Rachael Maskell
MP for York Central · Labour (Co-op) · United Kingdom
“I welcome today’s statement and I welcome the Secretary of State to her place. York hospital was heralded as a cheap build, but we are paying a heavy price today. We know that heat in that hospital will have an impact on clinical outcomes as well as on staffing.”
“The conflict is moving beyond traditional warfare; we are now seeing extensive drone use, mercenaries being brought from Colombia, and the exchange of money too. We also know that Russia has its own interests in weapons and gold. We must look at the minimal interest in Sudan and the developments in Port Sudan at this time.”
“When we think about the fact that 33.7 million of the Sudanese population are in need of humanitarian assistance, 13 million have been displaced, 19.5 million are at levels of food insecurity and need urgent attention, and there are 8 million children who are not in the safety of school every day, getting their education, which will fuel…”
“Will the Minister tell us what progress has been made in that area, how that money has been spent and its impact to date? As we see increasing brutalisation in war, we have to focus even more on how we use international law to hold actors to account, and on the pace of that process, because it takes forever and a day to bring people to ac…”
“In the assault on El Fasher in particular, we saw the systematic raping of women, the burning of people and places, and the escalation in the next chapter of the civil war that has raged since April 2023.”
“It is a pleasure to see you in the Chair, Dr Allin-Khan. I congratulate my hon. Friend the Member for Gillingham and Rainham (Naushabah Khan) on securing such an important debate.”
The complete record
Every one of 5,723 lines we hold for Rachael Maskell, in date order, each linked to its source. Free to read, in full, without an account. Page 44 of 115.
“Q Thank you ever so much to the witnesses. In representing York, I certainly understand the importance of archaeology, so I emphasise the point that has been made. Will you elaborate further on whether there are any omissions from the Bill or anything that could be added to help protect our archaeology? If I may, I will go to you, Ms Glithero-West. Lizzie Glithero-West: Excellent—yes, of course. I have mentioned a list, particularly in relation to clause 92. There is always more that we can do. It is not an omission but an opportunity—that was the point about sites without structure and the list that is in our briefing. What I would like to turn to, which is very much related to this—and which is less an omission and more an area that we think needs scrutiny—is the environmental outcomes reports.”
“We know that if we are to meet net zero, a third of that effort has to be delivered by nature-based solutions—so, finding space for land to sequester more carbon through better agricultural soils, and through more trees and wetlands. If we are going to do that at the same time as ensuring that we have space for business and development, and space to grow enough food, we have to improve how we do spatial planning and we have to make those trade-offs explicit, and a planning system that is still weighted towards housing numbers over those other considerations is one that will never make those choices properly. A spatially explicit planning system that has nature’s recovery and climate change mitigation at its heart is one that would make a real boon of this Bill.”
“If you are more likely to be flooded, less likely to breathe clean air, or going to be in a place where you cannot access clean rivers or access a positive natural environment, there ought to be something of the past; that the length, quality and happiness of your life are defined by the physical environment around you. Surely that gap, having natural capital and a healthy natural environment as one of the missions that came in the White Paper, should be filled by a clear duty in the Bill—to set that as one of the missions, when they are formally set in statute. My final point is that with some of the questions about, for example, flood risk mitigation versus housing development and space for agricultural land, there are inevitably trade-offs. It is really difficult.”
“Would it not be great if the Bill were to bring that into statutory form by setting an aspiration, or a requirement on Ministers, to ensure that all sites of significant importance for nature are properly designated by 2030; and to bring in some of the exciting new proposals for things like a wild belt, a new planning designation not just to protect what we already have for nature, but to provide areas where nature could recover? On your question about the growing environmental risks that come from climate change and nature degradation, that comes back to the question of natural capital. Really, we ought to be thinking about levelling up not just geographically, but temporally: we ought to be thinking about the concerns of future generations. This is about making sure that geography does not define destiny.”
“I know that there is some suspicion about purpose clauses in Bills, and that those are not something we do in UK law, but what you could do is to set a requirement that plans and individual decisions are compatible with nature’s recovery under section 1 of the Environment Act and with climate change mitigation under section 1 of the Climate Change Act 2008. More locally, you could take a real step forward by bringing into statute some of the things that the Government have already promised. For example, we have this excellent commitment to protect 30% of land and sea for nature.”
