Thursday 2nd February 2017
(7 years, 9 months ago)
Grand CommitteeNeighbourhood Planning Act 2017 View all Neighbourhood Planning Act 2017 Debates Read Hansard Text Amendment Paper: HL Bill 86-III Third marshalled list for Grand Committee (PDF, 125KB) - (2 Feb 2017)
Baroness Andrews (Lab)
My Lords, I support the amendments and thank noble Lords for what they have said because, although I thought this was a serious issue, I was unable to take part in debates on the then Housing and Planning Bill. It is clearly very important. Permitted development is a useful tool when used proportionately. It has been able to free extra capacity to build housing, in many cases, very appropriately. When the National Policy for the Built Environment Select Committee was doing its Building Better Places report, this came up as a formidable problem. The noble Lord, Lord Tope, has described it. It is to do with the scale and the concentration in particular areas. I will be very grateful if the Minister has any figures that show how much conversion of office space to residential there has been and a geographical breakdown that shows some notion of the scale. We are getting housing development outside the normal planning provisions. Once that happens, essentially none of the planning rules applies. One of the things that exercised the committee was that the casual conversion of office space to residential space was compromised because of the absence of space standards and, I think, normal building regulations. I would be grateful if the Minister will state the official position on the lack of acceptable agreed building standards in buildings that are being converted.
There are two social impacts of casual conversion. One is on the nature of the living accommodation that is being created in this era of desperate demand for housing. What sorts of lives are people living? The other impact is that with 28% more housing instead of office space, the demand on services is quite different. Therefore paragraphs (a) to (c) of the proposed new clause are extremely important. Does the department have any assessment of this? Has it done any work on the impacts that can be measured? What is the Minister’s judgment about that? We need more information and to know more about what the department and local authorities know about the way this is working.
Amendment 44 raises an important principle. The point about planning changes is that single changes are manageable and have a useful, and often positive, effect, but cumulative change can be very different. Cumulative change is what the noble Lord, Lord Porter, raises in his amendment. The noble Baroness, Lady Cumberlege, represented him very well and spoke about development rights and the impact on sustainability overall. The only analogy I can make—and I hope it would be contained in Amendment 44—is with conservation areas. In conservation areas, you have permitted development rights. You may be able to advise individual householders to put in wooden windows rather than plastic windows or not to put a porch over the front door, but after a while control and discipline slip and the character of the conservation area can be completely compromised. One has to be extremely careful about the nature of the slope when one embarks on permitted development rights. The notion of cumulative impact is very important.
I do not know whether there is anywhere in planning law the concept of a cumulative impact which could inform the way this amendment could be very usefully attached. If there is, there is something to be gained from thinking intelligently about how Amendment 44 might be pursued. It is obvious that local authorities ought to have more control over what happens in the exercise of permitted development rights, and this is very timely because we have now had five or six years of accelerated deregulation, of which permitted development rights are probably the most conspicuous aspect. It is time that we step back and look at the impact of that in relation to local authority competence.
The Parliamentary Under-Secretary of State, Department for Communities and Local Government and Wales Office (Lord Bourne of Aberystwyth) (Con)
My Lords, I thank noble Lords who have participated in the debate on the amendments in this group. Before I respond to some of the specific points that have been made on the two amendments, let me say a little about permitted development generally.
Permitted development rights have long been a part of the planning system and have been recognised as a beneficial way of simplifying the need to secure planning permission. The current permitted development rights for England are set out in the Town and Country Planning (General Permitted Development) (England) Order 2015 and provide flexibility, certainty and reduce planning bureaucracy. The noble Baroness, Lady Andrews, asked about the number of additional homes that have been delivered by permitted development rights. I am particularly proud that development rights in the latest year for which we have figures, 2015-16, delivered an additional 13,800 homes. We are looking to see if we have a geographic breakdown of that, and I will certainly pick up on it.
Baroness Andrews
Are those 13,000 homes generated by the conversion of offices?
Lord Bourne of Aberystwyth
I believe that this is all permitted development rights conversion to residential.
Baroness Andrews
It would be useful to have a breakdown of the number generated by the conversion of offices.
