Gareth Bacon
MP for Orpington · Conservative · United Kingdom
“It is a pleasure to serve under your chairmanship, Sir Desmond, and to take part in this debate about the impact of changes to the national planning policy framework. At the outset, I thank the hon. Member for Wells and Mendip Hills (Tessa Munt) for securing this important debate.”
“Furthermore, it has shown that England’s brownfield sites are increasing in number, land area and minimum net dwellings—up 54%, 6% and 34% respectively between 2018 and 2024.”
“A future Conservative Government will employ a genuine brownfield-first approach rather than releasing swathes of green belt or relabelling it under the murky and disingenuous designation of “grey belt”. We will not just pay lip service to brownfield development, but prioritise it and make it easier. That can and will be done.”
“The Prime Minister has told us that it means low-quality land made up of “disused car parks”, but that is far from the truth, because, for too many sites, grey belt is simply a façade for releasing green-belt sites for urban sprawl and overdevelopment.”
“As I pointed out in this place yesterday, the Government’s own figures show that the number of net new additional dwellings in England was just 208,600 in Labour’s first year in power—a 6% drop from 2023-24 under the last Conservative Government’s final year in office.”
“It covers everything from roads to housing, local communities to land use, and provides the overarching checks, balances and direction in the planning system. We are not in blanket opposition to everything that the Government are seeking to do with the NPPF.”
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“Friend the Member for East Hampshire (Damian Hinds) that he is a decent and thoughtful man, and I sincerely wish him well in the pending reshuffle. Regardless of its outcome, he has the chance to raise this with whomever his new boss will be after next week’s coronation. I hope that he grasps the opportunity with alacrity and delivers the right homes in the right places and with the right infrastructure—just as the country deserves.”
“As the Government continue to tweak the NPPF, they are doing nothing to back first-time buyers, families and downsizers by axing demand-side schemes and cutting stamp duty relief. There is no point in delivering supply-side reforms if the demand is not there to make it worth while. To conclude, it is evident from the speeches here today and the evidence before us that the impact of recent reforms to the national planning policy framework has failed to deliver more homes, failed to protect our green belt, failed to support the housing market, failed to make brownfield sites viable and failed to deliver for voters. Regardless of the outcome of that, the Minister is a man I have a great deal of respect for. I agree with my right hon.”
“Furthermore, it has shown that England’s brownfield sites are increasing in number, land area and minimum net dwellings—up 54%, 6% and 34% respectively between 2018 and 2024. That is why, not for the first time, I press the Minister to go further and faster in helping local authorities and developers to access brownfield sites rather than freeing up our green belt and steamrollering over local democracy, local voices and local communities. Recent history shows that this approach can work. If the Government want to see urban regeneration or densification done right, they can follow Conservative examples and pursue brownfield-first and not greenfield-first. We will not only abandon the Government’s offensive on our green spaces, but harmonise supply and demand-side policies. I will finish with a small note on that point.”
“A future Conservative Government will employ a genuine brownfield-first approach rather than releasing swathes of green belt or relabelling it under the murky and disingenuous designation of “grey belt”. We will not just pay lip service to brownfield development, but prioritise it and make it easier. That can and will be done. The CPRE reported that a large proportion of England’s housing could be swiftly met using brownfield land that already has planning permission, without encroaching on undeveloped greenfield or green belt land. It estimates that there is enough brownfield land to build 1.41 million homes in England, based on the most up-to-date data from local planning authorities’ brownfield land registers up to 2024. That amounts to 93% of the Government’s parliamentary target.”
“As I pointed out in this place yesterday, the Government’s own figures show that the number of net new additional dwellings in England was just 208,600 in Labour’s first year in power—a 6% drop from 2023-24 under the last Conservative Government’s final year in office. Indeed, the Government admitted that they will not hit the target through their own net additional dwelling forecasts, predicting that by 2029 they will have fallen well short. It does not have to be this way. The Opposition recognise the need to build more homes, and we made it clear from the start of this Parliament that we are broadly supportive of the ambition to build many more homes. However, the Government’s actions, through some of their revisions to the NPPF, are the wrong way to go about it.”