“Q Communities are facing multiple challenges, and not just on flooding but on drought. How could the legislation be strengthened to mitigate those climate risks? Dr Benwell: It would be wonderful if climate and nature were at the forefront of the Bill. A modern planning system ought to have environmental recovery embedded in its very purpose. Some of the things in the Environment Act 2021 moved us forward in thinking about compensating for environmental harm, and indeed things like biodiversity gain set a precedent, but actually some of those big sectors have a role not just in offsetting the harm that they do, but in contributing to improvement.”
“You are absolutely right; we need a system that can identify those spaces that really matter to local communities, whether they be notionally brownfield or not. We have seen an 11% loss in urban green space over the past 15 years. Were that trend to continue, you would find more people left bereft of nature. You would find productivity falling and ill health growing, so these things are hugely important. Things like—”
“Q I will be brief. There has been a lot of talk about brownfield development first, and I understand that, but if are we talking about levelling up—you referred to the whole wellbeing of an individual—should we not also be looking at how brownfield could perhaps be swapped with some greenfield, in order to ensure that we do not build such density in urban areas, which is actually quite harmful to personal wellbeing and health? Dr Benwell: It is hugely important, and we need to make sure that those existing green spaces are not just little patches of grass that are full of litter and dog mess. They need to be thriving natural abundant places that people can go and enjoy and find solace in nature.”
“A local landowner might be more likely to put forward a piece of land for affordable housing if they know it is going to stay in the community, for the community, so there are policies such as those that can be used. I agree with Gavin: it is really important that the local authority has a good evidence base of what is actually needed, so that when it is making decisions on schemes coming forward, there is an opportunity to argue for the social mix that it wants to see, including affordable housing. I also think there is a role for different actors in the housing market: who is actually coming forward with proposals? What is the role of Homes England in terms of its land assembly role and its partnership role with local authorities, and how do we get HE more in the mix in its place-making role, as well?”
“In that sense, the planning system is something of an intervention to prevent what one might describe as a kind of market failure, which is that the housing market will not deliver the housing we need without being provided with a degree of direction. It is as much about what happens in implementation as what is actually in the Bill and the quality and strength of local plan-making behaviour. Kate Henderson: There are already tools in the planning toolbox that enable local authorities to deliver different types of development that are right for their area. One example is rural exemption sites. I know your constituency is in York, so you are not necessarily rural, but our rural areas often have high land values and pressing affordability issues. The rural exemption policy enables affordable housing to be developed in perpetuity.”
“Q In areas of high land value, how do we bring forward sites that are not built just for investment—Airbnb, asset homes and second homes—but are built to meet local need? What measures would you add to the Bill? Gavin Smart: I do not know about adding measures to the Bill, but it is about the quality of local plans and the quality of local decision making. Going back to Kate’s point, it is about making sure we are operating on an objective assessment of need. We need to be sure that in our plans we are delivering the housing that is required for the whole community, rather than simply housing that can make the best return.”
“Many developers are very socially responsible, but those who choose not to be can use the viability assessment process to drive affordable housing out of new housing schemes, which is not something that we would want to see.”
“That is not about the legislation piece, but about how we upskill and empower local government to make sure they are getting the best possible deal for the community. Gavin Smart: Without wishing to repeat myself, I support what Kate said. When working up an objective assessment, need is a very important place to start from, because it gives robustness to local planning. I have made the point about local authority capacity already, but Kate is right that they need to be able to compete on an equal footing with the developers they are negotiating with. That is where the really hard discussions about scheme viability take place, and you want local authorities to be approaching that with the same skillset, the same ability and the same resource, because if they are not, it is not an even playing field.”
“The commitment to deliver and protect housing delivery at current levels should reflect objectively assessed housing need for affordable housing, so having that in the Bill would be hugely welcome, ensuring that we enshrine that protection for the delivery of affordable housing. On the practicalities of viability, this is not about legislation; there is a really important resource point. Local authorities need to have the skills around the table that put them on an equal footing with the private sector when they come in and negotiate on viability, which has been a real challenge for overstretched, under-resourced local authorities in some parts of the country. They have not been able to have an equal footing in those negotiations on viability.”
“Q How do we ensure the viability of a site for development? Are measures just too short term, and should we be looking longer term? Is there anything we can put in the Bill to ensure we do that, to get the right kind of housing into the future? I am particularly cognisant of the comment made about maintaining the target of housing developed, as opposed to looking at what is actually needed within a particular community, the type of affordability or social housing. Kate Henderson: That is a great point: the point about how we define current levels is vitally important.”
