Housing Development: Cumulative Impacts

Paul Holmes Excerpts

Wednesday 17th December 2025 Westminster Hall

[Paul Holmes (Hamble Valley) (Con)]

It is a pleasure to serve under your chairmanship, Mr Twigg. I congratulate my right hon. Friend the Member for East Hampshire (Damian Hinds) on raising this important issue for debate today. He and I—as well as our hon. Friend the Member for Farnham and Bordon (Gregory Stafford) —represent stunning Hampshire constituencies, with renowned countryside walking routes and picturesque towns and villages. I still reckon I have the better deal, as my constituents have the “Costa del Hamble”, but I know that my right hon. Friend would definitely say the same about his patch.

May I briefly respond to something that the Liberal Democrat spokesman, the hon. Member for Taunton and Wellington (Gideon Amos), said? I do not know whether he planned it as an early Christmas present for me, but the hon. Member for Surrey Heath (Dr Pinkerton) walked in while he was speaking. That was a good thing to see.

My right hon. Friend the Member for East Hampshire has instilled in me a sense of déjà vu, which demonstrates the length of time that he has been campaigning on these issues for his constituency. We had a Westminster Hall debate before, and he is right that he cross-examined the Minister, who gave a very pithy response yesterday in the NPPF statement. I know that my right hon. Friend works very hard for his constituents, to make sure that he can get them the acquiescence that they seek from the Government.

I congratulate East Hampshire council on developing a local plan and, now, taking the responsible step of renewing it. That shows the kind of leadership that is needed. However, my right hon. Friend raised a number of important points, and I hope that the Minister will answer them. First, he asked about affordability, and about the rise in speculative development because of the lack of five-year housing supply, but the new targets have completely ripped up and undermined the plan-led approach to spatial planning, which the Government are rightly seeking and which I would argue forms the backbone of the planning system.

My hon. Friend the Member for Farnham and Bordon said that planning is a huge issue in his postbag. I, too, have that issue, and I suspect that Members from across the House who made brilliant speeches this afternoon also have that issue in their constituencies. It is love of our communities and respect for their unique characters that brought us all here to the Chamber today.

My right hon. Friend the Member for East Hampshire and I know that our constituents are not against building more homes in principle—there is a clear need to build many more houses up and down the country; that is a simple fact—but people are asking for the right houses to be built in the right places, and for community resources and infrastructure to be invested in to sustain a growing population, a point that my hon. Friend the Member for Farnham and Bordon made in his contribution. That is why it is so important that we properly assess the impacts of housing development. When multiple housing developments are lumped together, they overwhelm communities, stretch scarce resources and dilute the character of our towns. Over time, people begin to lose their vital sense of belonging and communities lose their identity.

The house building sector makes a substantial contribution to the economy. In 2023, new house building generated £53.3 billion in economic output across Great Britain, supporting hundreds of thousands of jobs in house building firms and their contractors, as well as the wider supply chain. But economic benefit depends on stability, confidence and deliverability, and an approach that relies on unrealistic targets, rising costs and declining affordability risks undermining the very industry the Government claim to champion.

The impacts of housing developments manifest in numerous key areas. One huge concern, which I receive countless emails about from my constituents—no doubt all Members present can say the same—is the environmental impact of housing developments. The Government had the chance to address such concerns through Lords amendments 38 and 40 to the Planning and Infrastructure Bill, which my Conservative colleagues in the other Chamber supported. However, the Government chose to ignore them, leaving unanswered questions about the environmental harm of their planning process.

We know and agree that ripping up the green belt is not the answer. Once the green belt is lost, it is lost forever, and that is why my Conservative colleagues and I have called for the swift redevelopment of brownfield sites, something that—to give the Minister credit—he did address yesterday in the NPPF update. The Campaign to Protect Rural England’s “State of Brownfield” report showed that we have more brownfield land now than in previous years. It highlighted that in a substantial number of local authorities, there is enough brownfield land with planning permission to meet the housing targets set by the Government’s standard method for calculating housing need for at least the next five years.

The Government’s plan for new homes disproportionately places the responsibility on rural communities to reach their target, as my right hon. Friend the Member for East Hampshire outlined. The 2024 reforms to the national planning policy framework, introducing mandatory housing targets and a new standard method for calculating local housing need, redistributed top-down housing targets to rural areas from urban areas by Government diktat. As my right hon. Friend outlined, East Hampshire council’s targets doubled, while London’s housing allocations were cut by 11%, Birmingham’s by 38% and Coventry’s by 55%. In Eastleigh in my constituency, which has already built more than is required, the allocation is up by 42%, and in Fareham in the other half of my constituency, it is up by 62%.

