PARLIAMENTARY DEBATE
Building Out Extant Planning Permissions - 30 October 2019 (Commons/Westminster Hall)

I beg to move,

That this House has considered building out extant planning permissions.

It is a pleasure, albeit a surprise, to serve under your chairmanship, Ms Nokes.

I am here to talk about planning, which is often a contentious issue for our local councillors, and particularly for local authorities that are developing local plans, especially in constituencies with significant areas of green-belt and other protected land. Some 89% of Guildford borough and 60% of Waverley borough is in the green belt; and 36% of Guildford and 53% of Waverley is in an area of outstanding natural beauty.

In Guildford, we are very short of homes. We have around 3,000 people on Guildford Borough Council’s waiting list, with thousands more unable to buy a home due to excessively high prices, and we have correspondingly high rents. However, in Guildford and Cranleigh we need to build more homes in the right areas, with good transport links and all the necessary infrastructure, without increasing the risk of flooding, while protecting our green belt. To do that, we need investment from Government and developers.

I am sure that many Members of this House and I could spend several hours discussing the need for more homes, including more social housing and more homes that people can afford, and where those homes should be built, but I asked for this debate on a narrower area. Once local authorities have had the arguments about local plans and planning permissions—and they do have torrid arguments about them—and permission has been given, what powers do local authorities have to get the homes built? How can they get the much-needed infrastructure?

In Guildford in 2018-19, the number of homes built was 284. There is a requirement for 518 this year and 928 in 2021-22. In simple terms, that will only cover the backlog of unmet need. There is also a need, year on year, for 570 so-called affordable homes—although what is called “affordable” in Guildford is not affordable in many other parts of the country, or even in Guildford itself, so the word is open to some debate. However, taking into account that development will provide 40% of the overall housing figure, year on year, Guildford will be short of affordable homes until we reach more than 1,000 new dwellings a year.

Schemes such as Weyside urban village are subject to a housing infrastructure fund or HIF bid, which we are still waiting to hear about. We were told by the Ministry of Housing, Communities and Local Government that this was an oven-ready scheme, but still we have not heard back on that, and the Government have recently put up interest rates on local authority loans from the Public Works Loan Board from 0.8% to 1.8%.

Despite my having had numerous meetings with Ministers from the Department for Transport and the Ministry of Housing, Communities and Local Government, Guildford’s infrastructure, both road and rail, is under extreme pressure, as is the two-lane stretch of the A3. That affects many more constituencies than just mine; it affects everybody south of Guildford. Developers will build only where there is a commitment to the delivery of infrastructure. Builders simply will not build without it; they go elsewhere, where it is easier to build.

In Cranleigh, in Waverley borough, a total of 7,640 permissions have been given since 2013, but only 1,906 homes have been built. Cranleigh is required to build 1,700 new homes over the local plan period, which is from 2013 to 2032. Of those, 1,600 have been granted permission. The largest sites in Cranleigh account for 1,348 of those dwellings, of which only 168, or 12%, had been built as of 4 September.

The figures are pretty shocking. A permission for 425 dwellings was granted in 2016, but only eight of those plots are complete; 136 dwellings were given permission in 2014, and only 69 of those plots are complete; 75 dwellings were granted permission in 2017, and 38 of those plots have been developed; 265 dwellings were given permission in 2015—four years ago—and none of those is complete; an application for 54 dwellings got permission in 2017, and of those, we have only one show home; of 125 dwellings given permission in 2015, none is complete; and on one site, where 149 dwellings were given permission in 2016, and 119 in 2018, only 52 plots are complete. As I say, developers will build only where there is infrastructure, but these permissions are crippling Cranleigh.

Cranleigh is in the countryside, beyond the green belt, and although I do not want to see building on the green belt—none of us does—we end up with development pushed on to the countryside beyond the green belt, with no account taken of sustainability, environmental protections or feasibility. Cranleigh is a wonderful village, but it has precious little transport infrastructure and no realistic means of achieving it. That has an impact on housing delivery, and developers want to keep prices high, well beyond the reach of many. Build-out is slow. I could talk about the inappropriateness of the development in Cranleigh, but that would take me into another Westminster Hall debate.

