Select Committee on Environment, Transport and Regional Affairs Seventh Report


RURAL WHITE PAPER

Housing

66. We have expressed our view on housing on a number of occasions, most comprehensively in our report on Housing.[126] Since that report was published there has, if anything, been even more concern about the effects of excessive housebuilding on the countryside. The Countryside Alliance told us that:

    "The problem with house building in the countryside is that it is almost exclusively dedicated to people who have access to cars and commute to work in an urban area. We want to see people living in the countryside and working there as well."[127]

Many witnesses agreed that the lack of affordable housing for rural residents was one of the key problems.[128] We repeat that new housing in rural areas should be built only to meet the needs of local inhabitants and that the continued practice of building 'executive' housing in villages which will be purchased by commuters is unacceptable and unsustainable.

67. Although we believe that much of Government policy on housing now has the right aims in mind, we are concerned that so much commuter housing is still being built and that housing policy may not be being consistently applied by local authorities, the planning inspectorate and the Government. We welcome the publication of Planning Policy Guidance note 3 (PPG3) and especially endorse the emphasis it places on restricting the building of houses in villages to particular situations. However, we are cautious about the first of these situations:

    "It can be demonstrated that additional housing will support local services, such as schools or shops, which could become unviable without some modest growth. This may particularly be the case where the village has been identified as a local service centre in the development plan"[129]

As we noted in our report on PPG3, "more housing will not necessarily save services"[130] and we reiterate that any proposals must be very carefully considered to see what positive benefits they could realistically bring to rural shops and services.

68. We do, however, support the second situation in which village house building should take place, where

    "additional houses are needed to meet local needs, such as affordable housing, which will help secure a mixed and balanced community"[131]

We emphasise that it is critical that all parties are working to the same aims and firmly enforcing Government policy on housing. This is a matter the Sub-committee will consider in its forthcoming inquiry into the planning inspectorate.

PUBLIC EXAMINATION OF DRAFT REGIONAL PLANNING GUIDANCE

69. The matter of consistency in policy implementation brings us to the Public Examination into the South East Regional Planning Guidance. We took evidence from Professor Crow, who chaired the Panel which held the examination. Although the examination considered a whole range of issues to do with development in the South East, the coverage of Professor Crow's report tended to focus mostly upon its treatment of housing issues. The report was heavily criticised at the time of its publication: SERPLAN local authorities and environmental groups attacked the report's recommendations for massively increased numbers of houses in the South-East, beyond the numbers SERPLAN had originally proposed. The Local Government Association described the report as "fundamentally flawed"[132] and the Council for the Protection of Rural England said that they were "appalled."[133] Despite the heavy criticism which Professor Crow's report encountered, we do agree with some of his conclusions, namely:

  • that housing-only developments have no place in good planning: housing should be integrated with other facilities;

  • to the extent that significant amounts of greenfield development are necessary, we agree that this should be focused on sustainable locations such as the fringes of the larger urban areas or in other major developments which can be readily served by public transport and infrastructure, and which have access to jobs, schools and leisure facilities.[134]

70. Nevertheless, we consider that Professor Crow's report failed to respond adequately to new Government policy direction on sustainable transport or on focussing development on brownfield sites and existing urban areas. In describing sustainable development as "more often than not ... a device for saying 'no'"[135] we believe that Professor Crow showed an outdated and narrow-minded approach to the necessity of protecting the countryside. On transport, Professor

Crow's report states that "the suggested reduction in investment in larger transport projects concerns us. It adds to the impression that the transport policies for the region are basically restraint policies."[136] At a time when the aim is to reduce the growth of road traffic, we believe that a policy of restraint is indeed what should be operating in the South-East.[137] We were also surprised that Professor Crow accepted that the local authorities had got their urban capacity figures right.[138] The Government concluded that the opposite was true. Further, the report unnecessarily departed from established policy in suggesting that green belts should be relaxed "as an exception to national policy... where the pressure for development is strong."[139] We were somewhat surprised that Professor Crow seemed to contradict his report in evidence to us when he agreed that the green belt should remain "sacrosanct."[140]

71. We also conclude that he has moved away from the Government's 'plan, monitor and manage' approach and returned to the policy of 'predict and provide' in establishing the numbers of households which must be accommodated. Professor Crow dismissed these descriptions of different approaches to policy as "slogans"[141] and we believe that this indicates his lack of understanding of the fundamental change in policy which has occurred. It is important to recognise that too much or inappropriate development in the countryside will destroy the advantages which rural areas currently possess.[142]

72. There are some lessons to be learnt from the experience of the public examination of the South-East Regional Plan. In particular, we recommend that the Government give clearer instructions to the chairmen of panels undertaking public examinations into draft Regional Planning Guidance to ensure that their reports fully take account of the need to meet the Government's objectives.

