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[Mr. John Cummings in the Chair]

– in Westminster Hall at 11:46 am on 13th January 2009.

Alert me about debates like this

I leave the Minister with one request. This week will he please get in touch with the Department for Transport and insist that early in this new year an announcement be made about how the Government will improve the A14, because unless that is done, the Government simply will not get the extra houses that they require in north Northamptonshire and my constituents will remain extremely concerned about the lack of infrastructure.

Photo of Andrew Selous Andrew Selous Shadow Minister (Work and Pensions) 11:51 am, 13th January 2009

I, too, shall be brief, like my hon. Friend Mr. Hollobone.

Dr. Starkey does not have a monopoly of concern about housing need—it is shared by all my colleagues in the Conservative party. We want to do something about it, which is why I backed plans by South Bedfordshire district council to build well over 10,000 houses in my constituency. That would have more than met local housing need in my area and provided additional houses for her constituents and others in the region. However, to ram into those four areas around London a super amount of growth, without the necessary jobs, transport links and other infrastructure, is unacceptable. That is the broad concern shared by my colleagues in the Conservative party.

I shall localise the issues to my constituency as quickly as I can. In Leighton Buzzard and Linslade, there is intense irritation that before the Minister's boss, the Secretary of State for Communities and Local Government, is a proposal for 900 houses to the west of Linslade, in the constituency, I think, of my hon. Friend Mr. Lidington. I had to write to the Government office for the south-east in Guildford about this matter. I wish that the Minister could have come with me to a public meeting that I attended where several hundred of my constituents turned up on a cold December evening to express absolute amazement at the proposal, which is not even favoured by the committee that the Government set up. It was against it, but the Government changed the rules that they themselves put in place. Will the Minister speak to his boss and kick that proposal into touch forthwith?

Leighton Buzzard is a mediaeval market town, which the Minister was kind enough to visit on 27 March last year. He might remember that we could not drive around the whole town—our minibus had to turn back, such was the traffic. My hon. Friend spoke about the traffic in Aylesbury, too. We cannot expand mediaeval market towns indefinitely, with later additions and central road systems that cannot cope with ever more outlying estates. Many people in Leighton Buzzard travel to shop in Bletchley, because it is quicker to get there than to drive from one side of Leighton Buzzard to the other. We are not creating a sustainable community, but simply adding to carbon emissions. We might be adding to retail profits in Milton Keynes, but we are not doing much for the economy of Leighton Buzzard or for my constituents. We do not have enough local jobs. My area has lost about 500 jobs over the past seven years. A genuinely sustainable community should have a balance of houses and jobs, so that people can work locally. They might have caring commitments for sick or elderly relatives or young children. Not everyone wants to get up very early and catch a train in the morning, if they can get a job out of the area. We need to think about that.

A proposal has also been made for an extra 200 homes off Stoke road in Leighton Buzzard. I have similar concerns about that as about the west Linslade urban extension. We also desperately need a bypass to the north of Dunstable—the other major town in my constituency—to which two objections were raised recently: one was that the Government had not yet decided whether they would widen the M1 or use hard-shoulder running. I think that a decision is imminent and that something can happen quickly. After that, we can deal with the second objection: air quality. I understand that the new chief at the Highways Agency has a practical proposal to deal with that. If we can nail those two issues, we can get on and announce that road. In 2006, the then Secretary of State for Transport, Mr. Alexander said that the road would be the first priority for any slippage on any scheme in the east of England. I intend to see that commitment to the House honoured.

Furthermore, Houghton Regis—the third smallest town in my constituency—is desperately short of even the most basic facilities. Football players and bowls players have to use sports clubs that lack even the most basic facilities. We were told that there would be no new houses without the infrastructure—that is the reality at the moment—but we want to deal with local housing need. We are generous people, so we will make a contribution to the needs of the wider area, but it must be sustainable. When the Minister came to my constituency last year, he said that he would take issue with allegations that the Government were forcing local authorities to provide housing—I made a note of that when he spoke to Leighton-Linslade town council—but that is not how that is seen locally. It is seen as a denial of local democracy. I echo everything that my hon. Friend the Member for Aylesbury said about that. That denial is dangerous. The power of the ballot box has to matter and be able to change things locally. People do not see that happening, and the Government should really be worrying about that.

