Ellie Chowns MP: speeches 2025

Speeches

• 22 May 2025 · Planning and Infrastructure Bill (Fourteenth sitting) · Hansard source

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  I do not at all dispute that there is potential to go further and faster within the framework of building regulations to address the risks that I am outlining. However, there is also potential within the planning framework to do it, which is exactly the point that I have made. The removal of “overheating” from the planning framework in 2022 meant that things have got worse. We have an opportunity in the Bill to ensure that we tackle overheating through the planning framework, as well as the building regulations framework. It really is not an either/or. There is scope and need within both those frameworks to address the risks that I am outlining. New clause 80 would ensure that local plans must consider passive design in residential development, from cross-ventilation to thermal mass. These are well-established strategies that can drastically reduce indoor temperatures during extreme heat events without energy use. Finally, new clause 81 would ensure that local authorities have access to up-to-date, localised overheating risk data. Evidence-based planning is possible only when planners are equipped with timely, spatially accurate information. Datasets such as these have already been pioneered in places like Bristol, with its Keep Bristol Cool map and local plan policies. Likewise, the Department for Environment Food and Rural Affairs has been developing national data on overheating, and that could form the basis of rolling out such support nationally. We really must not miss this opportunity. Climate adaptation cannot be an afterthought; it needs to be embedded in our planning framework and how we plan our communities, protect our citizens and shape the homes of tomorrow. These five new clauses offer a clear, practical and urgently needed framework to ensure that our planning system is fit for a warmer world. I urge the Committee to support them.

• 22 May 2025 · Planning and Infrastructure Bill (Fourteenth sitting) · Hansard source

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  I thank the Minister, and look forward to discussing this with him further. I beg to ask leave to withdraw the motion. Clause, by leave, withdrawn. New Clause 94 Considerations when deciding an application for development consent “In section 55 of the Planning Act 2008 (acceptance of applications), after subsection (4) insert— ‘(4A) When deciding whether to accept an application, the Secretary of State must have regard to the extent to which consultation with affected communities has— (a) identified and resolved issues at the earliest opportunity; (b) enabled interested parties to understand and influence the proposed project, provided feedback on potential options, and encouraged the community to help shape the proposal to maximise local benefits and minimise any disbenefits; (c) enabled applicants to obtain relevant information about the economic, social, community and environmental effects of the project; and (d) enabled appropriate mitigation measures to be identified, considered and, if appropriate, embedded into the proposed application before the application was submitted.’”— (Gideon Amos.) This amendment to the Planning Act 2008 would require the Secretary of State to consider the content and adequacy of consultation undertaken with affected communities when deciding an application for development consent. Brought up, and read the First time .

• 22 May 2025 · Planning and Infrastructure Bill (Fourteenth sitting) · Hansard source

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  I beg to move, That the clause be read a Second time.

• 22 May 2025 · Planning and Infrastructure Bill (Thirteenth sitting) · Hansard source

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  I welcome the Minister’s warm words regarding the protection of swifts—I am glad to hear them. I do not, however, feel that he has made a strong case against this new clause. If the Government are serious about protecting swifts, why not vote for it? It contains the ability to make exceptions and is an opportunity to drive forward this agenda. As the Minister has recognised, swifts are still in terrible decline. Although I acknowledge that this measure alone will not in itself magically resolve the full issue, as well as the point made by the hon. Member for Ruislip, Northwood and Pinner that there are also other necessary measures and required species, there is something unique about swifts because they are dependent on these breeding sites. It is true that they need food, but without breeding sites they are completely stuck, and those sites must be in our buildings. I will be pressing this new clause to a vote, and if the Government vote against it I hope they will come back with an amendment in their own words at Report to achieve exactly the same outcome, if the Minister is genuinely committed to saving and safeguarding the future of these iconic birds. Question put, That the clause be read a Second time.

• 22 May 2025 · Planning and Infrastructure Bill (Thirteenth sitting) · Hansard source

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  These new clauses relate to flood resilience. New clause 85 would ensure that local planning authorities have regard to the sequential and exception tests on managing flood risk when considering applications for development on flood plains. New clause 86 would ensure that there is a requirement for the installation of flood resilience measures. When we considered the topic of sustainable drainage systems, I spoke about the importance of ensuring that we bear flood resilience in mind. It bears repeating that flooding—already a huge problem in our country—will become even more of a challenge as we continue to wrestle with the effects of climate change. I refer colleagues to the work of the Environmental Audit Committee, on which I sit, which is currently conducting an inquiry into flood resilience. We heard evidence from a number of witnesses earlier this week about the importance of property flood resilience measures, which new clause 86 concerns.

