The BBCSir Keir Starmer will later unveil major changes to the planning system that could force councils to consider building on green belt land in England.
The Prime Minister has vowed to remove “blockers” standing in the way of the 1.5 million new homes he says are needed to solve the housing crisis.
But what happens when those “blockers” are elected councilors and local people with real concerns?
A rural corner of Kent is fast becoming a test of how determined the government is to force through planning decisions in the teeth of local opposition.
If you’ve got the stomach for it, you can climb the narrow stone staircase to reach the roof of St Nicholas Church in Rodmersham.
From the top of the Norman church you get a beautiful view of North Kent. Directly below is an apple orchard, the occasional house with fields of arable farmland beyond, and the town of Sittingbourne in the distance, silhouetted against the sky by the heavy industry of the Thames Estuary.
This is the land where Queen Estates developers want to build 8,400 homes, new schools and a new road.
“It’s an absolutely massive development, it’s going to have a devastating effect on the area,” says Monique Bonney.
She grew up in Rodmersham and returned to the village after living and working around the world. She was married at St Nicholas Church and has been an independent councilor for the area for 18 years.
He is not only concerned about the size of the new development – Rodmersham currently has 275 homes – but how affordable it will be.
Just 760 homes, she says – about 9% of the proposed development. Developers say the level of affordable housing will be decided at a future inquiry.
There is also the question of infrastructure. Bonney says the area has the worst GP-to-patient ratio in the country.
New medical facilities are included in the development proposal, but Bonnie doubts it will happen.
“I believe that my 18 years of experience as an independent parish councilor and district councilor has shown that the system has completely failed and that the government has absolutely failed in trying to provide basic infrastructure services to local people. is ineligible.”
Local Fruiter’s Arms pub landlord Chris Mitchell is similarly opposed: “It won’t be a village anymore, it’ll just be another part of the journey to London.”
Bonney is not the only councilor to oppose the proposals – the local Labour-led council was on the verge of voting to reject them.
But at the eleventh hour, Housing Secretary Angela Reiner “called” him. This means the government will take over the planning application rather than letting the local authority make the decision.
Local councilor Rich Lehmann of the Green Party said it seemed very undemocratic.
“That [councillors] They should have been able to make their decision, even if it went to appeal after that decision.”
Labor MP Kevin McKenna was one of around 70 others who asked Rayner to intervene in the decision.
He said: “I definitely wanted it to be called. [decision] Going round the houses. I wanted it to be properly assessed.”
“Both major parties committed to removing these building barriers, and Labor made it really clear that we were going to consider planning from the get-go.”
This is the kind of battle the Labor government faces if it is to achieve the target it has set itself.
After two months of consultation, ministers will set out the final version of the changes to the National Planning Policy Framework (NPPF). The government says it will:
- Give councils mandatory targets to deliver 370,000 homes a year in England.
- Prioritize brownfield sites for new buildings – unused areas that have been developed in the past.
- Provide £100m for councils and 300 extra planning officers to speed up the planning process.
- Order councils to identify low-quality green belt land – or “grey belt” land that can be built on.
The housing secretary said the government would “deliver housing and infrastructure in a more integrated manner”.
“We haven’t seen that in the past. We’ve seen years of delays and legal challenges.”
Adam Hugh of the Local Government Association said: “People can’t and won’t live in planning permissions”.
He said local authorities should be given more powers to force developers to build after obtaining planning permission rather than sitting on land.
Shadow housing secretary Kevin Hollenrick said: “Labour will bulldoze through the concerns of local communities.”
Local councils during the consultation phase Told the government His plan to build a house was “unrealistic” and “impossible to achieve”.
Not all locals in and around Rodmersham are opposed to development.
Sittingbourne Football Club are currently flying high – second in the South East Division of the Isthmus League and in the running for the FA Trophy.
“We are four games away from Wembley. Four,” said club chairman Maurice Dunk.
The club is sponsored by Queens Estates and will get a new stadium if plans go ahead.
Dunk thinks the development is exactly what the area needs.
“This town is in a bit of a state. We need roads. There are over 100,000 people trying to use a motorway junction between Sittingbourne and Sheppey.
“I appreciate that the local people don’t want the houses, no one does, but the business community certainly wants to keep jobs in the area and hopefully increase jobs in the area.”
He also believes the proposal will provide “much needed” support to schools and GPs.
“We have one of the worst doctor-to-patient ratios in the entire country.”
He is pleased the development proposal was called in: “I really don’t want to disrespect our local council, but it could be a big decision for them to make.”
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