Local authorities simply do not possess enough tools to force the hand of developers. The housing delivery test is based on the completion of new dwellings, rather than planning permissions granted. In granting planning permission, local authorities can set shorter time periods in which the development must be begun, but as starting a development can mean as little as commencing an access road, or creating a hard-standing for the parking of vehicles, those time periods mean precious little. Local authorities have no carrots and no sticks at their disposal.

I congratulate the right hon. Lady on securing this debate. I am trying to give her a break to maybe take a mouthful of water, but I am interested in what she thinks those carrots and sticks could be.

I thank the hon. Gentleman for his intervention. I will come on to exactly that; I have a few ideas.

There are numerous options available to Government to make a real difference in getting the homes that we need built. We need houses that people can afford in areas such as Guildford and Cranleigh, where prices are eye-wateringly high—the average house price in Guildford is more than £550,000—and socially rented homes. However, it sometimes feels as if successive Governments are simply unwilling to do anything that will upset the developers’ apple cart.

The options that could be available to Government include requiring developers of strategic sites in local plans to come forward with a full permission application. They already have the benefit of being in the local plan—a factor that carries significant weight when it comes to granting permission. They should have to come forward with a full application. The pretty development pictures that we see at the outline stage, which are generally in watercolours and made to look a bit like something out of a storybook, are rarely carried through into reserved matters.

Phased development on larger sites should be agreed in advance between the developer and the local planning authority and written into the section 106 agreements, so that the LPA has a more realistic idea of what will be delivered. Currently, provision of affordable housing is written into any agreement, but if all housing is viewed as a social benefit—I think all housing is a social benefit—we could include phased development targets, particularly on strategic sites, in local plans.

Starting a development should involve completing a dwelling, not just putting a bit of concrete on the land. Once the developer has committed money to laying on services and so on, they are more likely to continue. Council tax could become due on every dwelling, whether completed or not, based on agreed delivery rates. There could be compulsory purchase by Government of sites that had not delivered over, say, 10 years. There could be a higher rate of tax on land banking by non-building companies that push up the value of land. We could apply heavier taxes on developers’ land banks that contain more than five years-worth of house building, based on their current build rate. Developers can make money selling on plots rather than building houses; we need to capture more of the uplift value of the land, so that house building becomes the better option. We could decide not to sell public land to developers. Land capture value should be captured for the benefit of the public, not for plugging funding gaps.

Local authorities face significant sanctions for not building homes in housing development targets; developers that do not build have none whatever on them. The only cost that they bear is the cost of interest on loans that they acquire to buy the land. In fact, it is not uncommon for developers to build out just short of their targets but not up to the trigger points. For instance, I recently heard a story of a developer from whom significant amounts of money were due when it reached the 300th house—money that was critical for the infrastructure for a large site. But the developer stopped at 299. None of the other developers building on that strategic site was prepared to go ahead without that infrastructure.

I cannot see, despite protestations from many people, any real action from Government. You, Ms Nokes, raised with me an interesting point about Romsey brewery. This is a long-running case in Test Valley. The last brew was on your 11th birthday on 26 June 1983. Every time it looks like development is about to make progress, it stalls. There are residents on a site that has been partially developed for years and years. There is a similar site in Guildford; it was demolished in, I think, the 1980s. It stands right in the town centre—minutes’ walk from the station—but nothing is being built on the site. In an area such as Guildford, where, as I said, 89% of the borough is green belt, it is criminal that people who need homes—socially rented homes, homes to rent, and homes to buy at prices that they can afford—see that site sitting empty.

If we want more homes, at the very least Government need to help local authorities to deliver the infrastructure and penalise the developers, or give them significant incentives to get on and build the houses that are needed. We need the Government to take action so that we get truly sustainable development—not just development anywhere, but development that allows rewilding of our countryside, for example, and enables building on brownfield land. I am thinking of sites such as the Romsey brewery and the Plaza site in Guildford.

