Councils decide Local Plans, are planning application approvers, sometime land developers & may be social housing providers too!

I’ve long pondered over the various roles associated with land development/housing that are filled by single local authorities.

It was the article below from the Liverpool Echo that made me think about what looks to me like conflicting responsibilities.

www.liverpoolecho.co.uk/news/liverpool-news/concerns-raised-over-councils-luxury-22515674

Sefton Council (like all other unitary councils) decided the current Local Plan for the Borough, which in turn designated new pieces of land to be developed. Yes, the government prescribed that councils have such a plan but crucially it’s the councils deciding the parcels of land to be tarmacked and concreted over. Ok, local politicians, across the country, then pull all kinds of stunts to pretend they had nothing to do with taking land out of Green Belt, for example, (as that’s usually very unpopular) via the Local Plan they agreed to. They may even go so far as to oppose planning applications for the land they’ve designated for development! Such is political life but whatever politicians say the decisions about which parcels of land to make available for building were taken by a local council.

So planning applications are decided upon by the same councils who’ve picked the land to be built on. Surely a conflict of interests? Yes, I know, local authority planning committees are at face value run along quasi-judicial lines whereby the members of such committees can’t or should not be influenced by political or party political thoughts and lobbying, but is that really how things work? I’m a sceptic.

But what happens if the very same council sets itself up as a land developer/housebuilder as well as a Local Plan and planning application decider – Surely big conflicts of interest there?

And some local authorities are still social/council housing providers so potentially have a direct say in every part of the process from a piece of land changing from say high-grade agricultural land to it charging rent to the people living in the houses built on such land!

I had such thoughts when I was the leader of Sefton Council some years ago. I was invited to leave the council in May 2015 by the electorate I might add but at least my conscience is clear because I consistently opposed the development of Sefton’s Local Plan due to high-grade agricultural land, which feeds us, being designated for building on, That plan was finally approved after I left the council. Sefton was not a social/council housing provider in the latter years of my being on that council as all the housing stock had been transferred to a housing association called One Vision under pressure from the Blair Government.

Am I right to see all these conflicts of interest and worry about them?

I’m of the view that the designation of land use by local authority areas is taking too many smallish geographical areas and making decisions on them when such decisions actually would be better taken strategically at say a sub-regional level. Look at it this way if say a group of local authority areas, Merseyside may well be a good example, all produce their own Local Plans (what happens now) would it not be better if those land-use decisions were determined over the whole former Merseyside County area? There may be large areas of brownfield land in a couple of local authorities but almost none in others. This means that, under present rules i.e. separate Local Plans, the couple of authorities with large areas of brownfield land have a pretty easy Local Plan process. However, not all their brownfield land needs to be used so some is left undeveloped but in the other adjacent local authority areas with little or no brownfield land their plans can only pick non-brownfield land to be built upon. Do you get my drift? The smaller a geographic area for a Local Plan the more likely it is that poor strategic land-use decisions will be.

In terms of social housing provision, I’d like to see strong tenant-led housing associations separate from local authorities. I worry that housing associations have suffered from neglect and they may well not be fulfilling their original purposes well these days. It would also break a link which can be an issue of conflict of interest to me with local planning authorities.

I’d be interested to hear the views of others…….

Ormskirk – Trouble at Council meeting leads to Police being called over Planning objections

The Liverpool Echo has the story on this web site – see link below:-

www.liverpoolecho.co.uk/news/liverpool-news/west-lancashire-local-plan-police-15141325

Planning applications, particularly those for vast new urban housing estates on what has to date been Green Belt and/or high grade agricultural land, always causes huge public upset. We’ve seen it neighbouring Sefton Borough in Formby, Southport and Lydiate/Maghull as is recorded on this blog site numerous times.

Having been on a Borough Planning Committee my thoughts are this. Local people do not have enough control over how their communities are developed, the planning system is far too complicated and difficult for ordinary folk to engage with and Councils are poor at engaging with their own residents.

As I’ve have also said time and time again there is a huge disconnect between planning and environmental policy making with the environment usually taking 2nd place in the process.

But probably more than anything else I bet that the house building that is planned for West Lancashire will, like in Sefton Borough, fail to meet the actual needs of local people anyway. More 3, 4 and 5 bedroomed properties when the need is almost bound to be for social housing, smaller properties & bungalows/single level properties. The land will be sacrificed, often land that grows the food we eat, but even then housing need in the real world will sadly not be met.

No wonder folk get angry with the system!

With thanks to Roy Connell for the lead to this posting