“However, even in Greater London, although the collective target has been reduced by 11%, that has been achieved by sharp drops in urban inner London, whereas in the more rural outer-London areas, huge increases have been imposed. For example, in my London borough of Bromley, which is the largest borough in Greater London and is mostly rural, the target has been increased by 400%. The conclusion is inescapable. The NPPF changes show very clearly that this Government are determined to build all over the green belt. What has been the result of these reforms? It certainly has not been large amounts of extra housing.”
“Members for Horsham (John Milne) and for Wells and Mendip Hills highlighted some of the bizarre assumptions underpinning the housing targets generated by the new standard method, alongside some of its counterproductive outcomes. When examined together, those disproportionately redistributed top-down housing targets on to rural areas from urban areas. For example, under the Government’s targets, housing numbers were cut by 11% in London, 38% in Birmingham and 55% in Coventry, while increasing by 106% in the New Forest, 199% in North Yorkshire and 487% in Westmorland and Furness. That is particularly concerning given that major cities—and not least here in central London—have the infrastructure needed to support development.”
“Worse, those developments make up more than 90% of homes granted planning permission on grey-belt sites by inspectors; a further 21 smaller schemes, totalling no more than 91 homes, comprised the remainder. That is not the only attack on our green spaces. The 2024 NPPF revisions also reintroduced mandatory top-down housing targets across England by removing the word “advisory” from the relevant paragraph concerning housing targets, alongside references to exceptional circumstances for alternative approaches to determining local housing targets. As other Members have said, that came alongside a new standard method for housing targets. The hon.”
“The Prime Minister has told us that it means low-quality land made up of “disused car parks”, but that is far from the truth, because, for too many sites, grey belt is simply a façade for releasing green-belt sites for urban sprawl and overdevelopment. That is backed by research in December 2025 by the Campaign to Protect Rural England, which showed that, a year after the first NPPF reforms, of the 13 developments of 10 or more homes approved by Government planning inspectors on so-called grey-belt land, 88% of those 1,250 homes “will be built on previously undeveloped countryside”— not disused petrol stations, low-quality land or any other trumped-up example taken straight from a Ministry of Housing, Communities and Local Government press release, just our countryside.”
“That was because the Government made it easier for local authorities to release green-belt land for development in more ways than one. The first, and most obvious, was the announcement that new golden rules would need to be met to expand on to the green belt. That effectively invited developers to test the waters by highlighting that the NPPF stated that, where a development complied with the golden rules, local authorities should give “significant weight in favour” of approving the scheme. The second release came from the Government’s spurious grey belt designation. Concocted in the bowels of Marsham Street, “grey belt” is a disingenuous label.”
“It covers everything from roads to housing, local communities to land use, and provides the overarching checks, balances and direction in the planning system. We are not in blanket opposition to everything that the Government are seeking to do with the NPPF. However, we do have significant concerns about some aspects of it, and I will focus on those in my remarks today. Since coming to power two years ago, this Government have twice proposed revisions to the NPPF, both times with severe consequences for our green spaces, rural towns and villages, and local democratic voices. In their first revisions, made just before Christmas 2024, the Government’s policy direction was clear. Unfortunately, what was on offer was an unwelcome gift of urban sprawl.”
“It is a pleasure to serve under your chairmanship, Sir Desmond, and to take part in this debate about the impact of changes to the national planning policy framework. At the outset, I thank the hon. Member for Wells and Mendip Hills (Tessa Munt) for securing this important debate. She made a strong speech, particularly focused on the danger of building in areas prone to flooding. I also thank the 10 hon. and right hon. Members who have made speeches—and the three who have made interventions—so far in this debate. The NPPF is the rulebook by which our planning system is guided. It is an extensive and comprehensive statement of the Government of the day’s policy direction, and perhaps the clearest signal to developers, local authorities and local people about how a Government will approach changes to their surrounding built environment.”