Photo of John Cummings John Cummings Labour, Easington

Three hon. Members wish to catch my eye, and I intend to begin the Front-Bench winding-up speeches at 10 minutes past 12. If Members bear that in mind, all three will have time to make their contributions.

Photo of Nadine Dorries Nadine Dorries Conservative, Mid Bedfordshire 11:56 am, 13th January 2009

Thank you, Mr. Cummings. I wanted to focus on the growth forecast for Milton Keynes and the premise on which that growth is predicted, but given the time restrictions, I shall instead focus my comments on one area in particular. First, however, I should like to thank my hon. Friend Mr. Lidington for securing this debate. I have attempted to do so many times, but I am delighted that he succeeded, because his speech was incredibly erudite and compelling. He did a far better job than I could ever have done.

I shall talk about the 2,000 residents of Aspley Guise in Bedfordshire. So that the Minister understands where I am coming from, I shall describe Aspley Guise: it is one of the most beautiful areas in Bedfordshire. It is a village made up of Tudor cottages; it was mentioned in the Domesday Book; it is surrounded by green-belt land; it is a chocolate-box village, which are traditional in England—the kind of village that one imagines when talking about the typical British village. It also has a unique, supportive and strong community. People in Aspley Guise very much identify themselves with the area and the village, and it is an honour to be a Member for a constituency with such a strong community.

Aspley Guise is threatened with being subsumed by the expansion of Milton Keynes and becoming part of what is, or will be, a modern city. Obviously, the 2,000 residents of Aspley Guise object strongly to that, for a number of reasons, one of which is that they fear losing their identity and culture. They worry that the village will cease to exist and become part of a modern city. Those 2,000 residents are hugely concerned about that.

I can do no better than put it in the terms expressed by councillor Fiona Chapman. Imagine that someone has a big house and wants to build an extension and that, rather than applying to have it built in their own garden, they apply to build it further away in the garden of someone else's smaller house. That is how the residents of Aspley Guise feel. They believe strongly that the expansion of Milton Keynes should take place within the boundaries of Milton Keynes and that a good area of green-belt land should surround Aspley Guise as a buffer between Bedfordshire and Milton Keynes expansion. They feel very strongly for a number of reasons. They understand that the 224,000 proposed new homes were based on a predicted jobs growth of 192,000. That was not realistic even then. As we know, Milton Keynes had just 0.1 per cent. economic growth at the time, when the rest of the region was benefiting from a growth of 0.6 per cent. Today, David Frost from the British Chamber of Commerce spoke about the dire situation for economic growth and businesses in the UK.

Aspley Guise residents and I should like to ask the Minister why he thinks that we need completely to subsume a village on the basis of economic growth forecasts that we know will not be realised. I shall finish quickly, because I know that my colleagues want to speak. As the Minister has been an assiduous and efficient chairman of Milton Keynes and South Midlands, will he come to Aspley Guise to look at the area and meet the people and listen to their concerns? Unlike the previous ministerial visit, I guarantee that it will be a calm, beneficial and warm meeting. So, when the Minister is in the Milton Keynes or the Bedfordshire area, will he do us the honour of paying us a visit, so that he can see for himself the area that will be destroyed by the growth of Milton Keynes?

Photo of Peter Bone Peter Bone Conservative, Wellingborough 12:00 pm, 13th January 2009

It is a great pleasure to follow my hon. Friend Mrs. Dorries. I also want to congratulate my hon. Friend Mr. Lidington on securing this debate and on making such a powerful speech. I totally agree with all the comments made by my hon. Friends. I should like to mention a different area, however. In some respects, it is the elephant in the room that has not been discussed.

