Gagan Mohindra – 2023 Speech on Planning Policy
The speech made by Gagan Mohindra, the Conservative MP for South West Hertfordshire, in Westminster Hall, the House of Commons on 26 January 2023.
It is a pleasure to speak under your chairmanship, Mr Vickers. I congratulate my hon. Friend the Member for Isle of Wight (Bob Seely)—my good friend—on bringing forward this really important debate. I commend him and my right hon. Friend the Member for Chipping Barnet (Theresa Villiers) for the excellent work that they have done on the issue for a significant time. Most of that work was done behind closed doors, as critical friends of the Government. It allowed me, as a Government loyalist, the space to contribute positively, in a small way, to making sure that the legislation was exactly as we wanted, without been seen as disruptive or disloyal.
As I have said many times in this Chamber, I come from a local government background. I was a councillor for 17 years before being elected to this place. Actually, there was a bit of overlap because of the pandemic. In that time, I spent many years on planning committees. Most recently, I was chairman of a planning committee in Epping Forest. I was a dual-hatter: I was also a county councillor in Essex. During my tenure as county councillor, I was responsible for strategic planning. In all those years in local government, I thought that local plans were better than what preceded them: the regional development agencies, which were part of a clunky, top- down model imposed on our communities from Whitehall. Although the local plan process remains emotive and, I would argue, quite difficult, it is part of a journey, and part of the future legislation, which will improve the process.
I commend the Government for listening to the constructive criticism and feedback that people such as my hon. Friend the Member for Isle of Wight have put forward. Top-down numbers are helpful, but they should not be a stick with which to beat local authorities. I am happy for provisions on the five-year land supply to be removed. I always thought that they were a tool that unscrupulous developers or applicants could use to put development in the wrong place. I think I speak on behalf of the whole House when I say that politicians are always conscious of unintended consequence. No politician, whatever their party, wants to put forward bad laws or policies. When it comes to encouraging councils to ensure a pipeline of future development, a hard five- year deadline would open up a massive can of worms; unscrupulous developers from around the country would get involved. Both my authorities’ planning departments were a bit under-resourced, through no fault of their own, which meant that they were in some ways swimming against the tide, and finding that increasingly difficult.
My constituency of South West Hertfordshire is a beautiful part of the world. The Chilterns area of outstanding natural beauty is to our west, and we have the border with London to the south. We have the best of all worlds: we have very good transport links with London, but we retain that village feel. We are about 80% green belt, so pretty much wherever we look, we see prime green belt, farmland and trees. Part of the joy of representing South West Hertfordshire is that, waking up in the morning, I am more likely to hear a bird than cars. That is not to say we do not need further investment in transport—and I will continue to bang on about the train network and the tube in the south—but it is a nice place to live. As a conservative with a small C, part of my role as the elected Member of Parliament is to retain what we love about the community. Pressures that we experience in the home counties and London, particularly pre pandemic because of the draw for better-paid jobs, mean that we will continue to have these debates on local planning issues.
It is great to see the Minister in her place. My plea to her is to try to future-proof the local planning process. With the way people live their lives post pandemic, the south-east is less of a draw, because they can have a well-paid, good job with future career prospects without moving down to South West Hertfordshire or London. My generation, including a lot of my friends from the midlands, was drawn down to London. As chair of the all-party parliamentary group for regeneration and development, I had a meeting with Birmingham City Council yesterday. After hearing about the exciting plans in that part of the world, I think that if I were an 18 or 20-year-old from there now, I would not necessarily see the bright lights of London as the real draw. People can still have a good quality of life, with reasonable house prices and a good work-life balance, and live in a vibrant community with lots of future plans.
I represent half of the area covered by Dacorum Borough Council and most of the area covered by Three Rivers District Council. The two councils did a poll back in 2020, asking residents to name their favourite thing about living in South West Hertfordshire. Over three quarters of respondents across both council areas said it was the parks and open spaces. The silver lining of the pandemic is that people have really appreciated what is on their doorstep.