“Not only does the Bill fail to recognise the importance of delivering social homes on brownfield sites, but estate regeneration remains largely absent from it. That is because the Bill is dressed up as a law to support social housing and increase its supply, but is in fact more about destroying the right to buy. If the Government were serious about social housing, they would have actually built some. In 20% of council areas across England, not one social home was built under this Government over the last two years.”
“Instead of the undesirable urban sprawl encouraged by this Government, the Conservatives believe in building where homes are wanted and needed, and where they can be supported by existing necessary infrastructure such as in our cities and urban areas. Estate regeneration fits that rationale perfectly. As highlighted by the architect Chloë Phelps, the director of Grounded, estate regeneration schemes “are going to be critical to delivering new homes on brownfield sites over the next few years, with estimates that there is capacity for more than 120,000 homes on small sites in London alone.” The Minister’s colleague the Planning and Housing Minister is well-versed in all aspects of his brief, but his Department’s Social Housing Bill suggests otherwise.”
“As the mover of today’s motion, the hon. Member for Basingstoke, noted, they had a national strategy in 2016 to give this issue the national attention that it deserves. They also understood the role that estate regeneration can play in taking the pressure off our green belt by prioritising the regeneration of brownfield sites, as the Liberal Democrat spokesman, the hon. Member for Taunton and Wellington, noted in his speech. Everyone has heard the lip service the Government pay to brownfield development, but MHCLG’s actions since July 2024 have shown a clear desire to build all over the green belt.”
“By contrast, from 2013 to 2023, under the previous Government, the nation saw the highest sustained level of new home formations in the past 50 years, surpassing even the levels of the 1970s. Between 2010 and 2024, 2.5 million new homes and 750,000 affordable homes were delivered. That is where estate regeneration can play a key role, particularly, but not only, in London. According to the London Councils estate regeneration report from November 2025, London’s boroughs have the potential to develop more than 10,000 new homes in a city that is starved of supply, but overflowing with demand. That is not true just inside the M25, but across the country, as Members from across the House have noted today. Estate regeneration is not a silver bullet, but it can certainly make a significant contribution. The previous Government understood that.”
“According to GLA figures, in 2024-25 just 7,124 social rent and London affordable rent homes were completed. Of course, that does not even come close to helping the 366,000 Londoners on the social housing waiting list. The need for new homes is stark and urgent. The Government’s own figures show that across England, the number of new net additional dwellings was just 208,600 in Labour’s first year in power—a 6% drop from 2023-24, the previous Conservative Government’s final year in office. In Labour’s first year, 190,600 new homes were built; that is a fall of 8,000, or around 4%, from 2023-24, and suggests that the Government are on course to fall well short of their self-imposed target of 1.5 million homes by the end of this Parliament. They are on track to build something like 400,000 fewer homes than they promised at the election.”
“Across the country, there are thousands of homes with untapped potential for renewal, regeneration and improvement, alongside the vast and preponderant unrealised space that is ripe for increased density and new homes. That is especially true here in London, as I am sure the Minister will agree; I know it all too well, as a former Conservative leader on the London Assembly and as a Member of Parliament for a Greater London constituency. With a population that has never been higher and continues growing, London is bursting with demand for housing. Greater London has been set a target of 88,000 homes a year by the Government. That means, on average, the equivalent of one London borough-worth of homes being delivered every 16 months. So far, however, the Mayor of London and his supporters in MHCLG are falling very far short of that.”
“Estate regeneration is an important process in delivering the right homes for local people. That is true across all the main types of estate regeneration, from refurbishments, where homes are retrofitted to bring them into line with regulations and make them safe, viable and modern places for people and families to call home, to infill developments, where new homes are built on previously developed or undeveloped land to increase density and provide housing for the local population, or full redevelopments and regenerations, meaning the wholesale demolition and reconstruction of entire estates to provide fresh stock for residents and for new buyers or tenants. That is why, alongside new housing delivery, the Government should think seriously about estate regeneration.”
