Eco-town battle begins

Planning, 11 April 2008

The government kept its cards close to its chest in its latest attempt to square the circle of climate change and housing shortages until the last moment before the Easter recess.

Speculation mounted that an announcement on eco-towns might be put off until after May's local elections in case it harmed Labour's chances. But then last week, up popped a shortlist of 15 potential sites. These represent the very best of the 57 proposals submitted, according to housing and planning minister Caroline Flint.

Hailed as the first wave of new towns to be built in England for 40 years, eco-towns will be zero carbon, promote sustainable living and provide 30 to 50 per cent affordable homes. More specific features include underground systems for waste recycling, free public transport and green routes to school.

Now that the 15 initial candidates are finally in the public domain, eco-town promoters can get on with trying to win over hearts and minds. "Not only are these the most creative and imaginative ideas, they are also practical and realistic about what can be achieved," Flint insists.

Her suggestion that eco-towns will count towards district housing targets might help persuade communities that they are preferable alternatives to urban extensions. But with some of the shortlisted sites already sparking protests it will not be easy to get the schemes accepted, even with their green credentials.

The Co-op's proposal for Pennbury in Leicestershire, where up to 15,000 homes are pencilled in, has hit the headlines several times because of vehement local opposition. Campaigners are already seeking to raise at least £1 million to fight the proposal if it goes to a public inquiry.

Schemes for 6,000 homes at Middle Quinton in Warwickshire and 15,400 homes at Marston Vale and New Marston in Bedfordshire have seen similar revolts. The Tories complain that the government has chosen locations mainly in their constituencies. Just three of the sites fall in Labour areas, including Rossington, which is part of Flint's Don Valley constituency.

"At this stage people are struggling to see the benefits," admits Barton Willmore senior planner Glenn Stevenson, who is advising on the Middle Quinton site. "The opportunities for community involvement have been fairly limited so far, but we hope to get proper consultation going and get people excited about the plans."

Two of the bids led by local authorities may garner greater local support, at least politically. East Lindsey District Council, which is promoting an eco-town at Manby in Lincolnshire, is confident that it can get to the next round. "We now need to pull our efforts together to create a winning proposal," says head of planning Simon Machen.

East Hampshire District Council's Conservative leader Ferris Cowper describes the shortlisting of the former Ministry of Defence site at Whitehill and Bordon as "fantastic". The council has been working on redevelopment proposals since 2004, when the army announced that it was leaving the site. It has already come up with a green vision in consultation with local partners and the public.

In other quarters, the prospect of pioneering green development and planning whole communities has ignited much excitement. The Town and Country Planning Association (TCPA) is right behind the concept. "Eco-towns present opportunities to create a different kind of town from scratch," says chief executive Gideon Amos. A proposed planning policy statement (PPS) will help define benchmarks and zero carbon development, he believes.

The PPS will be an important consideration in decisions, but RTPI policy director Rynd Smith maintains that it must not be drawn up quickly for the sake of expediency. Councils are also being encouraged to put their local development frameworks in place to set the policy agenda. The government is offering extra help to bring them forward.

Local authorities will remain in charge of deciding planning applications. But as with any major proposal, eco-towns could be called in and some will certainly face public inquiries. "The secretary of state has the final say. So one way or another it's hard to see how anything can stop the government getting its own way," says Stephen Turnbull, planning partner at law firm LG.

The government is also setting up a panel of experts to work with developers to improve their plans. The TCPA is promising to keep a close eye on the proposals, especially on public transport, to ensure that only those meeting the highest standards get the go-ahead once the 30 June consultation deadline expires.

Transport links are what most stakeholders are sceptical about. The RTPI, RICS, the Campaign for Rural England and the Centre for Cities all warn that the proposals must not be isolated from existing communities, while environmental groups urge the government to put green spaces at the heart of the plans.

Now it is over to the promoters to start the real debate before the ten schemes are finally chosen. Given careful handling, eco-towns could pioneer design and change people's lifestyles for the good of the planet. The crucial question is whether they will live up to their name.

- Eco-Towns - Living a Greener Future is available at PlanningResource.co.uk/doc.