AFFORDABLE HOUSING

73. As we noted above, one of the critical problems facing less affluent rural residents is finding affordable housing: many witnesses told us of the problems faced by new generations of rural dwellers trying to find a place to live.[143] It is estimated that there is a need to provide 80,000 additional affordable homes in rural areas between 1990 and 1995, but, since 1990, fewer than 18,000 have been built.[144] This is unacceptable: for rural areas to thrive, people who live and work there must be able to purchase or rent a house if they wish to do so. The Hardwicke Estate neatly summarised the situation:

    "The lack of affordable housing in rural areas has, over the past ten years, contributed to the out migration of young people and single people from the countryside. They take with them the skills and energy required for both a thriving rural economy and community."[145]

74. There are well-chronicled difficulties in supplying the number of new affordable homes to meet current and projected requirements. Some new housing can be provided, at least in part, from planning gain, but nowhere near sufficient to meet needs. We have repeatedly asked for an increase in Government expenditure on affordable housing, which is a basic necessity for social inclusion and eliminating poverty. The social fabric of our villages will be severely threatened if this problem is not addressed. Various options have been put forward for addressing the problem,[146] and we consider that there are three urgent requirements to provide affordable housing in rural areas:

  • a substantial increase in funds for Registered Social Landlords to supply affordable rural housing;
  • efforts to prevent the loss of affordable housing stock into the private market through the Right To Buy; and
  • a higher proportion of Housing Corporation expenditure on rural schemes.

75. The primary cause of the lack of affordable housing is limited funding. As we have recommended in our previous reports on housing during this Parliament, the Government must increase the overall level of funding to Registered Social Landlords to tackle this problem.

76. The Chartered Institute of Housing argued that settlements with a population of less than 5000 should be exempted from the Right To Buy provisions to protect rural areas from losing such affordable housing. The threshold for Right to Buy currently stands at 3000. Surrey County Council wrote that "the sale of council and housing association houses has placed increased pressure on the affordable housing market"[147] and the Countryside Agency told us that the Right to Buy provisions had removed 90,000 houses from rural areas during the 1980s.[148] Given the severe shortage of affordable housing in rural areas, the current situation is analogous to trying to fill a bath during a water shortage while the plug is out. Although the threshold for Right to Buy is currently 3000, Right to Acquire (which relates to housing associations) applies only applies to settlements above 5000: we can see no good reason for this discrepancy. The Minister for the Environment described the proposal to raise the threshold for Right to Buy to 5000 as a "valuable suggestion"[149] and we agree. We can see no reason for the difference between Housing Association and Local Authority Right to Buy Schemes and recommend that the Right to Buy legislation should be amended so that it does not apply to settlements with a population of less than 5,000.

77. Witnesses were disappointed with the level of spending by the Housing Corporation on providing housing in rural areas.[150] The Housing Corporation itself acknowledged that it had not "got anywhere near meeting the whole demand for affordable housing in the English Countryside.[151] Although the definition of 'rural' used by the Corporation includes 11% of the population,[152] the Minister for the Environment told us that the target for spending on rural areas was just 3.4% as against an earlier target of 6%. The Local Government Association called specifically for the "reinstatement of the 6% target for rural housing units from the Housing Corporation's Rural Programme as a proportion of the Approved Development Programme."[153] The evidence we received from the Housing Corporation shows the organisation to be sympathetic to the need for greater provision of affordable housing.[154] Although we do not, in general, support shifting funds from urban to rural areas, we conclude that rural areas currently lose out unfairly to urban areas in the spending of the Housing Corporation and we recommend that the Department of the Environment, Transport and the Regions and the Housing Corporation should agree to raise the Corporation's spending in these areas in line with their housing needs. The reinstatement of the 6% target for rural area approvals as a proportion of the national total in the Approved Development Programme would be a welcome first step.

Structure of Government

78. Many witnesses made comments about the structure of Government for rural areas and the effectiveness or otherwise of the current system. Perhaps characteristic of these comments was that of the Council for the Protection of Rural England which described the Government's performance on rural issues as lacking "coherence and a sense of shared direction."[155] Similarly the British Chambers of Commerce described rural policy as suffering from a "lack of focus".[156] Witnesses were also united about the goal of any restructuring of Government or its processes:

    "the real challenge of a Rural White Paper and rural policies is that all departments across Whitehall should think about the rural dimensions of their policies all the time, so that you buy in education and health and transport to rural areas."[157]

Ensuring All Policies take into account Rural Needs

79. One consistent call from witnesses was for an examination of national policies at an early stage of development for their impact on rural areas, a process given the ugly name, 'rural proofing'. We support the principle of rural proofing and consider that it is critical that policy initiatives from all Departments and Ministries are scrutinised for their effects on rural areas. One important and topical example is the development of the post office network, where a process of 'rural proofing' should be carried out to ensure that rural interests are not being disadvantaged by national policy.