• 22 May 2025 · Planning and Infrastructure Bill (Thirteenth sitting) · Hansard source

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  I beg to move, That the clause be read a Second time.

• 22 May 2025 · Planning and Infrastructure Bill (Thirteenth sitting) · Hansard source

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  I beg to ask leave to withdraw the clause. Clause, by leave, withdrawn. New Clause 16 Refusal of planning permission for countryside development close to large electricity pylons “(1) If an application is made for planning permission or permission in principle relating to large scale housing development in the countryside which— (a) may lead to affordable housing being built within 100m of the centreline of any high voltage overhead electrical transmission system; or (b) may lead to any new residential dwelling or new residential garden being within 50m of the centreline of any high voltage overhead electrical transmission system the local planning authority must refuse the application. (2) This section applies to any planning permission for large scale housing development in the countryside for which a decision notice has been issued by a local planning authority since 11 May 2022. (3) If planning permission has been granted for development to which this section applies which contravenes subsection (1), that planning permission shall be revoked. (4) The revocation of planning permission for the carrying out of building or other operations shall not affect so much of those operations as has been previously carried out. (5) In this section— ‘large scale housing development’ means any development which includes more than 500 houses; ‘countryside’ includes any predominantly agricultural, rural or greenfield land; ‘may lead to’ includes plans for housing shown in any outline or illustrative masterplan; ‘high voltage overhead electrical transmission system’ means any overhead electrical transmission system at or over 275kV.”— (Gideon Amos.) Brought up, and read the First time.

• 22 May 2025 · Planning and Infrastructure Bill (Thirteenth sitting) · Hansard source

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  It is a pleasure to serve under your chairship, Ms Jardine. New clauses 12 and 13 relate to the introduction of a community right of appeal against planning applications that are approved contrary to the local development plan. That includes policy in local and neighbourhood plans. New clause 12 reflects the wider need to rebuild public trust in a system that is perceived to be dominated by the power of private sector development interests. It has additional importance in the context of the provisions in the Bill to restrict democratic oversight of planning decisions by locally elected members, which would mean that planning officers and not councillors would decide on the final outcomes of major planning applications. New clause 12 would address the unfairness in our planning system, whereby only applicants have a right to appeal planning decisions. It would create a strictly limited community right of appeal that applies only when decisions are approved contrary to local planning policy; it would balance things up by creating a reciprocal right of appeal, essentially. That reflects the minimal opportunities that are currently available to the public in the taking of development management decisions and the frustration caused when decisions are made that go against local and neighbourhood plans that have been agreed by communities. New clause 13 is an additional safeguard to give the Secretary of State powers to intervene if the community appeal is considered to be vexatious. Taken together, the new clauses are proportionate and limited measures that could begin to rebuild public trust in the planning system. Creating such a qualified right was an important recommendation of the Raynsford review of planning in 2018, which was produced by the Town and Country Planning Association. I warmly commend the new clauses to the Committee.

• 22 May 2025 · Planning and Infrastructure Bill (Thirteenth sitting) · Hansard source

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  I beg to move, That the clause be read a Second time.

• 22 May 2025 · Planning and Infrastructure Bill (Thirteenth sitting) · Hansard source

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  On a point of order, Ms Jardine. You said that debate would continue until 5 pm, but I have just been told by the Government Whip, the hon. Member for Wellingborough and Rushden that she intends to stop debate at 1 o’clock.

• 22 May 2025 · Planning and Infrastructure Bill (Thirteenth sitting) · Hansard source

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  Further to that point of order, Ms Jardine. So if we have not got through all the new clauses in this sitting, we will continue this afternoon.

