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Keith Hill: The answer to that is a definite no. As usual, I was seeking inspiration, as one does on these occasions. This issue has arisen with at least one other UDC for which I have more direct responsibility—the Thames Gateway UDC—where there was anxiety about the cliff edges that might be created around it. We were able to give an undertaking that, of course, where there were developments that were contiguous to other areas we would certainly expect the UDC to engage in a thorough consultation with the adjacent authority—although, of course, it could take no responsibility for actions outside. It certainly makes sense that developments on the edge of a UDC area should complement any developments that are taking place across the boundary.
Mr. Clarke: We need to press this point a little further. On the edge of the boundaries is different from what the Lords were suggesting when they said that the UDC would have to be mindful of the wider area and the need for policies of redevelopment in villages in and around South Northamptonshire and around Northampton. The Minister should answer the Lords Select Committee's concerns as to the need for the UDC to take account of the wider needs of the area, rather than just those in the boundary and on the
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periphery of the boundary. The Lords had something very different in mind when they made that recommendation.
Keith Hill: I am grateful to my hon. Friend. I make a commitment that the UDC will be expected to be cognisant of issues outside the boundaries of the three authorities in the urban development area. Let me also say that it is also absolutely open to the UDC to pay for projects outside its boundary if they contribute to objectives within it. But I reiterate—my hon. Friend recognises this—that it has no planning or other statutory powers outside the boundary.
Mr. Boswell: Before those important exchanges, the Minister will recall that he said that Towcester lacked social infrastructure to a significant extent. I do not disagree with that judgment. Would he not agree that one of the concerns felt in Towcester and Daventry is that their rapid population growth has already created pressure on the infrastructure which needs to be redressed?
Keith Hill: Yes, I do absolutely accept the point that the hon. Gentleman makes. It is true that expansion in both of those areas has been really quite significant in recent times. We may have an opportunity to look at those statistics in more detail later. They confirm that the growth is already taking place and will continue. We need to put it in an appropriate context and we need to plan it for the benefit of existing communities as well as future communities. Part and parcel of the purpose of the UDC must be to put right some of the failings and some of the pressures that are occurring in those communities. It is almost axiomatic that that should be the case. Unless one does that, one certainly cannot cater for further growth.
I was speaking about Daventry and saying that in comparison with Towcester, it is much further advanced into dormitory status. It requires substantial town centre investment over a sustained period to resurrect the town centre as the heart of the community's social, economic and cultural activity. The tasks are different, but to understand the rationale behind the UDC it is important to appreciate the enormous strategic benefits behind considering the three towns as a collective whole.
Quite apart from the needs of the individual town centres, it is sensible for the UDC, in order to derive maximum benefit from, for example, the private sector in negotiations over section 106 agreements, to be able to negotiate as a body responsible for the area as a strategic whole. Each council—as we have seen, that includes both Labour and Conservative-controlled administrations and the local strategic partnerships—recognises the advantages and supports the UDC as the best vehicle to deliver the regeneration that it needs.
The boundaries set also reflect the UDC's objective of regeneration and development focused on the three major settlements in west Northamptonshire, and not outlying villages. That does not mean that no development will take place on greenfield land, but
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greenfield land should be used for development only as a last resort or when it is crucial to the development of some brownfield land. The protection of the countryside and the need to concentrate development on brownfield land are key priorities.
As many members of the Committee will be aware, UDCs are intended as short-life bodies. It is important that they focus achievement within a clear time scale rather than regarding themselves as having an open-ended remit. Typical lifespans for previous UDCs have been seven to 10 years. That provides them with sufficient time to develop and implement a strategy and delivery plan and to tackle complex land assembly problems in the area. We therefore propose that the West Northamptonshire UDC will have an indicative lifespan of 10 years, with a full review after five years.
I now turn to the issue of planning powers. The order does not grant the UDC any planning powers. Our intention is to seek approval from this House and the other place at a later date to give the UDC powers to determine certain types of planning applications within the urban development area, namely large, strategic developments. That is a development control function; household and minor planning applications will stay with the local authority for determination.
Mr. Boswell: Can the Minister confirm that when he is ready to make those proposals they will be fully consulted on before they are formally introduced for debate?
Keith Hill: I am grateful to the hon. Gentleman yet again. Of course I do make that undertaking.
It is sensible that the UDC should have those powers for large strategic developments, as it will secure a co-ordinated approach across the urban development area. As I mentioned, it enables section 106 agreements to be negotiated in the most effective way. It should also be made clear that, in exercising its development control function, the UDC will undertake at least the same degree of community consultation as local planning authorities are required to undertake. It will have to determine planning applications under the same statutory framework as local authorities are required to do under their statements of community involvement. I stress that the UDC will not set house-building targets for the area and that it will have no plan-making powers. It will be the delivery vehicle for the plans and proposals developed through other statutory routes by other statutory bodies.
Having set out the rationale for the UDC, I want to emphasise one of the key principles that underpins it—partnership. The UDC will operate on the basis of partnership with all the key bodies in west Northamptonshire and MKSM. The UDC will forge productive relationships with other bodies, including English Partnerships, the East Midlands Development Agency and the MKSM inter-regional board, as well as with local organisations working on behalf of local communities.
Partnership and a commitment to engage in effective community consultation represent a fundamental change in strategy from those of the UDCs of the past.
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Alongside the UDCs recently established in east London and Thurrock, the proposed UDC for west Northants will work in co-operation with others to drive forward urban renaissance for the benefit of all the people of the area. I therefore commend the proposal to the Committee.
2.52 pm
Mr. Robert Syms (Poole) (Con): It is a pleasure to serve on a Committee of which you are Chairman, Mr. Caton. It is the first Committee that you have chaired in which I have spoken from the Front Bench.I do not think that I have an interest to declare but, just in case, I declare an interest in a family property and building company; it is listed in the Register of Members' Interests.
I note from the Annunciator screen that the other place is now dealing with the snappy issue of the West Northamptonshire Development Corporation. The Government seem determined to get it gold-plated; we shall be able to measure which Minister most competently deals with the order and how quickly.
Mr. Tony Clarke: I could not help but notice—I am sure that other hon. Members have noted it, too—that the other place is discussing approval of the order. I wonder whether it is in order for the Lords to approve an order that this House is currently discussing and on which it has not yet come to a decision.
Mr. Syms: I am not qualified to answer that question. No doubt the Minister will visit that point when winding up.
When I first looked at the order, I was surprised by the area that had been chosen; I did not think of it as an area of deprivation. As the Minister explained, given Northampton's past growth and its need to renew parts of the infrastructure, it evidently has needs.
The Minister said that the Select Committee in the Lords had considered the matter. He went through the recommendations made by the other place, and I am pleased that he has accepted most of those recommendations, especially that of guaranteeing the representation of key local authorities. Whether the organisation works will depend greatly on co-operation between it and the local authorities, particularly the county council, which would normally fulfil that strategic role.
I echo the comments of my hon. Friend the Member for Daventry (Mr. Boswell). When the Government publish details of what strategic decisions the organisation will be able to take, it is important that there is the widest consultation. Bearing in mind that county councils usually take a strategic role, it is possible that they and the authority may clash; both organisations need to know exactly where they are coming from.
The Minister acknowledged that there has been criticism of the consultation. The local authorities seem to support the scheme. However, I suspect that to a place that has tremendous growth but lacks facilities, being offered the opportunity of a development corporation, with funds being made available to make
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up for things that have not happened in the past and for future growth, must be a little like an offer that cannot be refused.
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