Lord Bourne of Aberystwyth
I suspect that that forms the bulk of them but I shall endeavour to get that information.
Permitted development rights are making a real difference in providing homes in town centres, rural areas and brownfield sites, supporting our housing delivery ambition. We should welcome that permitted development rights provide that opportunity.
I thank the noble Lord, Lord Kennedy of Southwark, and my noble friend Lady Cumberlege for Amendment 14, which seeks to prescribe those matters which must be considered by the local authority as part of the prior approval process in any future permitted development rights that allow change of use to residential. When new permitted development rights are designed we work to ensure that any matters that we think require the consideration of the local planning authority are included in the prior approval contained within that right. Certain criteria have to be considered in this prior approval process for the change from office to residential, and these include some of the matters contained in the proposed amendment.
Four matters that have to be considered on office-to-residential prior approvals are: transport and highways impacts of the development; contamination on the site; flooding risks on the site; and the impact of noise from commercial premises on the intended occupiers of the development when it shifts, as is proposed, to residential. So they are tailored to consider those specific points. We recognise that in all cases of change of use to residential, the prior approvals that are set out are important. However, this is not necessarily true of all the other proposed prior approvals in the amendment.
The current approach to permitted development certainly simplifies matters—it cuts out some of the bureaucracy and helps in relation to costs for the applicant and the local authority. Amendment 44 covers some of the same territory but is wider. It was tabled initially by the noble Lord, Lord Porter of Spalding, who is not in his place, but was ably spoken to by my noble friend Lady Cumberlege and supported by other noble Lords. In the Government’s view the proposal is far too wide. There will be exceptional circumstances where a national permitted development right is not appropriate in a particular location. This is why an effective process to allow local planning authorities to remove permitted development rights already exists. The noble Lord, Lord Tope, referred to this and said that it had made a difference. To be fair, he said that he had hoped it would have gone further but that it has made a difference. As noble Lords will acknowledge, this is true in some of the areas that are hardest hit.
I have been listening carefully. There are issues relating to change from office to residential which have had an impact in some communities on the availability of commercial premises. That is undoubtedly true. The noble Lord, Lord Tope, spoke of his personal experience and made reference to the experience of my noble friend Lord True, who is not in his place, who raised this issue in relation to Richmond.
Article 4 provides part of the answer but obviously fairness demands that those affected are given an opportunity to be heard, that they are given notice and that they are compensated where necessary. However, I am pleased to offer the reassurance that the Article 4 process gives planning authorities the flexibility to withdraw rights in exceptional circumstances, while ensuring the fair treatment of those affected if they are not able to pursue the development. I accept that there is a concern more generally about these issues, and although I believe that these amendments—in particular Amendment 44—go far too far in requiring consideration across the board without being properly targeted, I acknowledge that there is an issue that should be looked at. That point was well made. However, as I said, these amendments go far too far.
I am not sure about the point that was raised concerning cumulative impact, and I suspect that that will be very difficult to define. I do not think it is recognised in planning law but I will investigate that. I think that challenges of cumulative impact would arise depending on how large the area was and so on, but I do not think that it would be easy to tackle.
I would like to reflect on what has been said in Committee today and, without prejudice to the outcome, to go away and perhaps speak to other noble Lords who cannot be here, such as my noble friends Lord Porter and Lord True, as well as others. I shall be very happy to have an open door to discuss this matter but, in the meantime, and with the reassurance that I have given, I ask the noble Lord, Lord Kennedy, to withdraw the amendment.
Lord Kennedy of Southwark
I thank the Minister. Before withdrawing the amendment, I would like to raise one or two points with him. The Article 4 direction is not widely used and is not that easy for local authorities to use. The Minister said that Amendment 44 goes far too wide. I thought that it was for the Government to set the broad parameters of policy and then for local authorities to apply it locally. I would not expect the Government to be very specific but I do not see why they would not want to give a wider power, with an authority then looking at how it applies locally and impacts locally. I would welcome further comment on that.