“Last Friday I was able to celebrate with the Environment Agency the investment of £45 million into flood resilience in York and the £38 million on the completion of the flood barrier. However, that came with a 17-year warning that unless investment is put upstream we could be here again by 2039. What steps is the Minister taking to address the upland resilience we need for the future?”
“A year later, in April 2022, 8,730 UDAs were delivered, fewer than the year before, and yet the requirement was for 95% of UDAs to be delivered. Instead of the number of my constituents accessing NHS dentistry going up when the number of UDAs that were expected to be delivered more than doubled, it has gone down. With 965 fewer UDAs, despite a doubling of the expectation, will the Minister explain how my constituents are meant to get access to services? Fewer than half my constituents have seen a dentist in the last year. Of course, dentists have offered them private dental plans but my constituents simply cannot afford that, not least because of the cost of living crisis and the housing crisis in my city. Some travel long distances and others get nothing at all, and we know about other health inequalities that are similarly embedded.”
“Next year, 75% of dentists are planning to make changes and reduce their NHS commitments. Of those, some 45% say they will go fully private and 47% say they will change career or take early retirement, so if we wait another 12 months we will be in a deeper mess than we are now. Since the start of the pandemic, we have lost 43 million dental appointments, 30 million of which were for children. In my constituency, 41% of children have not seen a dentist in the last year—they are the children who are now presenting in more acute services, requiring even more expensive interventions. To put the situation in York into context, 9,695 UDAs were delivered in March 2021, at a time when 45% of UDAs needed to be delivered.”
“The coalition Government followed in 2010 with a similar commitment, yet here we are in 2022 still making the same argument that we desperately need reform. As has already been said, this is not just something that has emerged through the pandemic; it is an issue that predates us. That is why it is essential that we have a pathway from today showing how we are going to move out of the crisis. Our constituents deserve to know what the Government’s agenda is. Two years ago, NHS dentistry fell by 13%. Since covid-19 there has been a mass exodus in my city of York, but I realise that has also occurred across the country. Last April, NHS dentistry fell by a further 19%. It is believed that since the start of the pandemic, NHS commitments have fallen by 45%.”
“It is a pleasure to serve under your chairmanship, Mr Stringer. I thank the hon. Member for St Ives (Derek Thomas) for opening the debate and making many of the points that I intended to make. The simple fact is that we do not have time for further delay. We have four and half weeks left until the summer recess, and our constituents want answers. They want answers because they need to see a dentist but they are experiencing the deficit of NHS dentistry across the country. I would add to the list of areas mentioned that Yorkshire is also deeply affected, and my city, York, is struggling. In 2009, Labour committed to reform the dental contract, realising that it was not going to deliver what it aspired to.”
“Of course, the more dentists who leave, the harder it will be to train the current cohort. Unless we see a quick increase in the number of NHS dentists, we will be in even more difficulty. That is why the urgency is there now. We must build back an NHS service for the future to ensure that we have those professionals in place. Finally, we know that integrated care systems will be taking over the commissioning of dental services next year. My concern is that Government are waiting for that moment to act. We must see action now, because the integrated care systems will not be able to solve a problem that the national Government won’t.”
“Perhaps the Minister will share that in her closing remarks, because it seems such a waste of talent when many refugees absolutely want to address that local need but cannot do so. I turn now to the future training of dentists—a point raised by the hon. Member for St Ives. I have had discussions with Hull York Medical School, which is a fabulous partnership between the two cities, and it would be prepared to help support a dental school. Of course, that would need investment, so we need proper investment for the future. To look at how that would work, I spoke to the commissioners, and there certainly is an appetite in our city to host such a school in the future. That would be helpful in bringing dentists onstream, but we also must recognise that students currently in training are struggling to get placements in the NHS.”
“Just last week, I was speaking to Ukrainians who have come to the UK. They want to work, they want to put their skills into practice and they want to have fast-track English language training so that they are competent in terms of their language skills. They want to see their qualifications passported, so that they can get to work and practise their profession. They do not want to deskill or de-professionalise. They want to learn the clinical language that they will require, and therefore to shadow dentists getting ready for practice. However, I have not seen a strategy from the Government on how we will work with refugees who have those skills and can put them to work.”