Guildford will remain unbuilt on for years and years unless Government do something. I know that this Government have, and previous Governments had, the best intentions. What I would like to hear from the Minister and perhaps the hon. Member for Stockton North (Alex Cunningham) is some ideas about how we get things to happen in the foreseeable future, not five years down the line.

It is also an unexpected pleasure for me to serve under your chairmanship, Ms Nokes. I thank the right hon. Member for Guildford (Anne Milton) for securing the debate. There is no doubt in my mind that the failure of developers to get on with the job and build the homes for which they have permission is a major factor contributing to our failure to meet the needs of people in this country.

The right hon. Lady talked about high demand for property in Guildford and real shortages. That is reflected across the country and even in the north of England, where land prices are of course less expensive. She made a comprehensive speech, and my speech will reflect much of what she said. There were interesting comments particularly on affordability. Of course, we have very different markets across the UK. I do not know what it costs to buy a three or four-bedroom house in Guildford, but if someone comes to Stockton-on-Tees, they can buy a brand-new four-bedroom house for under £200,000.

In Guildford it varies slightly, but I think the average house price is about £580,000.

There we have it—the absolute difference between different marketplaces. If someone wanted to buy a small, two-bedroom apartment in my constituency, they could buy one brand-new for under £90,000.

[Geraint Davies in the Chair]

My point is that if we had investment in the north of England similar to what there has been in the south—investment in infrastructure and in business development —perhaps people would find tremendous advantages in heading north and living there, where the standard of living can be much higher and people have so much more disposable income even after they have paid their mortgage.

The problem is that this country is facing a housing crisis. There are 126,000 children without a home to call their own. Rough sleeping has more than doubled since 2010. Home ownership among the under-45s has fallen by 900,000 since 2010. More than 1 million people are on council waiting lists.

Labour has made many commitments on how we will address the housing crisis. We will launch the biggest council building programme for a generation. We will build for those who need it, including the very poorest and the most vulnerable, with a big boost to new social rented homes. We will stop the sell-off of social rented homes by suspending the right to buy. We will look closely at how local authorities deal with land—how they sell land if they need to sell land. The right hon. Lady talked about that, and we will look closely at how we contain the value and the price of land. We will transform the planning system with a new duty to deliver affordable homes.

We also want to encourage greater use of brownfield sites. I mentioned the site in Stockton where someone can buy a four-bedroom house for £200,000. I visited that just last week. It was a brownfield site—a big joinery company used to be on the site. People are starting to build there, so I hope that the centre of Guildford might see a similar development in the near future.

I think that you might be a little indulgent, Mr Davies, if this is quite a long intervention. The hon. Member for Stockton North (Alex Cunningham) has spoken about brownfield sites, and my right hon. Friend the Member for Guildford (Anne Milton) mentioned, on my behalf, Romsey brewery. Our big challenge there is that that is the only remaining brownfield site in the centre of Romsey, yet because the developers have started the build, there are no additional powers to force them to build it out. Would the hon. Gentleman like to expand a little on how he sees a future in which levers can be applied to developers where they have the permission and have started the build and where compulsory purchase is not possible, for a wide variety of reasons, including the fact that every time the council comes close to compulsory purchase, the developer simply starts building one more unit? Does the Labour party have any great suggestions on how we might resolve such situations?

I will develop that point later in my speech, but we believe that we could impose penalties in that situation. If developers were failing to develop the land, we could tax the land in a particular way so that they could decide either to pay the tax or to get on with the development.

A Government can take many actions to alleviate the housing crisis, but of course the real answer is to build more genuinely affordable homes. To truly address homelessness of all kinds, we need those affordable homes for people to live in. To enable more young people to buy a house, there needs to be the stock available at a price that they can afford. My researcher, Kerri Prince, lives in Greater London and is saving desperately to buy a house, but she needs £40,000 or £50,000 to put a deposit on a house, so it is almost an impossible task for her.

Does the hon. Gentleman share my concern that the problem when Government put money into the housing market—to take his example—is that they simply push the price up?

