| Previous Section | Index | Home Page |
4 Apr 2003 : Column 1243—continued
2.45 pm
The Parliamentary Under-Secretary of State, Office of the Deputy Prime Minister (Mr. Tony McNulty): I congratulate my hon. Friend the Member for Braintree (Mr. Hurst) on securing a debate on such an important issue. As he has said, its import travels far beyond the boundaries of his own division. It is always a pleasure to follow my hon. Friend because, when I made my first dithering contribution to the House—that is, my maiden speech—he followed me. So, seeing him on his feet will always bring back memories of a mixture of heady, happy and very scary moments for me.
It would be useful if I put this matter into the broader context of planning in the south-east. My hon. Friend will no doubt be aware that part of the Braintree district is in the London-Stansted-Cambridge growth area. That area has been experiencing strong job growth, and household formation has been growing at a faster rate than the housing stock. It will initially be for the regional planning body to prepare a sustainable development strategy for the growth area, and to consider whether the exceptional circumstances exist to justify a review of the green belt. If that is the case, draft regional planning guidance 14 should broadly indicate where local development frameworks should review green belt boundaries.
However, the fact that land is located in the south-east, in areas such as Braintree, does not mean that it should be developed. We have made it clear that, in deciding which sites to allocate for housing, local planning authorities should assess their potential and suitability for development against a range of criteria which includes: the availability of previously developed sites; the location and accessibility of sites to jobs, shops and services by modes other than the car; the capacity of existing infrastructure, including public transport, water and sewerage, to take the additional development; other utilities and social infrastructure; the ability to build communities; and the physical and environmental constraints on the development of land.
Of course, in a plan-led system, the need for up-to-date development plans is in everyone's interest. The Braintree local plan was adopted in 1995, and makes provision for development up to 2001. The first draft of the replacement plan was deposited in January 2001, and a revised deposit is due in the near future. This is not ideal, but I should point out that it is not a reflection on Braintree district council; in part, it is a reflection on the system that the planning legislation currently before the House intends to change.
It is important to put the matter into context, because that leads me to what I want to say about speculative developments. Despite our clear plan to build
sustainable communities for the future, there will almost inevitably be some who wish to misinterpret our intentions. I have to say strongly, however, let them be warned. It is a mistake for developers and property companies to think that the need for housing in the south-east can be used to undermine long-standing policies for the protection of the countryside and the green belt. To put it quite simply and starkly, it cannot.We have repeatedly made it clear that we will protect our countryside and take action to make the best use of land, especially previously developed land. For example, following the Government's revision of policy planning guidance note 3 on housing in 2000, developers must take account of the 22,000 hectares of developable brownfield land in London, the south-east and east before touching green fields. That in turn will help to focus development in towns and cities, rather than leapfrogging the green belt into other areas.
We have also made it clear that it will be essential for all development, especially new housing developments, to respect the principles of sustainable development and address potential impacts on the environment alongside social and economic goals. In that way, we can ensure that in tackling housing shortages we protect the countryside and enhance its quality rather than create unnecessary urban sprawl. However, we must also address the housing needs of rural communities, which are often the guardians of the countryside.
To reinforce the point, we have said in the communities plan that we will maintain the target that 60 per cent. of additional homes should be built on previously developed land. We will also ensure that every local authority has undertaken an urban capacity study, as set out in PPG3, to identify the full potential for using previously developed land and conversions. We will protect the countryside through a target for each region to maintain at the very least, or indeed to increase, the area of land designated as green belt in local plans. We will use green belt and countryside protection tools to maintain the openness of the countryside around areas of growth and to prevent urban sprawl.
Wasteful use of land will, therefore, be prevented by ensuring that land is not used in a profligate way and that development extends into the countryside only where other sustainability considerations make that the best option.
Turning to the specific issue that has caused so much concern for my hon. Friend and his constituents, I should explain that permitted development rights, granted by Parliament, are removed only in exceptional circumstances, and only when a real and specific threat to the interests of the proper planning of an area has been demonstrated. To do otherwise would undermine the rights granted to the public to undertake minor works, and certain temporary uses, without the need for planning permission.