“I said that three dentists were leaving that practice; I was wrong—it is now four. That is the pace of people leaving the profession. We have heard about the wider consequences for oral health, and particularly oral cancers, for which a delayed diagnosis means the worst prognosis. Therefore, it is absolutely right that we see a move on this issue. I want to raise a couple of issues about dentists waiting to come to the UK. We know that 700 dentists are waiting to sit exams. The Government have had a consultation, which has closed, and we are awaiting a response. I am sure everybody in the House would want to accelerate legislation on that, but we need to know the Government’s plan. I hope the Minister will be able to tell us about that today. However, 700 dentists will not fill the gap.”
“The people working in dental reception areas are at the forefront of that, and I know of a practice in York that cannot recruit anyone to be on the front desk. We need significant changes to be brought forward, and that will require money and dedication. It is not just about the contract; it is also about having a complete strategy around dentistry. I have never understood why oral health was taken outside the wider NHS, and I believe that the solution to the problems we face is to have a proper NHS dental strategy and to put the NHS dental service back into the heart of the NHS. However, while we are working on those issues, we have to look at the crisis before us. In Parliament last week I mentioned a practice that has been fantastic at accommodating people with dental needs throughout the pandemic.”
“The right hon. Member is absolutely right that we have to train more dentists. One reason for that is that it takes about 10 years for somebody to be fully professionally competent and able to provide the highest level of dentistry. We must not look just at what is happening now, but into the future too. Before we get to that point, we have to look at retention and at bringing people back from private contracts and services into NHS contracts. With fewer dentists available, the toll and the mental stress felt by those who have stayed in the NHS and remained committed to it is building. Some 87% of dentists experience mental stress, and 86% have experienced abuse as a result of people being so frustrated by the time they reach the dentist’s door.”
“I am grateful to the Minister for giving way. When I wrote to her, she kindly replied and said that York could well be one of the areas for a centre of dental development. I would like to know the timescale for such considerations, and what progress has been made since our correspondence.”
“I raised the issue of Ukrainian refugees. The Minister seemed to indicate that she had a response, so could she provide it before she closes?”
“From our point of view, we are really keen to ensure that our investments build synergy between local specialisations and growth, and national capability and capacity. It is important that our investments outside the greater south-east do not in any way undermine the extraordinary powerhouse that the greater south-east is for our R&D activity, and that, rather, those two things are synergistic with one another and that the skills and specialist areas developed in particular parts of the UK work in synergy with activity in other parts of the UK. That local-national map is critical to ensure that we do not drive the negative consequences of interventions, which, as you have highlighted, are a risk.”
“It is critical to think hard upstream about the aligned series of investments being made, and to monitor and feed back, so that where the evidence begins to grow and the chosen interventions have some of those knock-on and unforeseen consequences, they are identified and rectified before things get dug in too deeply. Exactly as you say, growing those clusters is very much about creating the right ecosystem and the right sets of interactions between the different parts. That drives positive feedback and sucks in additional investment in the virtuous cycle that we are all seeking to build. That is critical. The answers are very specific and depend on the particular element of the overall system that you are looking at.”
“Q Professor Leyser, given that economic cluster development grows exponentially, what risks do you foresee of the legislation choking off development space for the growth of economic clusters, particularly inward investment on key strategic sites? Housing developers getting a quick return and receipt, for example, could choke off the opportunity to grow a cluster outwards. Professor Dame Ottoline Leyser: As I have said, this careful alignment of multiple interventions is crucial precisely because if one rushes in with a particular input, its knock-on consequences are not always foreseen, and we need to be able to respond to them and adjust accordingly.”
“Q Do you believe that there is anything missing from the legislation that could enhance economic opportunity? Professor Dame Ottoline Leyser: These are long-term problems to fix, and they need multiple concerted and co-ordinated interventions. To me, a critical element is getting long-term cross-Government commitment to drive this through to completion. That is a very hard thing to achieve in the context of our parliamentary democracy, because those interventions will last over multiple Parliaments and everybody has to be behind them. That challenging aspect is, I hope, deliverable through the combination of the Bill and the mission statements, but, as we discussed earlier, it will require relentless focus on the missions, and accountability for delivering them through successive Parliaments.”
