Contribution
I have learned over the years not to look a gift house in the mouth. This is a positive step forward. No doubt other steps could be taken in future, but this is significant in enabling the system to be far more sustainable than it has been of late.
There must always be a role for local expertise and knowledge in planning decisions and democratic oversight, but that does not mean that the way we have always done things in the past needs to be the way we do it in the future. Indeed, it does not mean a better or fairer outcome, and a longer process is not always a better one. I am sure that we all have experience of planning decisions, both nationally and locally, that have taken a long time to produce the decision we all knew would be the final decision from day one, and that in no way meet the needs of residents or our community. Planners tell me that planning is a matter of balance, and in this Bill, the Government balance all the relevant considerations well.
Another example of delivering balance is in dealing with nature. Crawley has the second worst housing crisis in the country, and during my time as leader of the council, I delivered over four times the number of units as our centrally assessed Government housing target. I point out that targets are a floor not a ceiling—they in no way restrict future development.
That came to an end when Natural England unilaterally imposed water neutrality restrictions on all development in north Sussex—an area that, according to the figures, has a larger economy than most of our core cities—on the basis that it had concerns about the wellbeing of the little whirlpool ramshorn snail. As a result, since that time, housing delivery in my area has ground to a halt and economic development has been hampered, and Members would not believe the level of debate taking place on Facebook about whether Taco Bell will ever open. All the while, we are waiting for our local water company to build the water infrastructure that has been desperately needed for some time.
I have nothing against little snails, but the consequence of that decision is that, until Natural England feels that its needs have been satisfied, almost 2% of my community is trapped in temporary housing at huge cost to the public sector—not to mention the enormous human cost to those families. The ability to improve our natural environment alongside development is a vital part of being able to avoid forcing a conflict between human and environmental need. The offsetting process that the Bill delivers is exactly the change that we require.
I am also pleased to see in the Bill the development of spatial development strategies, which are a vital part of ensuring that housing needs are addressed beyond the limitations of any single authority. Anyone who has dealt with the current duty to co-operate system will recognise that it is largely a paper exercise that in no way actually delivers the housing required across sub-regions. Spatial development strategies overcome that in a coherent and planned-out way, and at a level far closer and more democratically accountable to residents than the old regional spatial strategies—a significant improvement.
This Government are finally giving the planning system the modernisation that it needs, and I very much hope that they do not stop now. With that in mind, I will end on a topic of great concern to me: affordable housing. The NPPF is right not to set out strict affordability requirements for local plans, given the differences in local viability, in addition to setting out a 15% additional requirement for greenfield land. New towns will no doubt have a significant role to play in delivering new affordable housing, as will the relatively small amount of funding allocated so far, but I believe that much more needs to be done to deliver the number of affordable homes that are needed. Although I could bore the Minister with many suggestions, I will focus on sub-regional planning through the new spatial development strategies.
Housing is not merely a numbers game. Other factors matter, not least the size and cost of housing. Although there are mechanisms for delivering overall housing numbers, in areas such as my own, where the duty to co-operate is facilitated, meeting those numbers very often delivers housing that is neither affordable nor the right type and for which there are no allocation rights. I very hope that the Government will correct those issues in their work.