That this House has considered the Greater Manchester Spatial Framework.
It is a pleasure to serve under your chairmanship, Mr Stringer. It is also a pleasure to be joined by hon. Members from across Greater Manchester. The cross-party interest demonstrates the real concerns about the spatial framework that exist among residents across our county. The Greater Manchester spatial framework will be the principal housing and planning document of the Greater Manchester Combined Authority. It represents the combined authority’s plans for the management of land for housing, commerce and industry in the next 20 years. It will have a permanent effect on the location and the shape and character of local communities.
I am acutely aware that hon. Members participating, and other people watching, may have a strong sense of déjà vu, because we have had this debate before. Just over two years ago, I introduced a debate with the same title in this same room to discuss the same spatial framework policy. Since the highly controversial first draft in 2016, however, much has changed in the GMSF, including the controversial plans that originally sought to build on more than 8% of Greater Manchester’s green belt. After attracting criticism from across the political spectrum and getting negative responses from thousands of residents, the authority was forced to go back to the drawing board and rethink.
After months of delay, the Greater Manchester Combined Authority published its revised draft of the GMSF in January, which is substantially different from the original in many details. It is also the subject of a second period of public consultation, so it is right that we take a second look at it. Although the details of the GMSF have changed, controversy surrounding it remains. Those contentious points have centred on three areas: the overall housing numbers, the proposals to build in places that are designated as green-belt land, and whether the accompanying infrastructure, particularly transport, will be sufficient.
To be clear, I am not against development per se, nor am I against the concept of the framework itself. On the contrary, a cross-county approach to strategically sharing housing allocation is to be welcomed, because we need to provide new developments to address the housing shortage and to provide jobs for generations to come. However, that should be done in a way that is sensitive to the local environment and the wishes of local communities. It should also happen only where there is genuine need and infrastructure to support development.
I congratulate the hon. Gentleman on securing the debate and I apologise that I need to leave to return to my constituency before the end. He is right to draw attention to the importance of infrastructure development alongside the development of employment space and housing. That is particularly important in Partington and Carrington in my constituency. Does he agree that there will need to be sequencing, so that we do not get the infrastructure development after, but in advance of, or at least in conjunction with, the housing and employment space development?
The hon. Lady makes an important point. She is correct that, to get residents to buy in to that level of development, they will need assurance that it will not simply add to congestion on local roads, and that there will be adequate provision of hospitals, doctors and school places. That would be the same in all our constituencies.
Since being elected in 2015, I have campaigned alongside residents to protect the local green belt, particularly around the village of High Lane, from massive developments such as those proposed under the GMSF. I have attended public meetings, led debates in the House, submitted a petition from more than 4,000 constituents, worked with my constituency neighbours and lobbied three different Housing Ministers about the matter. I want to put on the record my thanks to all the local people who, with their letters, signing various petitions, organising demonstrations and making their voices heard, have supported the campaign so far, and I hope they continue to do so. I also want to thank my colleagues from across the region who have led similar campaigns in their constituencies, particularly my constituency neighbours in the Borough of Stockport, one of whom, the hon. Member for Denton and Reddish (Andrew Gwynne), we are delighted to see on the Front Bench and will speak for the Opposition today. At this time of apparently unsurmountable political divides, we have been able to work on a cross-party basis. If we can work in such a way, there is hope indeed. Despite my opposition to parts of the framework, I also want to thank the combined authority for listening to people and for taking note of their concerns and revising the plan.
What is the upshot of the policy changes, and is the revised GMSF any better? From my own constituency perspective, one major improvement is how the overall housing targets under the framework appear to have, in effect, been assessed at a county-wide level rather than a purely local authority one, which means that some of the house building targets from the first draft can be redistributed across the local authority boundaries to where local housing need is perhaps higher or land availability greater. The approach is sensible and was a change that I and others called for in response to the first draft.
I congratulate the hon. Gentleman on securing this debate. He and I are both Stockport Members of Parliament. He knows that some in Stockport, principally the Liberal Democrats, have talked about pulling Stockport out of the county-wide co-operation on planning. Does he agree that that would be absolute folly because the situation that he has just described, whereby some of Stockport’s housing growth can be shared across the county, would not be available to Stockport should it pull out of the GMSF?
The shadow Secretary of State is absolutely right. It is highly irresponsible for any political party to make such broad statements, which could increase the pressures on local green belts by some 5,000 for the Borough of Stockport. He is completely right to place that on the record this afternoon.
The updated proposals also mean changes at a local level in Stockport and will instead see the number of new houses earmarked for building on the green belt reduced from 12,000 to 3,700. In my constituency of Hazel Grove, the figure has been reduced from 4,000 to 1,250. Critically, plans to more than double the size of the village of High Lane with an extra 4,000 houses have been reduced to 500. However, to fit some of the new homes needed, new sites at the former Offerton High School, Gravel Bank Road and Unity Mill in Woodley and Hyde Bank meadows in Romiley have been suggested under the revised plans. Those sites will be much smaller than the original High Lane proposals at about 250 homes each, and in some cases will partly use previously developed land.