However, when it is shown that such a threat exists, we appreciate that prompt action is required, by both local government and central Government, to ensure that, in appropriate instances, permitted development rights are removed before uncontrolled and potentially harmful development takes place. Moreover, as announced in the planning statement "Sustainable Communities—Delivering Through Planning", we are
reviewing permitted development rights to see whether they are appropriate. A research report is due in early summer. Of course, I am unable to comment on its findings until we have seen its recommendations, but I will ensure that the concerns raised by my hon. Friend are put into the review process.In the meantime, the situation at Stisted is an example of our commitment to protect the amenities and appearance of the countryside. On 24 March, Braintree district council made the article 4 directions in respect of the Stisted site. As my hon. Friend said, the council then submitted the directions to the Government office for the east of England on 26 March. They were approved within two days of receipt. That shows, beyond doubt, that we will support the removal of permitted development rights where clear and compelling reasons have been provided. Fencing land into individual plots for sale to gullible people, apparently as an opportunity for housing development, will not be the easy ride that some speculators erroneously believe it to be.
My hon. Friend will be comforted by the fact that we have also confirmed article 4 directions at other locations in Essex, and elsewhere in the east of England. Sadly, the story of Stisted is familiar: property speculators sub-dividing land and selling plots as "investment opportunities". In all instances, the local planning authorities have produced clear and compelling evidence that the uncontrolled exercise of permitted development rights would harm interests of acknowledged importance. We have shared their view that numerous fences and assorted temporary buildings and structures, erected without proper planning control, do not necessarily reflect the character and appearance of unspoilt areas.
My hon. Friend alluded to the fact that, in the past year alone, for example, we have confirmed 16 directions relating to the sub-division of land in the east of England. Five, including those at Stisted, are in Essex, of which three are in the green belt. In nearby Hertfordshire, eight directions have been approved, seven of which are in the green belt. Two directions have been approved in Suffolk, and one in Norfolk. I trust that my hon. Friend agrees that that shows our commitment to support local councils in their fight to protect the countryside.
All those directions allow local councils to require that planning permission has to be obtained for what was previously "permitted development". In that way, development that may have adverse effects on the character of the countryside can be brought within full planning control. I should, of course, point out that the
effect of the directions is not to prevent development outright. That is not the purpose for which they are intended.As I said, the developer would still be able to seek planning permission, but firmly within the bounds of the planning and development control framework. Such directions enable the council to have control over the situation, and to decide any application in the light of the development plan and any other material considerations, such as relevant planning policy guidance. The process also allows local residents to make representations on any application for planning permission that may subsequently be made, which they clearly could not do under a regime of permitted development rights.
That applies in the case of Stisted. Braintree district council can take the views of local people into account when reaching a decision on any subsequent planning application. We have no doubt that that will provide a satisfactory and robust mechanism for the proper planning of the area to take place.
I fully appreciate the point that my hon. Friend made about neglect and disrepair should people have already bought land that they can no longer do anything with, and I shall put that into the pot with the wider review of permitted development rights.
Make no mistake, the Government remain committed to the principle of greenbelts and their role as an effective planning tool in shaping sustainable development patterns. The Government are about delivering sustainable solutions to meet the clear and pressing need for housing that everyone recognises. However, we remain committed to the protection of the countryside against inappropriate development. When a real and specific threat has been shown to exist, even from permitted development, we will act quickly to support local planning authorities in their responsibilities for the proper planning of their area, as has been the case in Stisted. In that way, we will protect the countryside for the benefit of all. Moreover, we are committed to maintaining or increasing the area of greenbelt in each region.
I thank my hon. Friend once again for raising such a crucial matter. It is clearly important to him and his constituents. It is equally important to everyone as we go through a period of growth in London, the south-east and the east. My hon. Friend will forgive me if I do not allude to the south sea bubble, but I hope that future champagne parties in Stisted are to celebrate my hon. Friend's hard work on behalf of his constituents, and are not an historical throwback to the last century and the selling off of land.
- Adjourned accordingly at three minutes to Three o'clock.
| Index | Home Page |