• 22 May 2025 · Planning and Infrastructure Bill (Thirteenth sitting) · Hansard source

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  I rise to speak in defence of the swift. I have tabled a private Member’s Bill to achieve essentially what this proposed new clause would achieve, but what an opportunity we have in this Bill to take a fantastic step that would make a crucial difference to the future of a species that is under threat. I will start with an extract from a parliamentary speech made in 2023 by Baroness Taylor of Stevenage, of Labour. She said “We believe that specifically including swift bricks as a measure in the Bill, to be incorporated in planning law, is justified because of the unique nature of these precious birds’ nesting habits… If there is anything we can do to either halt that decline or hopefully turn it around, we should certainly do so. There is definitely a clear and present threat to these species. We hope the Government”— the Tory Government of the time— “will accept this relatively a small step, which could make a world of difference to protecting our swift population”. —[ Official Report, House of Lords, 6 September 2023; Vol. 832, c. 541.] Baroness Taylor spoke on behalf of Labour, when it was in Opposition, to support the exact swift brick provisions we now discuss. The need for this measure is now two years more urgent. Labour’s former words present the case perfectly, so I urge the Government to embrace their own sentiments and safeguard the future of these iconic birds. Cavity nesting birds, as a category, are reliant on cavities in buildings to breed. House martins and swifts are 100% dependent on buildings. That breeding dependence means that not only are swift bricks different in character from other types of supplementary biodiversity measures, but the mechanism to make them operable is already in place. That is a key point: there is a specific British standard that makes this new clause feasible. That is why there is a national campaign solely for swift bricks, and a specific swift brick new clause. Swift bricks would secure cavity nesting habitat by indirectly mitigating the national-scale loss of nesting habitats in our existing buildings. That loss of nesting habitat is inadvertent, due to renovation, demolition and changes to the character of housing. Without legislative protection of their nesting sites or mitigation of loss, it is not surprising that four cavity nesting birds are redlisted, a term defined by the need for urgent action. If these birds cannot breed here, they have no future here. Swift bricks are therefore a critical nesting habitat measure. They are not merely supplementary. They require zero maintenance, are fully sustainable and are effective, providing eight species of bird with nesting habitat. The new clause poses no risk of delaying or blocking development since swift bricks, first, are bricks and secondly, can be laid alongside all the other bricks without any additional expertise. Actually, this measure would, uniquely for a nature-protection measure, contribute to development and building. Natural England has urged the Government to embrace this proposal, as has the Department for Environment, Food and Rural Affairs. Non-compliance of developers in installing bird boxes, as per conditions stated by their local planning authorities, is 75%. Swift bricks are not included in biodiversity net gain or the Environment Act, and the national planning policy framework guidance is not enough for a critical nesting habitat measure. The swift brick campaign is supported by the nature sector, including Wildlife and Countryside Link, and has seen sustained media interest, showing just how much public concern there is to support these birds. We have had a number of public petitions with over 100,000 signatures. The latest one has 80,000—I just checked it this morning. Without swift bricks, we lose out too, because our new buildings will never accommodate these urban birds, so our connection with them will also be lost. This measure is a giant, tangible legacy for the public. Even if we live in inner cities, or are unable to get to green spaces easily, we can access these birds—but that will not be true in new homes without swift bricks. Swifts have been dubbed “our icons of summer”. They are on the brink after 50 million years and they just need a brick with a hole in it. The Bill will enable millions of brick walls to be built. In urging the Committee to include this lifeline for our urban birds, I represent the almost half a million people, in total, who have signed swift brick petitions, including the fastest growing Government petition in 2023. Our homes are, quite literally, these birds’ homes. I commend the new clause to the Committee.

• 22 May 2025 · Planning and Infrastructure Bill (Thirteenth sitting) · Hansard source

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  I beg to move, That the clause be read a Second time.

• 22 May 2025 · Planning and Infrastructure Bill (Thirteenth sitting) · Hansard source

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  I beg to ask leave to withdraw the clause. Clause, by leave, withdrawn. New Clause 36 Internal Drainage Boards to be statutory consultees “In Schedule 4 of the Town and Country Planning (Development Management Procedure) (England) Order 2015, after paragraph (zf) insert— “(zg) Any development in an area covered by an Internal Drainage Board. The relevant Internal Drainage Board.”” Brought up, and read the First time .