“Collectively, for example, Andy Burnham, Steve Rotheram and I work on buses, which is the transport system that the majority of people in West Yorkshire use. We are reducing bus fares, capping single trips to £2 and making it £4.50 for a daily pass. We are doing what we can to make sure there is more money in people’s pockets and that transport works. However, it is more than a structural problem, Rachel, in that transport has to work, and Government must invest. I know that it is one of the mission statements, and I know that Government want to do it, and we can help them to do it.”
“Some of our communities were extremely badly hit by covid, particularly in West Yorkshire, because of various circumstances, and it will take us a long time to recover. However, Rachel, in direct response to your point, I would say that transport really preoccupies most of the Mayors—how can we make sure that we can get our talented people to opportunity? We have seen the HS2 Bill being laid before Parliament, and how frustrating it is for the people of West Yorkshire to see so much investment going into one side of the country, when we know that levelling up and tackling poverty are both absolutely about making sure that people can get to good jobs, and to colleges and to skills training, and so on. As the M10, we work together to try to improve transport.”
“Q Tracy, it is nice to see you again. This Bill is about levelling up, yet the different mayoralties have different powers and cover different geographical spaces, and therefore have different economic inequality between them. How do you think that real levelling up can come across all regions and indeed all nations through this legislation? Tracy Brabin: Thank you, Rachel. I would say that poverty is everywhere. It is not one region over another; it is everywhere. And poverty is expensive. Our mission in West Yorkshire—I know that other Mayors share this mission—is to close that disadvantage gap, to close the wage gap between the highest earners and the lowest, and to close the health inequalities that blight some of our communities.”
“In our devolution deal we looked at broader options, including looking at the Yorkshire level, but ultimately the discussions with Government came back to focusing on the functional economic areas around the metropolitan area of West Yorkshire. That is the geography that the legislation works most effectively on. Tracy Brabin: But we do work with and fund a number of schemes with York. Ben Still: Which is why I suspect the county combined authority model is not based on that legislation.”
“Q Do you believe that having West Yorkshire as a combined authority provides sufficient leverage to bring about the economic regeneration that you seek, or do you believe that the unit is perhaps too small and there should be a Yorkshire-wide, more combined authority? Some will be much smaller—for instance, North Yorkshire. Tracy Brabin: That is right. When there is a mayoralty in North Yorkshire, I think it will be really powerful for us all to work together collectively for team Yorkshire. It is something that I am really looking forward to. On whether that delivers more, perhaps Ben wants to come in. Ben Still: Only to say that the legislation that underpins the creation of CAs was based around the model of the functional economic area. Yorkshire and the bigger geographies have more complex overlapping functional economic areas.”
“A precept adds cost for local people and the mayoralty. What we should be doing in the MCA is saving Whitehall money, because we are delivering on the things that it would normally deliver from Whitehall and Westminster. Going forward, there are lots of discussions about fiscal powers, and there is work that we are doing in the M10 to look at that. Do you want to come in, Ben? Ben Still: Only to say that the move towards an outcome framework, as the Mayor has previously mentioned, with a multi-year funding settlement—perhaps through a spending review process directly with Treasury, rather than through individual grants agreements with individual Departments—would be a significant step forward for us and a better reflection of proper devolution.”
“Q If I may ask one more question, what additional fiscal powers would enable you to have better leverage in being able to deliver your programme? Tracy Brabin: It is not necessarily about further fiscal powers. It is about being free to deliver what our community needs with the powers that we have currently without continually having to go back to government for sign-offs and cheques and challenges when government can give us the money to deliver. There are other powers that I would need. For example, we were talking just before this call about the precept and how Mayors have the opportunity to impose a precept, but it does feel that it has to be around something that impacts on people’s lives and around policy. For example, Andy Burnham uses his precept to have free bus travel—I think it is for the under-25s or under-19s.”
“The brownfield funding, as Eamonn said, has demonstrably made a difference in our ability to assemble sites, to remediate sites, to bridge the viability gap and then, ultimately, to do what we all want to do, which is to deliver more housing, affordable included.”
“That is part of the devolution ask that we will be making around how we might work more effectively with Homes England in delivering programmes—particularly on affordable housing, and particularly on affordable low-carbon or zero-carbon housing, which is a very significant challenge. Laura Shoaf: I mentioned earlier that one of the things we wanted to do in a trailblazer devolution deal was to look at how we can use the housing and brownfield funding that we have more flexibly, to address some of the wider regeneration challenges but also to help us to increase levels of affordable housing.”