On Amendment 14, I am very pleased that the Minister was able to respond in respect of the first four items in paragraphs (a) to (d) and I thank him for that. However, there are the other items listed in paragraphs (e) to (i), and I do not know whether he can comment on those. I draw his attention, in particular, to paragraph (h), which refers to air quality. Deaths from poor air quality are now regularly reported on in the media, and that is a particular problem in London and elsewhere. If development were to take place on a former industrial area, that could be an issue.
Paragraph (e) refers to minimum space standards. One development that I know of is Lewisham House in Lewisham—the old Citibank tower. It is not the most attractive building in the world—I do not know whether the Minister knows Lewisham town centre. Apparently, at some point in the future it is going to be converted into largely one-bedroomed properties but I do not know what the minimum standards will be. I suspect that the plan will be to have something like 230 one and two-bedroomed properties there, and they will not be particularly big. The whole question of space should be of concern to the noble Lord and to the Government in general. I hope that the days of rabbit-hutch developments are long behind us, but that is something that the noble Lord should certainly look at. There are a number of other places that I know of where I do not know whether the developments have taken place. Lewisham House has not been developed yet—it is sitting there waiting for that to happen. However, we would not want rabbit-hutch developments if we could possibly avoid them.
Lord Bourne of Aberystwyth
I thank the noble Lord for that. In answer to the question, “Do I know Lewisham?”, I have certainly visited it on occasion but, through the noble Lord, I feel I know it better than just from the two visits I have made there fairly recently.
In relation to the points he is making, there has to be a balance in what we do here, and I think that noble Lords would accept that Amendment 44, talking as it does of giving the power, seemingly unchallenged, to local authorities to suspend permitted development rights indefinitely, goes too far. I have offered to go away and reflect on this but I have made it absolutely clear that we cannot accept that amendment as it stands.
Article 4 directions are open to boroughs and other areas to use. In fairness, this is one area where they try to look at the cumulative impact. So, contrary to what I have just said, there are areas where we try to assess cumulative impacts, which is part of the Article 4 consideration. But, as I say, I accept that there is an issue to look at here. I want to go away and reflect on this, so I do not want to get down into too much detail on the position of the different London boroughs or elsewhere. However, I am happy to go away and have a look at it, without prejudice. I hope that noble Lords will take up that offer.
Lord Kennedy of Southwark
I thank the noble Lord, and of course he is very welcome to visit my ward in Lewisham any time he likes. I can show him one or two places that I have mentioned in our debates as well as other problems I have. I am quite happy to show him. It might actually help us in our debates over the next few weeks. I thank him for his response and am happy to beg leave to withdraw the amendment.
Baroness Bakewell of Hardington Mandeville (LD)
My Lords, as this is the first time I have spoken in Committee I draw the Committee’s attention to my entry in the register of interests.
I fully support the noble Lord, Lord Kennedy, in this amendment. The problems he has listed are those relating to London and other urban areas. However, they are not isolated to just those areas. Those of us in rural areas suffer significant frustration when planning permission has been applied for and given but nothing happens. Land is often left untouched for many years when it could have been productively used for key priorities in local development or neighbourhood plans.
Occasionally, spoiling tactics are employed. A local authority can identify a particular use for a parcel of land which does not meet with the approval of either the owner or those living in close proximity. As we all know, anyone may apply for planning permission on any piece of land; they do not have to own it. It certainly helps the process if the applicant is the owner, but this is not a requirement. Spoiling applications are submitted, appear to be in accordance with the local plan and gain approval. Thereafter, nothing is done to the site and those objecting feel their mission has been accomplished.
In such cases, and those listed by the noble Lord, Lord Kennedy, I support the local authority having the right to direct the use of the land in order to fulfil the priorities in the local plan or neighbourhood plan. After all, both plans will have taken a great deal of time and effort to be completed; they will have gone out to extensive consultation and been thoroughly examined before being adopted. It is therefore only correct that the aims of those plans should be implemented as far as is possible. I believe this clause would help achieve that aim, which is in the general public’s interest. I look forward to the Minister’s response.
Lord Bourne of Aberystwyth
My Lords, I thank the noble Lord, Lord Kennedy, and the noble Baroness, Lady Bakewell of Hardington Mandeville, for moving and speaking to Amendment 15, which is in group 9. This amendment, tabled by the noble Lord, would allow local planning authorities to direct the use of land upon which planning permission has expired for the purposes of its priorities, as set out in a local development plan.