• 20 May 2025 · Planning and Infrastructure Bill (Eleventh sitting) · Hansard source

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  It is a pleasure to serve under your chairship, Ms Jardine. I rise to speak to amendment 2. Before I do, I would like to welcome the tone in which the Minister has presented the clauses in this part of the Bill. I recognise and understand the intention to clarify the CPO process and enable it to work better, and I particularly welcome our discussions on clause 88—the determination to ensure a fairer distribution between tenants and owners, for example. Amendment 2 is intended to be fully in that spirit. It recognises the reality of our dysfunctional land and housing markets in the UK, that hope value plays a part in that, and that reforming hope value could unlock significant resources for the delivery of social and affordable housing. I understand that the calculation is that reforming hope value could free up £4.5 billion a year, which could enable us to build a third more social rented homes than had previously been intended. That would be very valuable. Under the Land Compensation Act 1961, land owners can potentially claim the value of planning permissions that have not even been thought of, let alone applied for. I understand that land with planning permission is on average worth 275 times more than land without—really quite an extraordinary step change in land value. Reforms to address the issue are very much needed. Under the Levelling-up and Regeneration Act 2023, changes were made; the previous Government recognised that there was a problem. The 2023 Act allows hope value to be removed when a development is deemed to be in pursuit of public benefit, particularly affordable housing, health and education. It is a step in the right direction, but still requires the local authority to apply to the Secretary of State for permission on a case-by-case basis. Amendment 2 would simply clarify the situation and specify that when a local authority is compulsorily purchasing land to provide affordable housing, hope value can be disregarded. It is entirely in the spirit of previous reforms to the legislation. It clarifies the situation, and it avoids the potential for councils to be subject to challenge from developers on a case-by-case basis. It does that by clarifying that when the public benefit is being served—something that the Minister has repeatedly referred to—it is clear that hope value can be disregarded, because the public benefit from providing affordable housing is, in those cases, overriding. I look forward to the Minister’s comments.

• 20 May 2025 · Planning and Infrastructure Bill (Eleventh sitting) · Hansard source

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  I beg to move amendment 2, in clause 91, page 131, line 17, at end insert— “(za) after subsection (1) insert— ‘(1A) Subsection (2) also applies if an acquiring authority submits a compulsory purchase order in relation to furthering the purposes of delivering housing targets set out in a local plan.’” This amendment would provide that, where a compulsory purchase order is applied for to acquire land or property for the purpose of delivering housing targets set out in local plans, the prospect of planning permission being granted can be disregarded when calculating compensation (also known as “hope value”).

• 20 May 2025 · Planning and Infrastructure Bill (Eleventh sitting) · Hansard source

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  I beg to ask leave to withdraw the amendment. Amendment , by leave, withdrawn. Clause 91 ordered to stand part of the Bill. Clause 92 New powers to appoint an inspector Question proposed, That the clause stand part of the Bill.

• 20 May 2025 · UK-EU Summit · Hansard source

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  On behalf of the Green party, I broadly welcome the progress made at the summit yesterday. It is not quite the step change we need, but it is a step forward towards the closest possible relationship with our closest neighbours that we continue to champion. I would gently point out that it is hardly unprecedented, because, of course, up until we left the EU we had a much better relationship. Given that free movement of people, in addition to goods, services and capital, is such an important component of growth and building good relationships, why is the Prime Minister being so timid on the youth mobility scheme, given the huge benefits it would offer to our young people and our country as a whole?

• 20 May 2025 · Planning and Infrastructure Bill (Twelfth sitting) · Hansard source

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  In fairness, I did not draft the new clause. I recognise that it says six months, but as the hon. Member for Taunton and Wellington spoke about so eloquently, we had proposals for net zero carbon building standards on the table 10 years ago. This has been in development for 20 years. The sector itself is way ahead of Government on this. A huge amount of work has been done by the Low Energy Transformation Initiative, the Royal Institute of British Architects and all sorts of organisations to develop zero carbon building standards. Although bringing regulations forward within six months is arguably ambitious, it is not that the work is not available. The missing thing is political will, and political will can be found, as we have seen—we have passed a bill in less than 24 hours in this House within the last few weeks. Where there is political will, things can be done quickly. This is not an unreasonable proposal in this legislation. All the technical work is there; it is political will that is missing to bring forward a zero carbon standard for new homes. I could not more warmly welcome this new clause.

• 20 May 2025 · Planning and Infrastructure Bill (Twelfth sitting) · Hansard source

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  Would the Minister care to explain why the TCPA and the RTPI feel that the existing framework is not adequate?

