Memorandum by Friends of the Lake District
(PGS 15)
We would wish to restrict our comments on the
consultation paper to rural issues and in particular to any implications
that could arise in developing brownfield sites and in the provision
of affordable homes. We recognise PGS as a means to an end in
so far as securing investment into infrastructure to secure more
houses, and that it is a way of sharing out gain made to land
value by the grant of planning permission. However, will it work
for rural areas with little or no growth? Whilst in growth areas
the tax may create a cyclical building/investment environment,
in rural areas the tax may deter builders and delay housing development
in situations where small sites are already relatively costly
to develop and this could adversely impact on exception sites
and sites allocated for affordable housing. We would wish to see
the development of brownfield land in advance of greenfield. Many
brownfield sites have a variety and complexity of problems eg
contamination that has to be overcome, at additional cost, to
activate the site. A further charge on that development could
be a disincentive and encourage developers to turn to greenfield
land as a first option. There is very limited information available
at present on PGS to give confidence that the scheme would achieve
its objective of creating community benefit. For rural areas the
delivery of affordable houses and local infrastructure to support
sustainable communities may only be achieved if a substantial
reduction or exemption in the tax is introduced to encourage the
development of small sites and the re-use of brownfield land.
In summary, whilst we support the principle we have real concerns
over the practical implications and possible outcomes for rural
areas.
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