“It is a pleasure to serve under your chairmanship, Dr Murrison, and to take part in this debate about estate regeneration. I find myself in agreement with much of what I have heard so far. I thank the hon. Member for Basingstoke (Luke Murphy) for securing this important debate and for his opening speech about an estate regeneration scheme in his constituency; he made a strong argument. I also thank those who have spoken in the debate: the hon. Members for Putney (Fleur Anderson), for Mid Cheshire (Andrew Cooper), for Doncaster East and the Isle of Axholme (Lee Pitcher), for Taunton and Wellington (Gideon Amos) and for Strangford (Jim Shannon). I also somewhat belatedly congratulate the Minister on her promotion and welcome her to her place; this is the first time that I have had the pleasure of facing her in a debate.”
“The Conservative Opposition believe in building more homes, prioritising brownfield land and making the dream of home ownership a reality. We believe in aspiration and, critically, in regeneration. Only through those priorities, and by acting on those beliefs, can we provide the much needed, much demanded and much wanted decent and modern social homes that people deserve. I hope the Minister will address those concerns in full and give our constituents on the waiting list, the developers in a position to build, and local leaders the confidence that the nation needs in order to make estate regeneration real.”
“I am not going to comment on that particular scheme, because I am not across the detail of it, but of course I support building more houses, and we need more houses of all tenure. That is something that we have said repeatedly, here and in the main Chamber. Once again, Whitehall has the wrong priorities: targeting our green belt, the ideological attack on the right to buy and the failing new towns programme. Those come before the right priorities, such as estate regeneration. Replacement rates are too low for social homes and too many councils have been unable to deliver. The Government would therefore be wise to generate an appetite for regeneration, to feed the desperate hunger for new social housing. To date, they have not done that.”
“If there is to be a regulator, it must have teeth, as the noble Lord Best said in his 2019 report and implied again in his evidence to the Committee on 10 March, and as the hon. Member for Vauxhall and Camberwell Green said in her speech. If there is a regulator, it is absolutely crucial that it works as intended. It would need to have the requisite expertise, personnel and budget to discharge its duties efficiently. Lessons must be learned from the failings of other regulators, such as the Building Safety Regulator. The Government are considering bringing their Bill forward and examining the Committee’s work. If the Government decide to heed the recommendations of the Committee, I hope the Minister will commit to working across parties and with the whole industry to ensure that the Government get it right the first time.”
“To guard against that, it may very well be that commonhold residents choose to hire a managing agent to care for their homes. Managing agents exist today—some are good, and some are not—but, as I outlined at the start of my speech, many leaseholders have spoken about the bad experiences they have had at the hands of some agents. The difference between managing agents being appointed under a commonhold system rather than a leasehold one is that the managing agent’s client would be the homeowners themselves, not a distant freeholder. The residents themselves would have the power to hire and fire the managing agent. That is why the Committee’s recommendations are so important.”
“That might work perfectly with a dedicated, well-trained and attentive residents’ committee at the helm, but what about the multitude of buildings where that may not be the case? What happens when the roof begins to crack, the water starts to seep in and the lifts begin to break down? What happens when the sinking fund has been drained and the residents’ committee chair, who might be under mounting social pressure, is forced to cut service charges to unhealthily and impractically low levels? If commonhold is to become the norm, we must ensure that the Government are not laissez-faire in how they implement the system. They must not blindfold residents who may sleepwalk into a situation in which their homes are under management without proper training, a strong mandate and adequate knowledge of building safety and flood risks.”
“Member for Vauxhall and Camberwell Green in her opening speech, one of the main focuses of today’s debate concerns the question of the regulation of managing agents and the Select Committee’s recommendation that clauses providing for this are inserted into any forthcoming Bill. We have heard compelling arguments from hon. Members from across the House, and powerful testimonies. With the Government’s plans for a wholesale market conversion to commonhold, this issue becomes all the more pressing. That is because in moving to commonhold, there is the prospect of responsibility for building safety and management for thousands of flats moving from professionals to residents.”