In Wellingborough, unemployment is 40 per cent. higher than it was in 1997. As my hon. Friend Mr. Hollobone said, we have 52,000 new homes proposed and a road structure that is incapable of dealing with what we have at the moment. The issue that concerns me is the migration from Europe. In one year, in the most up-to-date figures that I have from the Office for National Statistics, 7,000 migrants moved into Northamptonshire to stay for more than one year. We do not have the jobs at the moment. As I said, unemployment is 40 per cent. higher than in 1997. We did not have the boom, but we have certainly had the bust.

If politicians of the main political parties do not discuss the problem of migration, it could lead to extreme parties coming in. Unfortunately, I now have the British National party in my area. It makes the simple case that people cannot get jobs because foreign workers have taken them. That is untrue and unfair, but there is a danger that that view will be developed and that reasonable people will vote for such parties because we, as mainstream politicians, are not discussing the issue in great detail. As there is already a huge amount of unemployment in my constituency and in other parts of Northamptonshire, we face a real danger if this migration continues.

It may well be that the migration does not continue. The Government have already said that up to 30 per cent. of the new homes will be for migrant workers. If those migrant workers are not going to come because the jobs are not here, do we need that growth in housing? Presumably, we could cut the figures by 30 per cent. We must discuss that issue in a calm way; otherwise, we will allow extremists to come in and do great damage in Northamptonshire.

Photo of Brian Binley Brian Binley Conservative, Northampton South 12:03 pm, 13th January 2009

I thank my hon. Friend Mr. Lidington for obtaining this debate, which is very well timed and presents a valuable opportunity to hon. Members who are affected by the sustainable communities project. I pay tribute to the Minister, who was good enough to visit Northampton. He showed a great interest and willingness to listen and to learn. We are lucky to have such a man, and it gives us hope. [Interruption.] It will be a pint later, Iain.

May I make one simple point? The Government's plans for the number of houses have gone to the wall. The overview of the infrastructure needs has never been properly created, and we have never really understood where the money is coming from to pay for that infrastructure. We have talked quite sizeably about money from the private sector. I can tell the Minister that whereas prepared land cost £1.4 million an acre 12 to 14 months ago, we would be lucky to get £600,000 an acre now. That means that there is not the leeway within land values to provide the sort of infrastructure that the Government hoped they would be able to provide from that source. I plead with the Minister to review that particular project now, as it impacts on Northamptonshire and on the constituencies of my colleagues here today. Much of the original thinking, which was not very deep at the time, has gone out of the window because of present circumstances. Those circumstances will have a sizeable impact for the next 20 years. By that I mean the time frame that we were talking about in the original Rooker report in our part of the world.

My second point concerns rail transport. After I have discussed it, I will sit down, Mr. Cummings, because I appreciate your concerns, too. We are on a secondary loop link from London. There is no doubt that much of the rationale for the sustainable communities policy as it was originally envisaged was to solve housing problems in London and the south-east. Our projected indigenous population growth is very small. We assume that most of the incoming people will be from London and the south-east, which means that the rail connection is vital.

The Minister will have read of the problems that we have had over a lengthy period, which have been heightened over the past two weeks. I am told that more than 100 trains have been cancelled since the new timetable came in at the beginning of December, that there are not enough drivers to man the trains, and that the new link from the north-west is not performing as it should do. All of that is impacting dramatically on the present population getting to their jobs in London. When we have the sort of increase that the Government are projecting, the problem will be added to. I urge the Minister to consider that issue specifically within the overall review of the sustainable communities project for which I am calling. If the Government do not deal with the totally changed set of circumstances, they will create insoluble problems for the future for local planning authorities, urban development corporations and the delivery vehicles. I want a total rethink of the matter. I am not talking about the need for extra housing, but about how we are going to put into effect the sustainable communities programme that the Government wish to proceed with and which we wish to help with, provided it is not too much of a burden for the constituencies and the areas in which we live.