Authorities should normally take decisions on development proposals within their area in line with the priorities set out in the development plan, together with the other policies of the plan. That principle is already enshrined in the Town and Country Planning Act 1990 and set out clearly in the National Planning Policy Framework. Both the Act and the framework are clear that applications for planning permission must be determined in accordance with the development plan, where its policies are material to an application unless material considerations indicate otherwise. Thus where planning permission has lapsed, any new proposals for development which require planning permission must be determined on that basis.
The planning history of a site, including any recently expired planning permissions, may be a material consideration when considering any fresh proposals. The weight to be attached to any earlier permissions will be a matter for the local planning authority but the importance of the plan remains unchanged. I appreciate and support the intention of the new clause proposed by the noble Lord, Lord Kennedy, and supported by the noble Baroness, Lady Bakewell. However, I do not believe it is necessary at the moment. The noble Lord mentioned the forthcoming White Paper, which we hope will be forthcoming very soon. It will cover this issue, as I have mentioned many times before in the Chamber and elsewhere. This is an issue that we must confront and not just for London and urban areas. I fully accept what the noble Baroness alluded to there.
Perhaps I may bring the Committee back to this legislation, which is designed to streamline processes and deliver more houses. We should not lose sight of that. We all say that we are wedded to it but we must be careful to ensure that it remains a central feature of the thrust of the debate, and of the legislation. If that much land is held by developers, they have fewer excuses for land-banking. I say gently that if that land were developed more quickly, although it would not crack the problem in its entirety, it would go some way to doing so.
I thank the noble Lord, Lord Kennedy, very much for the invitation to Lewisham, which I look forward to fulfilling—not necessarily on a day when Millwall is playing at home but on some other day. With the knowledge that this issue will come forward in the White Paper and that we will have a longer process of having a crack at it in a deeper dive—along with that friendly reciprocation of his invitation—I ask him to withdraw his amendment.
Lord Greaves (LD)
My Lords, I want to speak briefly to Amendment 15, which my noble friend Lady Bakewell has spoken to. I know that Lewisham is closer to this place than some places are, but if the noble Lord is issuing a general offer to visit wards that some of us sitting here represent on local authorities, he might have a few letters in the post. But he would be welcome indeed to come to Colne any time he wishes and I would be happy to show him some of the problems we have that are different from those in Lewisham and other parts of the south-east.
Having cheekily said that, there is something behind this amendment about what happens when a planning permission which has been given, perhaps in detail, then lapses and that permission is no longer in line with a local plan. For example, if there has been a local plan and the permission has been given, a neighbourhood plan may then be adopted which does not have to accord exactly, as I understand it, with the local plan on site allocations but has to be in general conformity with it. If a neighbourhood plan for a village says that a piece of land which has planning permission for housing is not the most suitable while a different piece of land can be allocated—one which local people would prefer to be allocated under the neighbourhood plan—and if that keeps the same number of new houses built in that area, or even more, what then happens?
There is a wider issue: developers and planning committees—planning officers—tend to assume that if a planning permission has previously been given, for example for a change of use, and has not been taken up, and the same application is put in again after four or five years, it ought to be granted, on the precedent that it has been granted previously, and yet circumstances may have changed. There is a very important issue here relating to detailed applications which, at the moment, do not always result in the most satisfactory outcomes because of the assumption that although planning permission has lapsed, it is really still there and all you have to do is fill in the forms, pay the fee and everything will be okay.
Lord Bourne of Aberystwyth
My Lords, I will seek to reassure the noble Lord, Lord Greaves, on both points.
First, if the planning permission has lapsed, a fresh application has to be put in for the use of the land, and it must conform to the local plan at the time, including any neighbourhood plan that has become part of the local plan in the meantime. Secondly, in planning law there is no presumption that permission should be given in relation to an application with a lapsed permission. That would not be the case. The committee might want to take into consideration the fact that a lot of work has been done and look at it, but there is no presumption in law that it should be adhered to. I do not think that planning authorities are under that misapprehension but if they are we need to make it clear that that is not the case.