“The risk of freeholder insolvencies does exist and could be dangerous, as the Government know because their own impact statement lists freeholder insolvencies as a realistic cost that could have spillover impacts on leaseholders. If the Government get this wrong, there could end up being a significant, albeit unintended, risk to leaseholders—people with families and mortgages, or those living in their first home. All of this prompts the question: why is the Government’s focus on ground rent and not service charges? I hope the Minister will take the necessary time to address these very real fears and explain his choice. As outlined by the hon.”
“While this move may have some marginal benefit to leaseholders, there could be ramifications elsewhere. Investors have expressed deep-seated concerns about the potential impact on investor confidence and faith in the UK system. That is because the UK has long been seen as a safe, secure and predictable place for sound investment, and ground rent investments, favoured by UK pension funds among others, have become an important part of that environment. The Government’s plans to unilaterally and retrospectively revoke key aspects of pre-existing ground rent contracts have rippled through our financial districts and risk significantly negative impacts on investor confidence, with a wider undermining of our economy.”
“Perhaps most eye-catching of those is the much-touted ground rent cap, as the Chair of the Housing, Communities and Local Government Committee set out in her opening speech. The Opposition recognise the need to support leaseholders facing high costs, but while capping ground rent may sound like a silver bullet, for many leaseholders it might be closer to a damp squib. That is because ground rent is usually nowhere near the level of service charges, which can have a genuine and very real impact on a buyer’s ability to find a mortgage. For the many leaseholders burdened by excessive and unclear service charges and rising council tax, the ground rent cap is a mirage in a desert of higher council taxes, escalating service charges and poor building management.”
“I believe he would ask the same question as me: if not now, then when? When can leaseholders expect to see their rights come into force? At the end of January this year, the Government published the draft Commonhold and Leasehold Reform Bill. According to the draft Bill, leaseholders can expect a ban on leasehold for most new flats; a new commonhold system, including rules for mixed use, mandatory reserve funds and quicker debt recovery; a ground rent cap of £250 per year for many existing leases, which reduces to a peppercorn after 40 years; abolition of forfeiture and the introduction of a more proportionate court-based enforcement regime; and the repeal of rentcharge powers on freehold estates.”
“If the eventual Bill remains in line with the previously published draft Bill, when can we expect the next Bill to address those changes? Assuming this Parliament lasts for a full term, we are now 40% of the way through its life, and we have had more Secretaries of State in that time than actual leasehold reforms. The Housing Minister himself spent the end of his time in Opposition highlighting the need for speedy implementation of new rights for leaseholders, pressing the previous Conservative Government to “give us a sense of the timetabling of some of the more important provisions in the Bill, because leaseholders watching our proceedings will want to know when the rights provided for by the Bill can be enjoyed.” Well, he was clearly correct, so I wonder what the shadow Minister of that day would say to the Housing Minister of today.”
“In two years, the Government have not yet implemented the full measures promised in the Conservative Government’s Leasehold and Freehold Reform Act 2024. The Government have said that they have their own plans for leasehold reform, but leaseholders have been told time and again to wait for a new Bill because of significant flaws in LAFRA. For two years, we have been told that primary legislation is required to fix the Act, but nothing has been done, and the draft Bill produced by the Government in January this year does not address the supposed flaws of the previous Act. That prompts the question: where is that legislation and what is taking so long? Why are the Government proposing to bring forward a Commonhold and Leasehold Reform Bill that does not offer these fixes?”
“Lack of clarity around these costs is a problem that policy makers cannot ignore. Knowledge of these problems is not new. In 2018, the then Government established a regulation of property agents working group under the chairmanship of the noble Lord Best. The group examined the key issues impacting leaseholders and the need for reform in the sector. The group issued its report in 2019 and proposed a new regulator and regulatory regime, and a new enforcement system. Neither the previous Government nor the current one did a great deal to bring that about. Seven years later, we still await any meaningful Government action building on the recommendations of the report, and the draft Bill is silent on that issue. It is not the only thing that leaseholders have to wait for.”
