My Lords, the amendments in this group concern the position of the examiner. An awful lot of annoyance has been caused by some of the work that the examiners have been doing. I am sorry, these speaking notes refer to the wrong amendment. I apologise to the House.
Amendment 2 refers to the issue of phasing. I feel that phasing is very rational in planning, not just in a neighbourhood plan or a local plan. Phasing is relevant to the developers as well as to those making the plan. Although the Secretary of State may be under the illusion that building hundreds of thousands of houses as quickly as possible is a good idea and that local authorities’ neighbourhood plans should not frustrate that, the reality is that developers are acutely sensitive to demand.
There is a strong need for affordable houses, but for 60%—which for the purpose of distinction I shall call unaffordable houses—the market fluctuates. Developers are well aware of that; they do not want oversupply; and they hold most of the cards. There is a wide difference between the need for homes and people’s ability to pay for them; we know that. Throughout the neighbourhood planning scene, phasing is being ruled out by examiners. The political imperative is houses today at any cost. If achieved, that would end in tears.
I have previously mentioned the uncertainty that Brexit brings. A headline in yesterday’s Guardian read:
“Concerns grow among top City bankers that losing access to the single market will force a wave of relocations and lead to the ‘unwinding’ of key businesses”.
We also know that the future of interest rates is uncertain. Above all, if we get a lot of relocations, we could have negative equity in the housing market, and we know that that certainly ends in tears.
Developers and neighbourhood planners have a plan to fulfil by 2030, not until the next election. The Government have a plan to fulfil nearly a quarter of 1 million houses by the next election, but neighbourhood planners and developers have a longer-term view, and land banks for developers will be kept or released as the market dictates, not as the Government wish.
Local and neighbourhood planners are fully aware that to absorb newcomers takes time, and the impact needs to be assessed. If established residents feel that they will be overwhelmed, this can have serious consequences for a community. Newcomers and bricks and mortar do not build strong communities; communities that care for each other and cost less for the state to support take time to build.
Those involved in healthcare are all too aware that a quick cure for cancer does not involve giving the full treatment in one go. That would prove fatal. With a rush of injections, the Government are trying to solve the housing problem. The scramble for rooves is a folly. Common sense from neighbourhood planners and economic savvy from developers are both sensible. Phasing must be a key component of proper planning. I beg to move.