The revised plans that greatly reduce the amount of green belt to be sacrificed show that when local people come together and we work on a cross-party basis we can get results. I have consistently urged that the overall number of houses needed to be reduced, and that where houses are to be built we should follow a robust “brownfield first” policy. I therefore welcome the fact that the revised GMSF plans do both of those things. The result of the changes is a step in the right direction, in many aspects, as regards the controversial elements of the framework. However, as ever, there is more work to be done.
Almost half of the UK population live in rural, semi-rural or suburban communities close to green-belt land. The green belt is a vital barrier to urban sprawl and is hugely valued by local people. Our road infrastructure and transport capacity already struggle with existing demands. The proposals for development will risk making matters worse. The green belt encourages regeneration of our towns and makes the best use of our land. It therefore protects the countryside and all the benefits that that brings.
Of course, the issue about capacity on local roads also applies to national highways and motorways and, in particular, the M60. The development of Carrington, which I warmly welcome for Trafford, is right by the junction to the M60. We need to have the co-operation of Highways England, as well as local roads authorities, in ensuring that we have adequate capacity to support the planned new developments.
The hon. Lady is spot on. There is a similar situation in my constituency with the M60 road and the junction at Bredbury, with one of the proposals being to expand Bredbury Parkway.
In summary—you will be relieved to hear that, Mr Stringer—the revised GMSF plans and the response hitherto show that when local people come together and when politicians work together on a cross-party basis, we can make our voice heard. Although I welcome the significant reduction in the amount of green-belt land released in Stockport, the policy of “brownfield first”, inclusion of appropriate infrastructure and further local public consultation remain top priorities for the Greater Manchester spatial framework.
I think that the Government are potentially entering difficult territory if they proceed as planned with updates to the national planning policy and guidance and continue to disregard the latest ONS household projections. This is an area where I would strongly urge the Minister to rethink, just as the combined authority has shown its ability to rethink with this draft.
We should now all look at the details of these revised proposals. With the combined authority’s consultation open until 18 March, there is still good time for residents to make their views heard. What is needed now is a robust system of local consultations, especially in my constituency around the newly proposed sites in Offerton, Woodley and Romiley. We should ensure the efficient use of brownfield land, and that any new housing developments are properly supported with additional transport infrastructure and local services.
It is a pleasure to serve under your chairmanship, Mr Stringer.
I thank my Greater Manchester neighbour, the hon. Member for Hazel Grove (Mr Wragg), for securing this very important debate. It is a debate that has attracted a lot of attention and emotion, certainly within Oldham West and Royton, and I want to explore some of the issues involved. I also place on the record my thanks to the shadow Minister, my hon. Friend the Member for Denton and Reddish (Andrew Gwynne), for allowing me to speak from the Back Benches.
I absolutely support the development of a spatial framework for Greater Manchester. We are a growing city region, we are a thriving city region and we are—in my opinion—the best place in the UK to live, and it is important that we plan ahead and make sure that we are fit for purpose in providing employment land, housing land, recreation and quality of life; but how we do that is critical, and I shall point out a number of ways in which we have not quite got the balance right.
We need to start at the beginning, and the beginning is that the Government have imposed a housing target on Greater Manchester that does not hold up to scrutiny. Greater Manchester does not need the housing numbers that the Government are imposing on it when, as has been outlined already, the latest population estimates show that we need far fewer homes than have been proposed. Today the Government could commit to using the latest population data and save us a lot of aggravation, a lot of grief and a lot of really high emotion, where people are losing valuable green-belt land unnecessarily. Why is there such emotion? For that reason, but also because there is in many of our communities a range of brownfield sites—sites that are dirty; former industrial sites—that the community would love to see redeveloped.
However, all of us present in Westminster Hall know that those brownfield sites will not be the ones to be developed if the developers are holding the ring on this issue. The spatial framework does not provide for the sequencing of land development, to enable us to have a genuine “brownfield first” policy whereby sites that commanded community support were developed, obviating the need to use the green belt.
My hon. Friend makes a really important point, because this issue is about more than the sequencing of the disposal of sites for development; it is also about market economics, or supply and demand. If there is an oversupply of green-belt land that does not meet the real housing need of the conurbation, is it not the case that in 25 years’ time our successors might be debating in this place the next version of the Greater Manchester spatial framework, speaking with regret about the missed opportunity whereby we had lost green-belt land but those brownfield sites were still brownfield?
That is absolutely the point, and it will be echoed by thousands of people in Greater Manchester who are not happy with the current settlement.