• 20 May 2025 · Planning and Infrastructure Bill (Twelfth sitting) · Hansard source

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  I recognise that multiple factors drive the delivery of social and affordable housing—and, indeed, the achievement of any targets so to do—but what the hon. Member said is a bit inconsistent, because the Government have just introduced huge new housing targets based on an argument that we have to have targets for particular numbers in particular locations, no matter how well suited or otherwise they might be to the circumstances of the local planning authorities. Members cannot argue that housing targets are really useful at the level of overall numbers but not useful in relation to affordable and social housing, which is the point of crisis. The Minister said, in his response to a previous new clause that I spoke to, that we need to recognise that building any sort of housing is helpful. I kind of get his point; I think he is trying to make a sort of “trickle up” point—that people can trickle up out of the most affordable housing and into more expensive housing, and that vacates the cheaper housing—but the fundamental problem is that we have nowhere close to enough genuinely affordable housing, by which I mean social rented housing, being built. This is therefore a very reasonable amendment, simply asking that, at every level of housing plan—local and national—targets are set. It does not say what those targets should be; it just says that each plan should set a target for affordable housing and social housing.

• 20 May 2025 · Planning and Infrastructure Bill (Twelfth sitting) · Hansard source

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  I beg to move, That the clause be read a Second time.

• 20 May 2025 · Planning and Infrastructure Bill (Twelfth sitting) · Hansard source

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  I thank all those who have contributed and the Minister for his very thoughtful responses. On new clause 1, I note the Minister’s assurances that existing mechanisms will be going some way, at least, to addressing the concerns I have raised about build-out, so I will not push it to a vote at this point. I will not push the new clauses on affordability to a vote at this point, either, because I will be speaking to new clause 3, which is specifically on this issue, but I will emphasise that when we are thinking about viability, we must remember that we have a huge crisis of a lack of affordable housing in this country. We do not have a crisis in developer profits—not at all. I would like to cite to the Committee a paragraph from a report that I have just checked out: “Since 2014, the largest housebuilders, and in particular the three largest housebuilders by volume (Taylor Wimpey, Barratt and Persimmon…) have consistently reported supernormal levels of profitability, with gross profit margins reaching 32% and never falling below 17%”. That is the reality of the crisis of excess developer profits that we face in the current housing market, and it is from independent academics. In that context, I think that it is incumbent on the Government and everybody to do everything possible to ensure that viability tests are not used as an excuse by developers to wriggle out of commitments to providing affordable housing. I am genuinely concerned that the provisions in existing law and in this Bill will still leave a huge viability loophole for developers. If in the next 10 years we continue to have those levels of supernormal profits on the part of developers, this Government will have absolutely failed all those who are struggling in the face of the housing crisis.

• 20 May 2025 · Planning and Infrastructure Bill (Twelfth sitting) · Hansard source

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  I honestly do not entirely follow the Minister’s argument about this measure potentially replacing the work of local authorities in driving development plans, because that is specifically what the new clause is about. It is about putting more power in the hands of local authorities rather than in the hands of the developers. However, given that we have multiple other new clauses to get to, some of which I am especially keen on, I beg to ask leave to withdraw the motion. Clause, by leave, withdrawn. New Clause 3 Housing plans to include quotas for affordable and social housing “(1) Any national or local plan or strategy which relates to the building or development of housing must include specific quotas for the provision of— (a) affordable housing, and (b) social housing. (2) Where a national or local plan or strategy includes quotas for the provision of affordable and social housing, the plan or strategy must include justification for the quotas.”— (Ellie Chowns.) This new clause would require national and local housing plans to include, and justify, quotas for the provision of both affordable and social housing. Brought up, and read the First time.

• 20 May 2025 · Planning and Infrastructure Bill (Twelfth sitting) · Hansard source

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  The hon. Member has issued a paean to Help to Buy, which at the time it was introduced was identified as a policy that would likely drive up housing prices and do nothing to address the real problems in the housing market. As I have repeatedly emphasised in this Committee, those problems relate particularly to affordable and social rent housing. I have a quote for the hon. Member. A report published by the House of Lords Built Environment Committee in 2022 concluded that the “Help to Buy scheme…inflates prices by more than its subsidy value” and does “not provide good value for money, which would be better spent on increasing housing supply.” It pointed out that it cost the taxpayer £29 billion—more than £29 billion—over a decade, and that cash should have been used, as I have said, to replenish England’s falling stock of social housing. The London School of Economics has found that Help to Buy boosted house prices in London by 8%—just that policy boosted house prices in London by 8%— and it boosted developers’ revenues by 57%. Does the hon. Member recognise that it is not a panacea for the problems in the housing market that we face, and that investing in social rent housing should be our priority?