Housing guide under fire

by Graham Ridout



The influential Environment Transport and Regional Affairs Committee has voiced its concerns over the draft planning and policy guide (PPG3) on housing issued by the Government.

The ETRA Committee reiterated worries raised by housebuilders and Lord Rogers' Urban Task Force that it will be difficult to meet the Government's target for building 60 per cent of homes on brownfield sites. It urged a speedy release of brownfield sites and that the Government published, as a matter of urgency, its review of compulsory purchase powers.

The committee reported; "Some regions, such as the North-west, could build almost 100 per cent of housing on brownfield land, but are prevented from doing so because each area has to take its share of housing. As a result, Manchester has brownfield land on which it is unable to build houses, while neighbouring Stockport has to build on greenfield land against its will."

The all-party committee reported that the recent shift in financial rules for the Housing Corporation appeared "to encourage development on greenfield land."

Concern was raised over the clarity of guidance given in the draft PPG3. "The Government must provide clear and specific guidance to ensure that: those involved in the planning process know what to do; there is not a proliferation of planning appeals because of the PPG's vague wording; and that conservative-minded planning authorities do not use its vagueness for not taking the necessary action."

In addition, clarity was called for concerning the conduct of negotiations in respect of Section 106 agreements on planning gain. Action was also needed, the committee said, to resolve difficulties experienced in cases where local authorities "hoard superfluous employment land" in the hope of attracting new businesses.

An urgent examination was needed where "the present unequal tax rates that apply to conversions and to building new houses are unsatisfactory and work against Government policy." Another issue that the committee said needed resolving concerned mixed-use developments. "There are powerful objections from financial institutions and developers to such developments that must be addressed."

David Mote, marketing director of the House Builders Federation, said the federation was in general agreement with ETRA's comments. "Obviously, there are a number of points that we welcome while there are a number that we don't."

Mote said the HBF supported any new guidance on Section 106 agreement because "planning permission is being delayed by up to one year." He added: "There is also a need to promote the speedier release of brownfield land. Housebuilders don't need any encouragement to build on brownfield, they just need planning permission."

The HBF welcomed any review of compulsory purchase orders. Said Mote: "On many brownfield sites, it can take an awful long time to assemble the land in the first place, especially if there are a number of landowners. And quite often, owners hang on for as long as they can in order to get the best price."