In my constituency, we had a programme called housing market renewal. The idea was that areas of the housing market that were underperforming would be transformed through modernisation, demolition and rebuilding, to create urban environments where people were proud to live—not houses that were simply built to service the industrial revolution but houses that were fit for the future, too. In 2010, when the coalition Government came to power, that scheme was cancelled overnight. That left many streets in my constituency with their windows boarded up. Actually, many of those houses eventually had the boards taken off and are now in the hands of private landlords, who are making an unreasonable amount of money from housing benefit, so that people can live in what I still consider to be substandard accommodation.
The principle of a brownfield fund is really important. Not only is green-belt land more advantageous to build on, but green-belt sites are often the sites that are commercially viable to build on. The problem with many brownfield sites is that mediation—such as taking out any services that might have been there for a different road layout, removing contamination, and removing a lot of very expensive material to landfill—costs a lot of money. In areas such as Oldham, where some of the house prices are depressed—that is certainly the case in Oldham town—it is just not possible to reconcile the high development costs with the end-sale value of those properties. So there must be Government intervention to bridge that gap. None of that is proposed as part of this new settlement for the community, so, as has already been stated, we will have a situation where green-belt land is taken because it is developable and viable and it will make a profit for the developer but, for a range of reasons, brownfield sites will be left as eyesores.
I want to clarify something. The hon. Gentleman said there was an inflated housing target. On a number of occasions in the main Chamber and in Westminster Hall, I have heard his Front-Bench team make serious promises about the number of houses they will build, which is not dissimilar to the number that we are aiming to build. I just wonder whether he still pledges to hit that target, and if so, where he thinks those houses will go, if not in large conurbations such as Manchester.
I am speaking as a constituency MP rather than as a member of the Front-Bench team, but it is a fact that housing units in urban areas—in town centres and the immediate surrounding areas—are denser than houses of the type that are built on the green belt. If we had a brownfield fund in Oldham, we would see a renaissance of town centre living, with more apartments and town houses built. Of course, we would get more units on land in the town centre than on the green belt, where we generally see larger family housing built and, obviously, we get fewer per acre.
I am grateful to the hon. Gentleman for providing that clarification. Just for clarity, he is saying that he is concerned not about the number of houses that are built but about where they are built in his constituency, and that he would like to see higher-density housing on brownfield sites. I agree with that aspiration. I hope he recognises that that is perfectly within the capability of the local authority and the Mayor in Manchester to decide through their plan process. If he would like to meet representatives of Homes England to talk about the marginal viability funding that we can and do provide for trickier sites that require remediation or other action to make them viable, I would be more than happy to facilitate that.
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To protect and enhance the countryside, which borders the homes of some 30 million people, we must press on with the “brownfield first” approach. The green belt should not be used for housing development on the scale currently proposed. The fact is that we need more housing, but it should be implemented following a vigorous “brownfield first” policy. Insisting that brownfield land, which has had development on it previously, should be prioritised for the building of homes would encourage the regeneration of our towns and would ensure that the best use is made of our land. Importantly, it would ensure that housing is located where there is already the necessary infrastructure, and where local services can be augmented and improved.
To minimise the pressure on the green belt, it is important that we identify as best as possible all brownfield land. We should look at areas that are vacant or derelict so that we can optimise their potential for development before considering green-belt sites. Credit is therefore due to the Government for the creation of the brownfield register, following the Housing and Planning Act 2017. It has enabled hundreds of additional brownfield sites to be identified, and so has removed a considerable amount of the pressure on the green belt. Some good progress has been made in that area.
Thanks to the brownfield register, we know that Greater Manchester has at least 1,000 hectares of brownfield land spread across 439 sites, which have not yet been fully developed for housing. That is enough to build at least 55,000 homes, and it is likely that more such land can be found. Stockport has a reasonable number of those sites, although not as many as other areas. Stockport’s brownfield register, which is administered by the local council, has made it possible to identify sites within the urban area suitable for the development of up to 7,200 housing units. That is a considerable amount more than when we began this process a couple of years ago.
The Campaign to Protect Rural England estimates that, across the country, there is enough brownfield land to build some 720,000 homes. That figure has been revised upwards from the 2017 estimate of 650,000. Those brownfield sites have the potential to contribute significantly to the construction of the homes that are needed.
Another significant development since the last debate came in September 2018, when the Office for National Statistics released its most up-to-date population figures and household forecasts. Its publication of the new household projections led to a reduction in the overall numbers generated by the standard method for assessing local housing need. They proved to be nearly 25% lower than previously thought. Consequently, they gave rise to a national need target of some 213,000 new homes per year.