Photo of John Bercow John Bercow Conservative, Buckingham 12:08 pm, 13th January 2009

The direction of housing growth at Aylesbury is the subject of continuing debate, not least at local level, and notably between advocates of the southern arc on the one hand and the eastern arc on the other. The Minister will be relieved to know that I am not inviting him or expecting him to intrude into private grief on that subject today, or necessarily at a later stage. I want to make one simple plea to him.

Whichever arc goes forward as the accepted option, there is a consensus locally—I am looking with eager anticipation in the direction of my hon. Friend Mr. Lidington—that the eastern link road will be essential to the sustainability of the development. Buckinghamshire county council has secured between £3 million and £4 million towards the design work for that road. It is not unreasonable for the county council to look for further finance, both because of the centrality of the road and on account of the fact that Aylesbury Vale, at the request of the Government, is undergoing a proportionately larger expansion than, I think, any other area of the country. I look forward to the good will and positive commitment of the Minister.

Photo of Julia Goldsworthy Julia Goldsworthy Shadow Secretary of State for Communities and Local Government 12:09 pm, 13th January 2009

I congratulate Mr. Lidington on securing this debate and I congratulate all hon. Members who have spoken—they have made the case on behalf of their constituents and raised their concerns. I shall try to be brief to allow the Minister as much time as possible to respond.

Mr. Binley said that the Minister was lucky. I am sure that he feels very lucky to have the pleasure and responsibility of responding to debates of this nature, but it feels like groundhog day because there are so many in Westminster Hall. There is a consensus that there is a massive unmet housing need, but there is frustration—not only in the region that we are talking about, but the whole country—because the process is the wrong way round. Local people do not feel that they have an opportunity to speak or that what they say will have an impact on the outcome. We end up having so many debates in Westminster Hall on such matters because they provide the only opportunity for Members to raise their constituents' points.

The organisations that take the decisions lack accountability, but so does the process. I have spoken in such debates before, as colleagues have, and tried to gain an understanding of the process and to see how we could make an impact on it, but we have debates when the regional Minister is absent, which leads to questions about their role in decisions. At least, in this case, we have the chairman of Milton Keynes and South Midlands inter-regional board—the Minister—responding to the debate, so there might be some accountability. However, in all too many cases the right Minister is not present.

As Dr. Starkey highlighted, Milton Keynes is different from other parts of the region, which raises the question why the region is carved out as it is. There are major accountability issues, which should be tackled if the Government are keen for people to buy into the process. Hon. Members are more than prepared to make the argument for meeting the housing need, but without accountability it is difficult to counter cynicism, even if the Government show willing.

The issue is important because people are concerned that the sustainability of their communities is being undermined. They are worried about the impact that changes will have on their communities from a social perspective; Mrs. Dorries made that point well. The proposed changes will not only mean that communities grow, but that they will change altogether, so the matter needs to be treated sensitively. The hon. Member for Milton Keynes, South-West made a valuable point when she spoke of the need to ensure that we have soft infrastructure. We need to support growth, but we should not undermine what exists. The danger is that the process does just that.

The major environmental issues in the south-east were raised, such as access to water, and the impact of building on greenfield sites and of not protecting the green belt. Because of the planning process, developers have every incentive to develop sequentially, and we can guarantee that the greenfield sites will be the first to be identified. That needs to be addressed.

Ultimately, everything boils down to the economic sustainability of the plans. Hon. Members have already questioned the numbers of jobs and houses that will be generated, and we are now living in a completely different climate. There are Government announcements day after day on what they are doing to tackle the economic downturn, so I am at a loss about the continuing denial about housing numbers. The fact is that the Government's target for house building is not being met. The jobs are not there, and the construction industry faces huge difficulties, and the Minister and the Department for Communities and Local Government must adapt to reflect that changed world.