That is particularly concerning given that, as my right hon. Friend outlined, many younger people whom we want to achieve and get on the housing ladder want to live in metropolitan urban centres. I am pleased that the Government listened to the calls of the Conservative Opposition on the English Devolution and Community Empowerment Bill Committee. We called for an incentive for densification in urban centres; it was rejected by the Under-Secretary of State for Housing, Communities and Local Government, the hon. Member for Peckham (Miatta Fahnbulleh), but now the Government have come forward with one, which we welcome.

The point that my right hon. Friend made is that Government regulations and Government legislation are competing against each other. I hope that the Minister will answer my right hon. Friend’s challenge. The new NPPF will designate and allow urban densification, but housing targets in rural areas have massively increased, acting as a competing objective. Which is more important—the NPPF or the housing targets? If housing in towns, in which it is much easier to regenerate and to increase housing numbers, is to be increased, housing targets cannot be uplifted greatly in rural areas but reduced in urban centres.

[Dr Al Pinkerton (Surrey Heath) (LD)]

In my constituency we have had a 113% increase in our housing targets. A seven-year land supply has now dropped to little over three and a half years, making us susceptible to the very speculative developments that the hon. Gentleman mentioned. Does he share my concern that in the circumstances in which speculative developments come forward, we lose the opportunity to plan strategically the infrastructure upgrades that a community needs, and each development brings only a small, incremental increase?

[Paul Holmes]

The hon. Gentleman is absolutely correct. My right hon. Friend the Member for East Hampshire and my hon. Friend the Member for Farnham and Bordon made that point, I was about to make it, and the hon. Gentleman’s Liberal Democrat colleagues also made it, so there is universal acclaim for his claim, but it is also absolutely correct. I hope the Minister addresses that.

As the amount of housing increases, community infrastructure and resources must be expanded accordingly. That means more schools, GP surgeries, train and bus stations, hospitals, paved roads, bin collections and street lighting, to name just a few of the essentials. The list goes on and on; those are just some of the things we need to consider when looking at where to build. We must get better at prioritising those vital services, while recognising that not every development is right for the area it is proposed for.

We all know that under section 106 of the Town and Country Planning Act 1990, as amended, local authorities can secure investment to fund new services and infrastructure in the local area, but the system is struggling to keep up with demand. Over a third of all section 106 agreements took longer than 12 months to finalise. Some 76% of local authorities reported an average timeline exceeding a year, and in over a third of councils it was over 500 days. In 2024-25, 45% of local planning authorities had agreements finalised that had taken over 1,000 days to complete. Dose the Minister agree that in order to unlock some of the housing that is needed, we need a simplified and standardised method for section 106 notices across the country? [Interruption.] He says yes from a sedentary position. I look forward to his affirming that in his comments shortly, but we would support that.

[John Milne]

I very much agree with what the hon. Gentleman is saying about the lack of infrastructure provision and with his previous comments on the failure to prioritise brownfield, but does he recognise that all those errors were inherent in the previous system under the Conservative Government? The problem is that they have not been corrected. They were always there, and that is why MPs across the country have been complaining.

[Paul Holmes]

I disagree with the hon. Gentleman slightly. I remember that in the last Parliament, under the Conservative Government, there absolutely was a commitment from Planning Ministers and Secretaries of State to prioritise brownfield development. That was announced during our time in government by the former Prime Minister but three, and by a number of Ministers in the MHCLG.

[Cameron Thomas]

How many was that?

[Paul Holmes]

Well, I believe the hon. Gentleman will have watched the news. I would be the first to acknowledge that we had quite a few in the last Parliament, but there absolutely was prioritisation of brownfield sites first. We prioritised building houses where they were needed, not where they were not.

What steps do the Government plan to take to protect rural communities feeling the adverse effects of increased housing development? If the Government are serious about building homes and maintaining public confidence in the planning system, they must take cumulative impacts seriously, plan infrastructure properly and ensure that developments work with communities, not against them—something that the Liberal Democrats and my party have been very clear will be removed by the Planning and Infrastructure Bill and the English devolution Bill.

I have been very clear about my concerns regarding the Government’s housing targets and the credibility of the 1.5 million homes ambition, which is now being questioned by a number of experts. If the Government are serious about supporting the house building sector and securing its economic benefits, they must ensure that housing delivery is realistic, properly planned and supported by the necessary infrastructure. Crucially, this requires a far greater focus on the cumulative impact of development so that growth is sustainable, communities are supported, and the long-term economic and social benefits of house building are not undermined.

Finally, Mr Twigg, I wish you, the Clerks and staff, the Minister, and even the Liberal Democrats a very merry Christmas and a happy new year.