Gideon Amos

My hon. Friend makes a massively important point—absolutely, they should be statutory consultees. He gives me the opportunity to raise an even more serious concern. From careful reading of the Government’s snappily titled consultation on statutory consultees, alongside the ministerial statement of 10 March this year, it appears—I hope the Minister can put me right—that they are considering cancelling and withdrawing the direction that prevents councils from granting planning permission, against the advice of the Environment Agency, in flood risk areas. They are certainly consulting on that basis, so I hope the Minister will clarify whether that is the intended approach and how many homes in flood risk areas he expects will be permitted, against the advice of the Environment Agency, if they go ahead with that change. It is a very serious matter and could affect areas across the country—not only Rockwell Green in my constituency, but places far further afield. My hon. Friend the Member for Honiton and Sidmouth (Richard Foord) made excellent points about the need for cumulative impact to be properly considered. My hon. Friend the Member for Horsham (John Milne) felt that plan-led development in his constituency was in jeopardy. I agree: after yesterday’s announcement, I feel that plan-led development is in jeopardy everywhere. The Saunders Lane development in Woking is a classic example of where proper consideration of cumulative impact is required. The Liberal Democrats would pursue a different approach. Cognisant of the market conditions that exist in relation to private house building, we would focus on public investment in a programme of 150,000 social and council rent homes. In fact, we have never met the housing figure of 300,000 per year, except when we have had a big programme of council and social housing. With that element missing, private house building has bubbled along at more or less similar levels; third sector housing has increased somewhat. The big missing element has been council and publicly funded social homes. For the reasons that I have set out, without a massive injection of such homes, we cannot rely on private house builders to increase supply in any meaningful way, however many permissions above and beyond the 1.4 million homes that have planning permission already, but are not being built, are given out. That figure, as my hon. Friends have explained, so clearly and starkly demonstrates why the challenge is not the issuing of planning permissions, but how to get those permissions built out. We urge the Minister to use much stronger “use it or lose it” measures to tackle unbuilt permissions. I welcomed the statement that he made in the summer about taking forward such measures, but we have yet to see anything really happen in that regard. We need to remember those who cannot afford homes, and that however many private house builders provide more private homes, 99% of them will be out of reach of people who cannot afford a first home. That is why we need there to be social homes, but we also need a new generation of rent-to-own homes, so that people can get on the home ownership ladder at an early stage in life. With that, Mr Twigg, I once again wish you a merry Christmas.