There are some practical things that the Government could do. The new situation does not mean giving up on meeting housing need, because if anything the need for social housing will be even greater. What are the Department's plans to meet the changing need? For example, if properties are not being developed in the private sector, and if there is greater need for social housing, what can it do to meet the new need? Could the Minister show some flexibility on the percentage grant for social housing, and can any money be brought forward? How will he respond to the Taylor report, which focuses on building economically sustainable communities, and not simply massive urban extensions, to safeguard the sustainability of existing communities as well as provide for future housing need? Practical steps could be taken.

I would like the Minister to say that he is prepared to listen to the views of the constituents whom hon. Members have represented today. Will he provide a reassurance that the targets will not be set in stone, to be pushed forward regardless of those views, in the light of the changed economic realities with which we now live?

Photo of Stewart Jackson Stewart Jackson Shadow Minister (Communities and Local Government) 12:15 pm, 13th January 2009

It is a pleasure to serve under your chairmanship, Mr. Cummings. I congratulate my hon. Friend Mr. Lidington on securing this timely and important debate, and on his assiduous and consistent advocacy for his constituents. We have discussed such things on a number of occasions, regarding a number of areas, in the past few years, including the M40, the provision of health services in Milton Keynes and funding. As Yogi Berra, the American sports coach, said, it is déjà vu all over again. It is regrettable that Dr. Starkey filibustered for 18 minutes on the tangential issue of housing in Milton Keynes, rather than address the substantive issue, when so many other hon. Members wished to represent their constituents. I hope not to repeat what my hon. Friends said, but I congratulate them on making the effort to represent their constituents eloquently and determinedly in the debate.

I hope that the Minister heard what was said about planning policy statement 3 and the sleight of hand that is being used to encourage more development on green belt land. The Campaign to Protect Rural England estimates that up to 75 per cent. of housing could be built on green belt land in the Milton Keynes South Midlands area. I also hope that he is thinking about transport infrastructure, and specifically about the 2003 independent study by Roger Tym and Partners, to which my hon. Friends the Members for Buckingham (John Bercow) and for Aylesbury referred. He will know that the South East England Development Agency estimates that £25 billion is needed to finance infrastructure planning as a consequence of housing built under the sustainable communities plan. That will not be funding by section 106, the Milton Keynes supplement or planning gain supplements—I am talking about roads, schools, clinics, bridges, hospitals, community centres and so on.

Energy and water infrastructure are also important. When the Minister speaks, he could address the fact that the current constitution of the regulatory system militates against long-term planning for facilities by, for instance, EDF, in the Aylesbury area, as my hon. Friend the Member for Aylesbury has said.

It is ironic—one is entitled to be cynical—that at its launch in July, the Secretary of State said that

"the White Paper provides real and practical ways to put communities in control...Politicians have a contract with those that they serve — that contract now needs to be rewritten to ensure that the needs of real people are taken more into account."

That simply has not happened in the past few years.

In the Local Democracy, Economic Development and Construction Bill, the Government missed an opportunity and have failed to right the wrongs of too much central control. They had an opportunity to transfer power downwards to local people but, instead, they have junked regional assemblies, and intend to vest unprecedented planning powers in the hands of the regional development agencies. As we know, buried in the small print of the Bill is the capacity to create new, unelected economic and transport quangos, which is in effect a green light for yet more stealth taxes on our constituents.

The Bill also strips away the last vestiges of democratic accountability at regional level by giving major housing and planning powers to unelected appointees of regional development agencies with reserve powers for Secretaries of State to revise or completely disregard regional plans as they see fit. That is an example of Labour's Stalinist quango state of unelected party elites. It is not a way to proceed—[Interruption.] I am glad that the Minister is easily amused.

I wish to mention some other specific areas that my hon. Friends have mentioned. Obviously, the regional spatial strategy is a flawed process. It is unaccountable, distant, and undemocratic and corrodes people's faith and trust in the planning system, which is bad for local democracy. My hon. Friend Mr. Bone made an apposite point on the impact of migration from the EU and elsewhere. He is absolutely right that it is incumbent on mainstream parties to talk about those issues and their impact on the delivery of public services. Otherwise, the extremists in our midst will make hay and undermine the system, which is what they intend to do.