The answer to high prices is to provide more homes and drive the prices down, and our ambition is to do that, and not just for younger people. We need to ensure that older people have adequate housing; it should be designed specifically for them so that it is suitable. We need to build more for the elderly as well.

Unfortunately, it is not as simple as giving developers planning permission, as the right hon. Member for Guildford outlined. We have situations where planning permission has been given and building has begun, but residents in the locality are left with an eyesore of a building site for many months, or even years, due to the project being suspended or halted. There is no requirement for developers to finish the building and bring the project to completion, and there are no deadlines for the building to be completed. She gave lots of examples of developers failing the people they are meant to be providing for.

Does the hon. Gentleman concur that the imperative, therefore, is to have deadlines by which development must not only begin, but be completed? It affects not only residents in the locality but, in many instances, residents who are already living on the site.

I concur with that. We see this tremendous race by developers to acquire potentially lucrative land, yet they might not be equipped or ready to develop it. They might not have the resources or labour to get on with the job. They have complied with the planning permission by starting to build. As the right hon. Member for Guildford said, that could just be an access road. They know that they can simply pause the project indefinitely. This is not how our processes should work. We desperately need that housing for people to live in.

Some developers get their hands on the land and then fail to build even one house within a reasonable timescale. The developers always get what they want but, for many reasons—probably related to their projected sales, income and profit generation—they chose to go at a pace that suits them, not the need for new homes. We believe that councils should be given “use it or lose it” planning powers. They should be able to levy the tax that I mentioned on sites where planning permission has been granted but it has not been built out in a reasonable timeframe, or where the building has begun but been halted for the long term, so the homes do not get built because it is not convenient for the developer to do so.

At the planning permission stage, we could place more stringent timetables on when parts of the development should be delivered. That would result in a minimum number of homes being developed within fixed timescales and would not leave the early inhabitants living on a building site for years on end. I know that major developments can face uncertainty and setbacks, but I am under no illusion: some developers enter the process in the full knowledge that they will abandon the land for a time, depending on their own needs and processes. For me, that is not on.

Local authorities grant planning permission in good faith, to provide homes for their residents. Some developers may hold up the delivery of the houses for the sake of profit, as prices may have dropped, or they have been unable to increase them as much as they claim they need to. For too long we have tolerated profits for developers being put ahead of housing for the many. We should be much stronger on regulations and the planning system for delivering new affordable homes.

Last week, during a visit to Sheffield, the Minister spoke about a corridor of prefab house building factories across the north of England—a bold and welcome vision—yet it was a shame to hear that most of the £38 million to boost construction went to councils in the south. That seems to be the story with this Government: investment for the south while the north continues to be disregarded and discounted. I hope that the Minister will have tough new measures to announce.

The hon. Gentleman lives in a very different part of the country from the constituency I live in and serve. He may be interested to hear that we in the south-east, particularly in Guildford, feel that all the money goes to the north of England, particularly the infrastructure money.

That is a fascinating comment. Just look at Crossrail, investment in the Underground or investment in HS2, which is supposed to go to the north—we do not know when it will reach Leeds, never mind the real north, which is Teesside, Durham, Newcastle, Berwick-upon-Tweed and then my homeland of Scotland. When we see Crossrail-type investment in infrastructure in the north, perhaps I will be able to come around to the right hon. Lady’s way of thinking.

I hope that the Minister will announce tough new measures that outline how she thinks we can bring these housing developments to completion within a reasonable timescale. That must include measures to support councils in getting the required level of affordable housing to ease their waiting lists; measures to be firm with developers who are sitting on developments with no completion date in sight; and measures to be tougher during the planning permission process, to give councils the assurances they need to grant the green light.

Our housing and planning systems are long overdue an overhaul. Over the past decade, this Government have failed on housing on all fronts, so it will fall to the next Labour Government, in a few weeks’ time, to deliver the change that is needed.

Before I entered politics, I worked with social housing providers in inner London for 15 years. I disagree with the hon. Member for Stockton North (Alex Cunningham). I think the right to buy gives people an opportunity. I know more than one person who has been able to build a life and meet many of their dreams and aspirations, because they could buy a home. The problem is not the buying but the fact that another home must be built in its place for people who want to rent. The right to buy inherently gives people an opportunity and allows them to get on in a way that other things do not.