“In 2023-24, the average ground rent paid by a leaseholder in England was £304. Alongside that, there was a 5.8% increase in the annual service charge, taking the average annual cost to nearly £3,000. In London, those costs are even higher, with an average of £412 charged for ground rent and service charges sitting at about £8,000 in some modern high-rises. Even at their highest, the costs continue to rise, bringing more uncertainty for leaseholders. Service charges in particular can rise astronomically, leaving leaseholders having to pay thousands of pounds more than they ever intended or believed they would pay, and some flats virtually impossible to sell. On top of that, for too many leaseholders, the costs they pay come with no transparency about how their money is spent, how spending decisions are reached, and who signs off on them.”
“I thank the hon. Member for Vauxhall and Camberwell Green (Florence Eshalomi) for securing and leading this important debate. I pay tribute to the work of the Housing, Communities and Local Government Committee under her leadership, which generated a 159-page report containing a series of recommendations. I am conscious of time, Madam Deputy Speaker, so I will not comment on the remarks made by Members from all parts of the House, but I extend my thanks to all those who made considered and important contributions. The Opposition support leasehold reform. As we have heard many times, there are approximately 5 million leasehold properties in England and Wales, and it is clear that the leasehold system comes with problems and requires change. For too many leaseholders, the costs just keep piling up.”
“Finally, between the removal of locally elected voices and the introduction of overarching and subsuming spatial development strategies, what role will local plans, which are decided by elected councillors, play after all of this? I hope that the Minister will carefully consider each of those points and address them fully as we continue this debate.”
“As I said at the outset, we agree that there is a need to build more homes, but why do local people need to be taken out of the equation by removing their democratically elected representatives from the process? There is also the question of transparency. How will the Government ensure that decisions taken by unelected officials are taken with sufficient probity? Then there is the question of applications made by local councillors themselves. For the sake of probity, it is usual for those to be heard by the full planning committee. Will that continue to be the case? What safeguards will be in place in the event that the council has a direct interest in an application—for example, where the application is made by the council itself or where it has a financial interest in it, perhaps by virtue of a loan to the developer?”
“That is a concern not just on the Opposition Benches but for the Local Government Association, which, during the passage of the Planning and Infrastructure Act, said: “there remain concerns around how it”— “it” meaning the national scheme of delegation— “will ensure that councils—who know their areas best and what they need—remain at the heart of the planning process. The democratic role of councillors in decision-making is the backbone of the English planning system, and this should not be diminished.” As local authorities are being asked to deliver increases in new homes of up to 487%, what assessment has the Minister made of the loss of local knowledge and local democratic input to planning applications?”
“Given that 96% of all applications are already decided outside planning committees, and given the high number of planning permissions granted, why is curtailing democratic participation necessary? Removing local councillors’ ability to have their say is one thing, but doing so in exchange for a national scheme of delegation written and imposed top-down from Whitehall is a further insult to the town hall. I ask the Minister: how will the Government ensure that the scheme includes the same local knowledge and understanding that local, democratically elected councillors provide at present?”
“I know this is not the first time the Opposition have put this question to the Government, but it is of too great an importance not to be considered at every stage of this march towards a national scheme of delegation. Secondly, any attempt to suggest that the 4% represents either a great blockage or an insignificant hill on which to plant one’s flag is very far from the truth. In the period from January to March, 91% of major planning applications were decided within 13 weeks of the agreed time, up from 89% towards the end of 2024. That is the same system that delivered consent for 1 million homes in England between 2019 and 2024, and 2.5 million between 2010 and 2024.”
“As the Minister said in his opening remarks, just 4% of all planning applications are decided by a planning committee rather than by a planning officer. However, it is that 4% in which local voices—democratically elected local voices—are so critical. That is because at present, local councillors can call in planning applications for democratic determination, but the Government seem determined to remove that ability by mandating which applications must go to committee and which cannot. Can the Minister confirm that this is indeed the Government’s intention? If so, how does he plan to ensure that planning officers are held to account under a national scheme of delegation?”