Lord Kennedy of Southwark
My Lords, I thank the Minister for his response. I am pleased by his comments and am looking forward to the White Paper and these issues, hopefully, being addressed. I have put Questions down in the House before, and there is an issue with getting houses built in certain areas. The noble Lord, Lord Greaves, is right: there may not be a case for granting permission in certain areas. I accept that entirely. However, in certain areas there is pressure for building and the frustrating thing is that you have given permission to build on the site, then you drive past every day and nothing has happened. It is very frustrating.
I hope that the White Paper will address that. I hope also that the Minister will visit my ward; his predecessor, the noble Baroness, Lady Williams of Trafford, visited my noble friend’s ward while she was in his job. He may consider that too. If the noble Lord ever comes to Millwall I can assure him of a very warm welcome. As the noble Lord, Lord Young, knows, planning permission and compulsory purchase are big issues down there at the moment. I beg leave to withdraw the amendment.
Lord Bourne of Aberystwyth
My Lords, I thank the many noble Lords who have participated in the debate on this amendment. Before I turn to the specific amendment, I shall make some introductory remarks which I hope will set the matter in its context.
Community members have said that a local planning authority’s input and attitude can make a significant difference to neighbourhood planning progress. We have also heard during our discussion of the importance of neighbourhood planning groups being able to access technical advice and support and financial support. All parts of the committee have spoken of the importance of ensuring that we promote neighbourhood planning, which is something to which all parties are committed. I am sure that that will make a difference. It is clearly beginning to make a difference, although I accept there is much ground still to cover.
I shall say a little about the advice available through the Government’s support programme for communities preparing a neighbourhood plan before we turn to the specific role of local planning authorities. The Government’s £22.5 million support programme has been accessed by communities across the country and has made more than 1,800 payments since it was launched in March 2015. The support available now is very different from that which may have been available to some of the early pioneers of neighbourhood planning. All those wanting to prepare a neighbourhood plan can apply for grant of up to £9,000 to help them do so. Those that fall into certain priority groups can apply for up to a further £6,000. I am not sure that that is widely known. I think there is work to be done to make sure that it is more widely known.
We have reflected on the experiences of early pioneers and responded to new challenges that groups have faced. For instance, specific toolkits and technical support are now available to help groups establish neighbourhood forums in unparished areas, which are usually urban areas, as the noble Lord, Lord Greaves, said, to assist with assessing local housing needs and to support those wishing to allocate sites for development. Any group wishing to modify its existing neighbourhood plan can also apply for support in the same way as any other group can on initially setting up. I applaud the work being done by those who are setting up neighbourhood forums or parish councils. Although there is only one parish council in London, there are neighbourhood forums in London and many work across boroughs, such as the Kilburn Neighbourhood Plan Forum which works across the boroughs of Brent and Camden on specific projects.
The Government have also established a national network of 132 neighbourhood planning champions. These volunteers are drawn from local planning authorities and neighbourhood groups and provide advocacy and peer-to-peer support. We are continuing to support them across England through further training and local networking events. Last year, the Government launched a national advertising campaign to promote take-up of neighbourhood planning, targeting 81 local authority areas through adverts in local press, local radio, online and on-street posters. I shall endeavour to provide more information on that. Perhaps it can be disseminated to particular councils that noble Lords will be familiar with so that we can share some of this information more widely because that would be appropriate.
If I have not said this already, and I do not think I have, I will write again. The letter regarding the first day of Committee is in the process of being finalised, and I would like to write another one to pick up points that I do not cover or fully cover in the course of today’s debate. So once again there will be a write-round.
I turn specifically to Amendment 16. I thank the noble Lord, Lord Greaves, and others who have contributed to the debate. This is an important area. Already, communities in over 70% of local planning authority areas have taken up the opportunities offered by neighbourhood planning, but I fully acknowledge that that does not capture the fact that there are massive gaps. In other words, there are groups throughout the country but it needs to permeate much more widely. There is much more to do, as noble Lords have rightly said.
Local planning authorities have a legal duty to give such advice or assistance as they consider appropriate to facilitate neighbourhood planning. As set out on Tuesday in response to a point raised by the noble Lord, Lord Kennedy, these duties are funded by my department under the new burdens doctrine. I can confirm that that funding will continue into the next financial year, and the amount of that will be released ahead of the new financial year so details of it will follow.
