course accept that almost every urban area finds it very difficult to meet its needs within its boundaries, and that is entirely accepted within all our policies. The regional strategies of the previous Government effectively completely removed any flexibility from local authorities, and that is why in the national planning policy framework we have the duty to co-operate.

I am happy to say that I have met with an authority that is a neighbour to the hon. Gentleman’s constituency, and that authority is engaged in co-operation with his local authority to see how it can meet needs, not least those of the hon. Gentleman’s town. As he says, his town cannot meet the needs within its own borders without threatening its precious green spaces. Such spaces are, if anything, even more valuable in relatively built-up towns than in the countryside, and there needs to be co-operation within broader areas to meet the needs of all our citizens.