Contribution
I sort of agree. We should be pushing developers towards brownfield—that is absolutely right. Brownfield first was the policy of the previous Government, and it makes lots of sense. The key thing, which I am sure the Minister accepts, is that if we are to overcome this problem with the generational contract—that we who are housed will build houses for those who are not—there has to be a compromise. For me, that compromise has always been neighbourhood planning. Far too often in my constituency, villages and towns feel as if planning is something that is done to them. They dread the land promoter showing up to ram some inappropriate planning through. Some of that compromise can be about beauty, and I lament the fact that the design standards were taken out of the NPPF and that that word is not used. [Interruption.] I welcome the Minister’s nodding—that is great.
I have often said that in my constituency—for Members who do not know, it is 220 square miles of beautiful chalk downland—if developers would build thatched cottages, we would have thousands of them. People would be more than happy for developers to build villages such as St Mary Bourne all over the place, if they look beautiful and fit in. Unfortunately, we get the same ersatz development that everybody else gets around the country. We need to crack that. The other thing is putting planning in the hands of local people, and I hope the Minister will try to preserve that principle in the Bill.
My third point, briefly, is about an omission in the Bill that the Minister and I have discussed before, which is the problem of undeveloped consents. My concern is that the Bill will stimulate the land promotion industry and stimulate lots of applications. However, as the shadow Minister pointed out, when the housing market is flat, stamp duty is at penal rates, when interest rates remain stubbornly high because of Government borrowing, and when the development industry is crippled by taxes, we will not get the level of development that the Minister aspires to—certainly not towards the 300,000 a year target and 1.5 million by the end of the Parliament. Instead, we will see a stacking up of consents, as we have seen in some parts of the country already, where there are thousands and thousands of undeveloped consents. The industry will bank them. In the absence of a market into which it can sell, it will occupy itself by banking the land for times when hopefully things will come good.
Similarly, I am afraid that we will see some of the large infrastructure projects going through the process—the Minister and I are keen to see them accelerated—but people waiting for more propitious economic times to bring them forward, notwithstanding the lack, therefore, of the facility to the British public. I urge him to consider, as he looks to the next stage of his planning reforms, what he will do on undeveloped consents. I think I have said to him before that the Government should force local plans to have a 10-year housing supply that also takes into account granted consents. Then, developers can see a 10-year horizon, as can local authorities, but they also can see that if they want a life beyond 10 years, they will have to start developing that which they already have. If we deal with that issue, we will also deal with quite a lot of the resentment people feel when they see particularly large-scale planning applications coming forward. They ask, “We’ve already got 400 down the road that haven’t been built. Why do we have to take another 400?” Of course, the local council has to put huge amounts of work into the local plan, notwithstanding the fact that it might already have a five-year supply that has been consented but does not count toward the future target.
This is a problem that Governments, including my own, have struggled with for some time, and it is one I struggled with when I was Housing Minister, but I hope the Minister will give some thought to at least giving councils the option of having a 10-year supply in which granted consents count. He might well find that he gets a lot more houses built.