As someone who still commutes into London every day, I may be a rare breed. A lot of people are still getting back to working full time in their office space, after being perfectly set up over the last couple of years to work from home. Avoiding a two-hour commute there and back, which I have to do most days, is a draw. However, as well as saving on the commute time and transport costs, the quality of life aspect is important. Planning, by its very nature, should be focused on the health and wellbeing of communities. As a Conservative councillor, my view was that when planning is done badly, not only does it create an eyesore, but the negative aspects of poor development lead to unhealthy outcomes, which mean an additional burden on the state in future years. As a Conservative, one of my values is offering value for money. Where we can reduce the cost burden for future generations, we should be proactively doing that. The way we do planning is very much part of that mix.
Apparently, 1.2 million homes are lying dormant on brownfield sites. I referred earlier to the significant green-belt aspect of my community. Although there is always a draw to do what is easy—that is, if there is a piece of grassland, build on it—that does not mean it is the right thing to do. My hon. Friend the Member for Isle of Wight spoke about renewed emphasis on getting brownfield sites back into use. That is absolutely the right theme, which I hope my Government will continue to push.
Some of the regeneration in our communities is to do with not necessarily new homes, but the quality of what people see outside their windows. For someone driving to the local shops, being next to a derelict site where nothing looks to have happened for five or 10 years has a subconscious bearing on how they feel for the day. Although new development is a pain in the short term, people feel the benefit of those brand new hospitals or schools, or additional classroom space. That is what the planning process is meant to do. It is meant to make the next generation living in that area have an easier life than the previous one.
Strategic planning is absolutely required. We have had piecemeal planning, which we see occasionally from planning application appeals. Inevitably, those have led to a can of worms, with developments in the wrong place. They might make a lot of money for the developer at the time, but they have a significant impact on local authorities, especially when trying to offer a support network such as social services or NHS nurses, which have to go to out-of-the-way places that can be the wrong sites for such developments.
From January last year to September, across all the Hertfordshire councils, about 12,000 applications were received, with about 11,500 decisions taken and, of those, 85% granted. The planning application process therefore does not seem to be the issue or a bottleneck. Planning remains complex, which it needs to be, with a lot of expertise required—I applaud the Government’s drive for digitisation, because more people will engage in the process—but there should be more motivation to do the right thing, although I do not yet know how to do that. Putting in an application just to increase the property value, without developing it—I know loved ones who have done the same—might be helpful in the short term, but it is a false economy as regards what is available or in the pipeline to be developed.
In the south of my constituency, Three Rivers District Council is Liberal Democrat-controlled. For many years, since I was elected, I have pushed it to continue the momentum to get a local plan in place. As the constituency Member of Parliament, I would argue that the council is probably using the change in the forms in planning legislation that we are looking to make as an excuse not to get on and do it. In the north of my constituency, Dacorum District Council is Conservative-controlled, and it is just getting on with its plan, as my right hon. Friend the Member for Hemel Hempstead (Sir Mike Penning) said at Prime Minister’s questions. While that is difficult, it is absolutely the right thing to do.
My plea to the Minister is that where we think councils are using the situation to do the wrong thing, we need, whether by a quiet word, threats of sanctions or whatever—I do not know what tools she has in her armoury—to encourage such councils to get on and do their plan, because sitting one’s head in the sand is not the solution for planning. We need to have those mature, if typically emotive, conversations and for decisions to be made. Politicians are elected to make decisions, even when they are sometimes difficult to make.
The Levelling-up and Regeneration Bill is in a good place. There is more to do, but I would not expect that to happen in this piece of legislation. I am sure future legislation will be coming down the pipeline through the Department for Levelling Up, Housing and Communities.
The demand for housing in this country cannot and should not be ignored. My hon. Friend the Member for Isle of Wight spoke about start times, and that is a big issue in my part of the world. While people will remain emotive about new development, typically such new homes are for the local community. When people move out of mum and dad’s home, where will they live? In my part of the world, it means they have to move significant distances away.
Brownfield land is very much there, and we need proactively to get it back into use, even more so than now. The counterpart to that is some green-belt land. The Government should encourage regular reviews of green belt, because it has various spectrums—if it is prime arable land, absolutely we should retain it in the green belt, but if a site is on the edge of settlement, has been dilapidated for 20 years and is of no help or environmental benefit, we should identify it and make better use of it. With the right plan and policies in place, we can maximise the benefits of planning and keep our green spaces safe.