In October 2018, the Government published a technical consultation on the update to national planning policy and guidance. I commend them for a masterpiece of obfuscation. The consultation paper set out proposals to update planning guidance on housing need assessment to be consistent to the Government’s ambition to increase housing supply. They propose that planning practice guidance should be amended to specify that the 2014 ONS projections provide the demographic baseline for local housing need, rather than the 2016 figures. They produced their consultation response just two days ago, so colleagues may be forgiven for not having read it yet.
Despite clear opposition to the proposals from organisations and individuals, the Government have signalled their intention to ignore the latest ONS figures and use the outdated but higher 2014 projections. That means that they will overlook the latest ONS forecast, and instead stick to the previous target of 300,000 new homes per year, which will, I am afraid, lead to increased pressure on green-belt land.
I have a number of questions for our excellent Minister. First, I want to make a rather technical but nevertheless important point. I reiterate the point that I made when I wrote to the Secretary of State in December in response to the Department’s consultation. I believe that the 2016 projection should be used to provide the demographic baseline for the standard method. I strongly disagreed with the Ministry’s proposals, and I still do. Failure to use the most up-to-date evidence in creating policies is, I think, directly contradictory to the rules of the national planning policy framework. Moreover, there were 498 responses to this question, and of those organisations that responded, more than half—55%—disagreed with the change; only one third agreed with the proposal. In fact, more than two thirds of local authorities opposed the plans. Individual respondents, of whom I was one, were overwhelmingly opposed; the figure was 86%.
I have concerns about the Government’s response to the ONS figures and the message that that may send. If the Ministry selectively considers evidence that justifies its housing need figures, that suggests that the direction of travel is only one way. It seems a departure, I contend, from evidence-based policy making. It is a case of cherry-picking facts to ensure that the means justify the ends. I therefore urge my hon. Friend the Minister to reconsider the approach of his Ministry in this area.
Secondly, there must be stronger consideration, at individual site level, of what is being lost in terms of green space or green belt, particularly with regard to wildlife corridors and recreational spaces. A local site of particular concern to me is the area at Hyde Bank meadows in Romiley in my constituency. It contains the well used community facilities of Tangshutt fields, including playing fields, three football pitches and a children’s play area, and is adjacent to Tangshutt meadow, which is a popular local green space, a nature reserve, a community orchard and allotments. The loss of that green space would damage the local environment, the community and the health and wellbeing of local people, and it is but one example from the GMSF second draft document.
Finally and importantly, as I mentioned at the beginning of my speech, more attention must be paid to how local infrastructure will support the new developments where and when they may be approved—that follows on from the excellent intervention by the hon. Member for Stretford and Urmston (Kate Green)—particularly in respect of roads, traffic and local amenities. Although it would obviously have fewer homes than the 4,000 previously proposed, even a relatively small site—250 homes—would mean at least 250 extra cars on the road; there would probably be two or indeed three cars per household.
Many of the site-specific proposals in the revised framework refer to road and rail upgrades, in the immediate vicinity of sites, to provide access to the developments and to manage traffic in and around the new estates. However, beyond that, the framework generally gives no further details of what that will entail in the surrounding areas. It makes only vague references to developing travel plans or travel corridors, or general improvements to highway infrastructure. Without any level of detail, it is very hard for local politicians or local people to know the true impact that there may be on their area.
Many sites in active use in my constituency are waste transfer sites—abattoirs or former haulage yards, for example. They are currently earmarked for employment use, because that is their current use, but they are in predominantly residential areas, so the road layout does not service large-vehicle movements. The community would love those sites to be re-categorised for residential development, but that is not allowed under this process, because there is a requirement that sites be practically deliverable within the life of the plan. Of course, if the current landowner has no immediate intention of developing that land, it cannot be included because it has no reasonable prospect of being delivered.
We all know that demand for sites for employment use is changing rapidly. Oldham used to have 300 mills. Those that remain are now self-storage. People always said, “We’re always going to need storage, so there’s always going to be a role for Oldham’s mills,” until, of course, we built high-bay warehousing out of town on the green belt because distribution companies wanted more than mills with five floors, in which it is more expensive to move goods around. That shift in demand should be taken into account.
Local areas should be allowed more flexibility to re-categorise and transform dirty industrial sites into new residential sites. That is not the case at the moment, due to the requirement for there to be a reasonable prospect of a site’s being brought into use within the life of the plan. That does not enable local areas to lead from the front and say to landowners, “We have a better vision for our community than a waste transfer site.” [Interruption.] I am being heckled by the Minister. That is fine—I am quite used to being heckled—but it would be great if he provided a substantive answer to some of these fundamental questions.
Why have an inflated target for housing and population when the latest data says we do not need that target? Why not allow the creation of a proper brownfield fund, so that we have the cash in place to redevelop the land that people want to see redeveloped? What about infrastructure? In Greater Manchester, we have lost more than 1 million miles of bus journeys since 2010.