The Minister will be as aware as I am of the vast number of homes sold under the right to buy that have ended up in the private rented sector because people have sold them and moved on. Many of those people have ended up back in the rental sector, so vast numbers have not really benefited from the right to buy. The important thing is to have more homes, but the Government have failed over many years to provide new homes for each one that they have sold.

I thank the Minister for indulging me, since we have quite a bit of time. I would just like to mention to the hon. Member for Stockton North (Alex Cunningham) that when I was on Reigate and Banstead Borough Council I knew a Conservative councillor whose family had been homeless. He had had an abusive father who used to beat up his mother. His mother bought her flat under the right to buy; they sold it and bought a pub, and that was the making of the family. I could tell many more stories along similar lines. It gave the family an opportunity to come from being homeless to owning their own business, running a pub and giving their children all the benefits that they wanted to. That was why he became a Conservative councillor.

It is good that more homes are being built, but does the Minister acknowledge that the Government have failed to meet their own targets almost every year?

The Minister’s statistics may sound impressive, but does she share my concerns? I live at Chelsea Bridge Wharf when I am in London, and each night I pass all the huge new developments and properties that have been built. Although they have been there for several years, most of the lights are off all night. The properties that the Government boast have been built are not occupied, but owned by overseas developers and others who just want them for their value. That does nothing to put people into properties.

Has the Minister looked—I personally have not—at whether we can do more on building regulations to ensure that we make a positive difference to the impact of housing on the environment?

Does the Minister agree that building eco-homes and homes fit for the future will sometimes take real imagination? It is not just about building regs; it is about looking at ways of developing really imaginative and forward-looking homes that fit into the landscape. We need to provide beautiful homes in a way that does not necessarily plaster our countryside with bricks and mortar, but that uses imaginative building materials, so that they are not only environmentally friendly and cheap to run, but sit well in our landscape.

It is great that we agree on so much across Parliament as far as housing development is concerned, particularly on the greenhousing issue. I have met developers recently, and I keep pressing them on ground source heat pumps, air source heat pumps, solar and everything else, asking them why on earth are they not starting to adopt these new technologies. They tell me that it is because the market is immature, and they cannot get the quality of product that they require, and even if the quality of product was there, they could not get it in the quantity that they require. The Minister talks about encouraging the development of these industries, but what will the Government do to encourage that development, so that these industries have the supply chains that they require?

There is a site like that in Guildford; the brewery site in Romsey would be another. What will the Government do to make these developers build on them now?

I do not want the Minister to give away any surprises from the Conservative manifesto, which I am sure will be brought forward soon, but perhaps she could reassure me that it will have some highlights from the planning Green Paper. I also hope that she will address the point that in Cranleigh, which has to build 1,700 homes by 2032, some 1,600 planning permissions have been given. Perhaps she can give me some insight into what powers local authorities will be given to ensure that these properties are built, so that local authorities are not penalised when unmet need is looked at.

In the meantime, permissions have been given, but the homes have not been built and the local authority is penalised. That does not seem to be quite fair, so local authorities urgently need a tool that they can use to ensure that properties for which permissions have been granted are built, or local authorities should not be penalised.

Does the Minister see an opportunity for retrospective powers to be granted to local authorities to tackle the specific problems outlined by the right hon. Member for Guildford?

This point is absolutely crucial. I have listened with enthusiasm to the Minister’s comments about the accelerated planning Green Paper, because there is much to welcome there. However, on the retrospective point, the power going forward is pointless when it comes to the Plaza site in Guildford or the brewery site in Romsey. We want something that has been outstanding for the best part of 40 years to be tackled now.

I thank the Minister for giving way again. I want to reassure her that in sites such as the Romsey brewery and that of my right hon. Friend the Member for Guildford, it is not about remediation, infrastructure or any outstanding obstacles; it is about a developer who simply finds it more economically convenient not to build than to build. I am very frustrated that what we are hearing from the Green Paper is that there will be lots of carrots and sticks for future development, but nothing that helps now.