“In that Committee I raised some of the Opposition’s important and long-held concerns about local democracy. This SI may be about the planning system on paper, but the core of the changes it seeks to make strike at the heart of future local democratic voices and their ability to scrutinise planning applications. As I did two weeks ago, I am keen to make plain once again the Opposition’s firm view that we must get Britain building. There is broad consensus among the Government and the Opposition that this must happen, albeit with differences as to how it should happen. Still, that is better than the purely nimby sentiments expressed by some minor opposition parties. Where the Government and the Opposition most notably differ is over the issue of local democratic oversight and scrutiny, and the uncertain future of planning committees.”
“It is a pleasure to serve under your chairmanship for, I think, the first time, Sir Desmond. I welcome the opportunity to address the statutory instrument on behalf of His Majesty’s Opposition and I thank the Minister for his detailed opening remarks. At the outset I state that it is our intention to divide the Committee on the SI. Notwithstanding that, I am aware of the political balance of the Committee and the Government are likely to carry the day, so I have some comments and questions for the Minister. As I said in a Delegated Legislation Committee two weeks ago, “The Planning and Infrastructure Act was a mammoth undertaking” —[ Official Report, Sixth Delegated Legislation Committee, 17 June 2026; c. 4.] . It is therefore no surprise to be back again debating regulations relating to the Act.”
“There is a strong corelation between the hon. Gentleman’s argument and our position. I agree with much of what he has said, but I cannot get away from the ratio that both the Minister and I have outlined in our speeches: 96% of planning applications are already decided by officers under delegated powers. Is the hon. Gentleman’s position that democracy is the inhibitor here? Is democracy introducing uncertainty into the system? If that is the case, he should say so.”
“The hon. Gentleman is being very generous with his time. Does he not agree that that is the reason for the existence of the Planning Inspectorate? If planning applications are refused for reasons that are not in accordance with planning policy, will they not be overturned by the Planning Inspectorate?”
“The Minister is being very generous in giving way. I understand his point that the 4% of applications contain a significant number of units, but does he have a figure for that? How many extra units will be granted planning permission as a result of this change?”
“What assessment has the Minister made of the potential for the statutory inquiries that he has just referred to, authorised under regulation 2, to increase the amount of time necessary to get the planning system moving, rather than enlivening and quickening the process? Those important questions drive into the heart of the purpose of the very Act that the regulations seek to enforce. I hope that when the Minister sums up, he will address those points and provide the assurances necessary to make the system workable.”
“How will he ensure that the spatial development strategies do not give a new and undemocratic weight to greenbelt developments by overriding any elements of local plans that currently prioritise brownfield development? The Government have spoken before about their reluctance to enshrine a genuine brownfield approach into law, but the Opposition believe it is far better that we deal with the issues now, rather than sandwich them in at a later and perhaps overdue date. Finally, we were told that a primary aim of the Planning and Infrastructure Act was to streamline and speed up the planning process.”
“In an area as huge and varied as Greater London, the “one size fits all” approach to the London plan is often in conflict with boroughs’ local plans. Given that spatial development strategies produce a mandatory framework, what recourse of action is available to local councils and local people who find it hard to reconcile the local plan of their local area with the determination of the overriding strategy? How will their voices continue to be heard? Secondly, and most importantly, I must press the Minister again to adopt a genuinely brownfield approach. This is not the first time we have conversed, debated and potentially sparred over this issue; there is widespread concern. Will the Minister make it clear how he intends to ensure that any long-term strategies encourage a “brownfield first” approach?”
“The spatial development strategies are plans that look ahead a minimum of two decades and set the framework for local plans. For democratically elected local authorities, that means 20 years of subordinating the democratically accountable local plan to the “high-level documents”. However, it is not hard to see how that inevitably leads to institutional conflict. I take London as the example. In London, the spatial development plan is known as the London plan and is produced by the Mayor of London. Far from being a high-level strategic document, it is a 526-page tome containing more than 100 separate policies—often of a very granular and sometimes conflicting nature, which makes navigating the system excessively complex.”