Photo of Andrew Selous Andrew Selous Shadow Minister (Work and Pensions)

My hon. Friend referred to the point made earlier by my hon. Friend the Member for Wellingborough, and I can tell him that the British National party is leafleting this week in Leighton Buzzard on that issue. I say to the Minister that this is a real threat that we need to be serious about.

Photo of John Cummings John Cummings Labour, Easington

We are running short of time and I will soon have to call the Minister.

Photo of Stewart Jackson Stewart Jackson Shadow Minister (Communities and Local Government)

Thank you, Mr. Cummings. I will not be too much longer. I will not be able to develop all of the points that I would have liked to make, but I reassure hon. Members today that a Conservative Government would abolish regional spatial strategies, facilitate their post facto review, get rid of the floor density and housing targets, legislate for proper consultation at the local level with local councils and other stakeholders and revisit the flawed Barker report, which is the basis of the Stalinist housing targets across the south-east of England and the rest of the country, which are crazy, especially in light of the economic downturn in the housing market. We will also revisit the projections of the Office for National Statistics on demography and population change. A Conservative Government will give power back to local people and restore local civic pride.

Photo of Iain Wright Iain Wright Parliamentary Under-Secretary (Department for Communities and Local Government) 12:22 pm, 13th January 2009

I begin by welcoming you to the Chair, Mr. Cummings, and wish you and other Members a happy new year. I must also apologise to you, Mr. Cummings, as I am afraid that I have three Adjournment debates today and you will be seeing rather a lot of me. This debate was a good start. It was a high-quality, well-argued debate, so perhaps I will now bring the average down.

I congratulate Mr. Lidington on securing the debate. Future growth of housing is of critical importance across the country, and it is essential that we have a good, mature debate and a positive and constructive conversation about the right way forward. As he said in his speech, I visited Aylesbury in October in my position as chair of the Milton Keynes and South Midlands inter-regional board, and I was pleased to see the progress that had been made there. The growth of Aylesbury is important to the success of the sub-region, and a successful sub-region there, given its location, is important to the entire country. Its strategic location and its close proximity to London and to world-class universities such as Oxford and Cambridge, as well as the centres of higher education in its own area, means that it is well positioned to play a leading role in the UK economy as we move forward in the 21st century. It is important that we facilitate growth and development in that regard. I was pleased to see a report—my hon. Friend Phil Hope mentions this to me on a regular basis—by Oxford Economics claiming that Corby, which is in the north of the sub-region, was the best placed of any town in the country to weather the current market conditions.

I know from my visits throughout the region, which I really enjoy, and my meetings with people across the sub-region, that there is huge potential and ambition in the area. Council leaders and delivery partners have great ambitions for the future of the area, and the important vision of how growth can benefit existing and future residents was captured in today's debate by my hon. Friend Dr. Starkey.

Three themes have been raised in the debate, and I would like to address all of them. The first is the need for more homes, and not just any old places, but quality homes built with local consultation. I absolutely agree with that. When I last visited Milton Keynes, I went to the Oxley park development and was really impressed by its sustainability and the high-quality environmental materials used. I hope that that model can be applied across the rest of the country.

The second theme relates to jobs and how we cannot have a mismatch between housing and jobs. Again, I agree with that approach. The third theme relates to the key element of infrastructure, which has to be well planned in conjunction with local needs. That is the key theme, because we cannot think of any of those aspects in isolation. The location of homes needs to be thought about in close relation to the location of enterprise and employment areas, and the infrastructure and public services to help service those areas are absolutely key. The approach suggested by Opposition Members today runs contrary to the concept of the benefit of planning and of bringing everything together to ensure that we do not think of things in isolation.