“Eamonn Boylan: I echo Joanne’s comments, but I will just make the point—I know a number of Committee members will be well aware of this—that section 106 is far less potent in northern parts of the country than in others because of the issues around viability, particularly where we are dealing with brownfield land. Most of my brownfield land has the periodic table underneath it, and therefore the costs of remediation are significant. We really welcome the Government’s initiative on the brownfield land fund, which has really helped us to unlock development, but section 106 or a replacement levy will not provide us in the north with sufficient resource to deal with the challenge of affordable housing. We need to go beyond that.”
“I will call on my colleague Eamonn to help me here, because one of the successes of the combined authority has been the revolving housing investment fund that we have used and the different models we have created to try to get better value out of all our developments and translate that into affordable housing numbers. We have had a range of success, but some of that has come from the ability to use flexible funding that we already have to support some schemes. Overall, I think we would support the proposal in the Bill, but we need to do more to look at affordable housing provision in different parts of the country, and different innovative and flexible ways to drive value in order to provide truly affordable homes.”
“Q To start, I have a question for Ms Roney. There are proposals to move from section 106 funding to a new infrastructure funding model. How will that be helpful in releasing funding to generate affordable and social housing? Where do you see the risks in that funding proposal? Joanne Roney: We have gone around the loop on a number of these different measures for a considerable time. If the outcome is to deliver more affordable housing, I think the challenge is still the variances between different parts of the country and the ability to deliver affordable housing because of the value of the land and the cost of build. So I am not sure that that will necessarily fix it, but then I am not sure that section 106 fixed it either. I think we should be having a different conversation—about how we provide affordable housing in different areas.”
“I completely support the idea that the Bill could go further in helping us with land assembly and doing more to encourage, through grants, brownfield land to be acquired and remediated, but there is also something about simplifying the process through a partnership with Homes England so that I do not have to produce a business case for Homes England, for the Treasury and to access individual grants. There has to be a more efficient way to do large-scale regeneration of swathes of land that needs to be brought back into use and put to greater purpose. That is key for the devolution asks for Greater Manchester, particularly in respect of that partnership with Homes England.”
“I have a long catalogue of projects in both housing and other areas where we have failed the Green Book benefit-cost ratio test at individual project level but not been allowed to apply it at the programme level, where overall we could have made it stack up. I think flexibility around the application of some of those rules would be really helpful in enabling us to move forward. Joanne Roney: May I can come in on the back of that to give an example? Ancoats, as Eamonn said, is one of the successes in Manchester. I am currently dealing with the north and the east of the city. The north of the city has 15,000 homes to be built across a range of sites involving a range of different Government Departments.”
“The platform for delivering that was laid by investing public money through derelict land grant 15 years before the major acceleration in housing development took place; the market took that time to recover post-recession and to move forward. It is not only the availability of resource; it is our ability to invest at the right time in order to trigger affordable and sustainable growth and leverage very significant private sector investment. In answer to your question about whether we think there are places where the Bill could go further, we think the review of Green Book evaluation methodology needs to be pushed forward in order to take more account of some of the affordability and viability challenges we face.”
“Q Thank you. May I move on to the issue of viability appraisal, stacking up and being able to deliver projects? Clearly, there are multiple challenges with being able to deliver viable economic/residential projects, particularly in the north. What changes do you want to see to the Bill to make sure that such projects, which really do regenerate local communities, can be delivered? Eamonn Boylan: At the risk of repeating myself, one of the keys to unlocking significant urban regeneration is certainty of funding and confidence in the longevity of any funding source. I will use the example of Ancoats, which used to be a no-go area in Manchester but is now regarded by some as the coolest urban neighbourhood in western Europe.”
“I think Eamonn has mainly covered the other points that I would have made about seeking the approach to continue to get the complexity out of the system, particularly in respect of the production of local plans.”
“We just want to make certain that there is a transitional arrangement that will enable us to protect that position as we move ahead, because it has held us in good stead as we have moved forward over recent years. Laura Shoaf: I do not know that I have much to add. We do not have a regional spatial framework in the West Midlands and we are not a planning authority, so this might not be the best place for me to make a useful comment. Joanne might have a view. Joanne Roney: I am not sure that I disagree with anything Eamonn said. Broadly, we welcome the introduction of additional tools and powers that help us to deal with compliance and anything that can help existing sites to be built out.”