80. Although witnesses were generally agreed on the merits of rural proofing, there were differing opinions on who should carry it out. Some (including the Countryside Agency) suggested the Countryside Agency,[158] but others favoured the Cabinet Committee on Rural Affairs.[159] We do not believe that the Countryside Agency should undertake this task since it is doubtful whether an Agency of the Department of the Environment, Transport and the Regions would really be capable of influencing other Departments of State. It is also clear to us that the Countryside Agency is still in the process of establishing its strategies and policies[160] and we are concerned that the Agency should complete this process. As such, we recommend that the task of 'rural proofing' be undertaken by the existing Rural Affairs Cabinet Committee. We make a further suggestion for how the role of the Cabinet Committee may be developed later in the report.[161]

A Department of Rural Affairs

81. The consensus found when discussing rural proofing was not sustained when the debate moved onto the possible creation of a new ministry, the Department of Rural Affairs (DORA). The idea of a Department devoted to rural issues is not a new one but has recently been revived. It was argued that:

The other chief arguments in favour of a new Departments of Rural Affairs were that it would act as a rural champion, that MAFF is now too small a ministry and will become even smaller when the food protection is removed from its control, and also that the DETR is too large. However, as the Performance and Innovation Unit noted, "even amongst rural lobby groups they are quite divided as to whether this would actually help get a focus on rural issues or whether it would hinder"[163] Indeed, a large number of witnesses argued against the creation of DORA for reasons which included:

  • DORA would risk being a weak, isolated Government Department with little influence on other Departments. This could effectively leave rural policy issues marginalised whereas the goal of rural policy must be to ensure that national policies in respect of housing, health, education etc. take account of rural needs; [164]

  • there is a risk that the protection and enhancement of the countryside could be given a low priority, particularly if English Nature were sponsored by a Department dominated by ex-MAFF personnel with that Ministry's traditional aims of maximising food production. The

Royal Society for the Protection of Birds suggested that DORA would be "unhealthy" for biodiversity;[165]

  • structural change is not necessarily helpful[166] and the size of MAFF and the DETR should not be the major determinants of the appropriate structures.

We are concerned that the creation of a new Department would mean that rural issues were marginalised but also that a Department dominated by the rump of MAFF would be unlikely to emphasise the protection and enhancement of the countryside. If a new Department were to be created, it would be extremely important that English Nature remained an agency sponsored by the Department of the Environment, Transport and the Regions.


126   Housing, Tenth Report of the Environment, Transport and Regional Affairs Committee, 1997-98 Session, HC495 Back

127   Q154 Back

128   Q154, Ev p77 Back

129   Paragraph 70, Planning Policy Guidance Note 3: Housing,, Department of the Environment, Transport and the Regions, March 2000 Back

130   Paragraph 89, Housing: PPG3, Seventeenth Report, Environmental, Transport and Regional Affairs Committee, HC490-I, July 1999 Back

131   Paragraph 70, Planning Policy Guidance Note 3: Housing,, Department of the Environment, Transport and the Regions, March 2000 Back

132   Q136 Back

133   Q66 Back

134   See Q42 Back

135   Paragraph 7.17, Regional Planning Guidance for the South East of England, Public Examination, May-June 1999, Report of the Panel. (Referred to as the 'Crow Report') Back

136   Crow report, paragraph 11.33 Back

137   Crow Report, paragraph 11.3 Back

138   Q30 Back

139  Crow Report, paragraph 6.35 Back

140   Q47 Back

141   Q16 Back

142   Memorandum from the Local Government Association, HC887 Back

143   Ev p26, p32, p77, p109 Back

144   Ev p77 Back

145   Memorandum from the Hardwicke Estate, HC32-vi Back

146   See, for example, Ev p26, p105, p109 Back

147   Ev p105 Back

148   Q465 Back

149   Q528 Back

150   Q138, Q465 Back

151   Memorandum from the Housing Corporation, HC32-vi Back

152   Q465 Back

153   Ev p26 Back

154   Memorandum from the Housing Corporation, HC32-vi Back

155   Ev p55 Back

156   Ev p8 Back

157   Q122 Back

158   Q498,Q186, Q266, Q86 Back

159   Q579, Q434 Back

160   QQ439, 440 Back

161   See paragraph 93 Back

162   Q176 Back

163   Q620 Back

164   Q434, Q241, Q123 Back

165   Q262 Back

166   Q123 Back


 
previous page contents next page

House of Commons home page Parliament home page House of Lords home page search page enquiries index

© Parliamentary copyright 2000
Prepared 17 May 2000