I will now look at the need for more homes. On his website, the hon. Member for Aylesbury states that almost everyone agrees that new homes need to be built, and it was pleasing to hear every hon. Member who has spoken today state that that is important. There is a broad national consensus about the need for more housing in the country, but I think that my hon. Friend the Member for Milton Keynes, South-West was right in saying that people genuinely believe that we need more housing, but want it built nowhere near them, and we need to combat that. I was disappointed to see that the hon. Gentleman had put his name on the petition on the No. 10 website to say no to new homes in his areas, because without new homes people will have to move away from where they grew up in order to get a roof of their own.

There is a question of affordability. The ratio of house prices to average salaries in his area of Aylesbury is nine, meaning that house prices are nine times the average salary. That is not sustainable in any sense of the word. I would hate to see a situation in his constituency in which people who grew up in Aylesbury were forced out by higher prices. We need to address that by providing more affordable housing and more social housing. That is vital for combating that real social problem.

The past 30 years have seen a 30 per cent. increase in the formation of households but a 50 per cent. drop in house building. There are 200,000 people in the south-east on waiting lists for affordable housing and over 37,000 on waiting lists across the Milton Keynes/South Midlands sub-region, with over 2,500 in Aylesbury. We simply cannot afford to ignore that, because it is of absolutely vital importance. Good, long-term planning is key. Yes, it should be done in consultation with the local community, but it is vital if we are to address those real concerns.

I do live in the real world and recognise that the circumstances in the housing market at present are obviously very difficult, but there is no evidence to suggest that those long-term demographic changes are altering at all. Thankfully, we are all living longer, so we have an ageing population. Given social changes, such as more single people living alone, those trends will continue. I suggest that failure to act and plan for more housing now would simply store up problems for the future and that that would be irresponsible. That is my response to Julia Goldsworthy, who questioned whether we should look at changing the targets. Given that the statistical evidence behind those targets is very robust and that it includes long-term demographic factors, we have to do it. Yes, in the current economic climate it will be difficult to get back up to the necessary speed and trajectory, but it has to be done, and the Government are up for the challenge.

An awful lot was discussed in the debate, and unfortunately I do not have the time to address all of it, but I want to mention one last point before concluding, and that is the point about planning and not looking at things in isolation. I absolutely agree with the sentiments expressed by those on the Opposition Benches on how housing must be thought about in terms of long-term planning, together with employment and infrastructure, but some of the suggestions made today, not least by the hon. Gentleman, run contrary to that. I think that he was trying to say that we should return to emphasising windfall development and ad hoc planning so that, when a site becomes available, we embrace it for planning, and I think that that view is wrong. It is not the right approach. Long-term planning for the future, bearing in mind the various pressures and circumstances, are absolutely vital. The ambition in the sub-region for—

G

Ian Wright seems to have developed a politicians appreciation for statistics. Here are some figures and statistics that may not be quite so welcome:
Between 2001 and 2006, the average DHP (Density Per Hectare) of developments in the East of England has gone from 22 to 35 - a 59% increase
In 1999/2000 the average development comprised 10% flats, in 2005/2006 it was 35% - a 250% increase
High density housing (50+ dph) is on the increase, and developments of 100 dph are becoming more common.
Housing will only ever be 'affordable' when sellers can't inflate the price beyond the buyers reach. Availability of money determines house prices, as we have seen recently.
I would defy Ian Wright to go to Sandhills in Leighton Buzzard and see the quality of some of the 'desirable' housing recently built. Rooms too small to put furniture in and postage stamp gardens, but they meet Government density requirements. With the job market in melt-down, and the banks terrified to lend money, who is going to buy these homes anyway?
I fear that, no matter what statistics/facts are presented to the Government to disprove their policy, the house building programme will go ahead, regardless of local objections, particularly in areas of the country where Labour have little to lose.

Submitted by Garry Lelliott

Photo of John Cummings John Cummings Labour, Easington

Order. We need to move on to the next debate.