I feel that we are giving the Minister a rather hard time, with only a few people speaking. However, I mentioned in my speech the housing infrastructure bids that Guildford has for the Weyside urban village. Interestingly, it has around 1,000 homes and nobody objects—it is one of the few large sites that nobody objects to. When the bid went in, officials in the Minister’s Department said that it was oven-ready—ready to go—yet Woking has got £90 million of HIF money on a scheme that is not ready, so can she perhaps write to me in the days before Parliament is dissolved to let me know whether Guildford is getting the bid and, if not, why not, because the scheme is oven-ready for around 1,000 houses?

It looks as though the Minister is moving towards the idea that we should have retrospective powers for local authorities to ensure that the sites are actually built out. Perhaps we could find a way to compel them to work in partnership with other organisations, such as housing associations, in order to allow them to develop a site if the developers are not prepared to get on with it.

We have heard examples this morning of sites sitting totally empty for donkeys’ years with nothing happening. People have tried to work with developers in the examples that we have given, but nothing has happened. Surely, eventually, you have to remove the carrot and apply the stick.

It is not quite relevant to the debate, but I am sure that the Minister will agree that the Government’s changes to the apprenticeship system have had a significant impact. I could not agree more that we need a lot more smaller builders. They can now get the apprentices they need and train up the workforce they need by using the apprenticeship levy, 25% of which can be passed on to them by those who pay it.

The Minister is of course right that we must encourage young people into the construction industry, but that takes time. What meetings has she had with the construction industry to discuss how they will manage to fill the gap that there will be in construction when free movement ends, to ensure that the current impressive rate of build will continue?

Unemployment in the north-east is up by 15,000 in the last year, which just shows the imbalance in Government investment. The Minister managed to answer a previous intervention that I had planned before I could make it, but I am interested in what she said about how much we can agree on regarding bringing small builders back into the industry. We have heard about other sites this morning. There are sites across the country that are not being built out, so surely there is an opportunity for small builders to work in partnership with larger companies. Alternatively, larger companies could release the parts of those sites that they are not prepared to develop, in order to let small builders enter the market, build homes and satisfy the housing crisis.

I thank the Minister, who has been very patient. Having been a Minister, I know that debates are generally more difficult when there are lots of Members present, but it is also quite tricky when there are only two Back Benchers contributing.

The key point is that we want to protect our green belt, but that does not mean simply pushing housing on to the countryside beyond the green belt, which is the case in Cranleigh. It is not sustainable; it is not the right place to build homes. All these planning permissions are being given but the homes are not being built, and unless something happens soon, Waverley Borough Council will be penalised for that.

I appreciate that the Minister is going to be bringing forward a Green Paper, but I, like many members of the public, get so frustrated: “A Green Paper? Goodness gracious me, when is something actually going to happen?” It feels like a long way ahead, so I urge the Minister to look at some small things that could be done. I know that the housing market is complex, and that Governments have to be careful about where they interfere in it because that can have unintended consequences, but council tax on undeveloped planning permissions is one small thing that might alter the balance of the economics for developers, and get them building.

There is another thing I urge the Minister to do. Governments always talk about joined-up working, but they never join anything up. That is not a criticism of the Minister, but she and her colleagues in the Department for Transport need to work closely together, because in an area such as Guildford—I am sure this is the case in Romsey, too—we have to get transport and housing lined up.

Turning an inter-ministerial group into actual action can be quite a frustrating business, but it is a start. I would also include the Treasury in that. The Treasury looks only at income, but it is quite important that it also takes account of the social benefits of certain things it does. If that were put into the mix, the Treasury would look at its figures in a different way, because there is a clear social benefit.

I thank you, Mr Davies, for your patience, and I thank the Minister and the hon. Member for Stockton North (Alex Cunningham). I look forward to receiving the Minister’s letter about the HIF bid within the next couple of days.

Question put and agreed to.

Resolved,

That this House has considered building out extant planning permissions.