Planning guidance sets out the Government’s expectation for local planning authorities to take a proactive and positive approach, working collaboratively with those preparing a neighbourhood plan to ensure that neighbourhood plan proposals have the greatest chance of success. Building on this, Clause 5 requires authorities to set out in their statements of community involvement their policies for providing support to their communities. That requirement applies irrespective of whether there is any existing neighbourhood planning activity in the area and will bring transparency to the support that authorities provide, leading to more informed and equitable discussions.
The Government have set out, in the document entitled Further Information on How the Government Intends to use the Bill’s Delegated Powers, our intention to require statements to be reviewed at least every five years. While it will be for authorities themselves to decide whether the document should be revised, should an authority consider change unnecessary then it must publish its reasons why they are not updating the statement. The Government have also tabled an amendment to the Bill that would allow the Secretary of State to specify by regulations the content of those statements, and I think we are coming to those later.
Local planning authorities are also required to publish a map setting the designated neighbourhood areas in their authority area. Regulations also require authorities to publicise on their website, and by other means, when they designate a neighbourhood area or a forum, together with the progress of individual neighbourhood plans or neighbourhood development orders.
I turn to the part of the noble Lord’s amendment concerning community governance reviews, which are the reviews undertaken to decide whether new parish councils should be established. The Government have already taken steps to make it simpler for neighbourhood forums to request that new parish councils are created for their communities, and have supported communities up and down the country to set up new parishes through a £1 million investment over the past three years.
I can therefore reassure noble Lords that current requirements alongside measures in the Bill, together with government amendments that we have tabled, proactively promote neighbourhood planning and, as I have said, that we are seeking to publicise the benefits of neighbourhood planning.
I would like to cover some of the points that were made by noble Lords, if I can pick up those that I am in a position to answer. Those that I cannot, I will identify and write on later. We understand that around 90% of neighbourhood plans are in parish areas, a point that I think was made.
I was asked about the number of communities that have neighbourhood planning. I can say that over 2,000 communities in England have at least started the process of neighbourhood planning. If I am able to give a more detailed breakdown on that, I will do so when I write.
The noble Lord, Lord Taylor, raised the specific issue of the need occasionally, or perhaps more than occasionally, to change the boundaries of parishes that may be quite historic, and it may therefore be appropriate if that is revisited at times. At the heart of the neighbourhood planning process is the principle that it is for communities to decide what they plan for. Therefore the boundary of a neighbourhood area does not need to comply with administrative boundaries, and neighbourhoods can bring plans forward.
Specifically on changes to neighbourhood areas, I direct the noble Lord to Clause 4, which sets out some of the procedure. I appreciate that he was aiming more widely—in the sense of how to tackle the problem—but the procedure is covered by Clause 4. If there is anything else I can pick up on that in the write-round, I will do so.
The noble Lords, Lord Tope, Lord Horam and—I think—Lord Shipley, also raised the issue of how we tackle London specifically, and perhaps it relates to a wider area. I will consider that. There are quite a few neighbourhood forums in London, but no parish councils. I accept that, and I will see whether there is anything that we can usefully contribute on that.
I think that those are the main issues that were raised. If I have missed anything I will pick it up in correspondence. We take this issue seriously, and I will seek to address in correspondence some of the specific points raised in particular by the noble Lord, Lord Greaves, in introducing this valuable amendment. With that reassurance, I ask the noble Lord to withdraw his amendment.
Lord Greaves
My Lords, I am very grateful to the Minister for the positive and constructive way in which he responded to this amendment. It gives some hope that the Government might, in addition to letting us know what they are doing, put a bit more oomph behind this process. Before I comment on the Minister’s response, I have one or two comments for other noble Lords—and I thank all noble Lords who took part.
My noble friend Lord Taylor of Goss Moor talked about changing parish boundaries. Since responsibility for local governance review passed to the local authority and no longer requires the heavy-handed involvement of the Boundary Commission—I am not sure when it was—the process has been quite easy. If a local authority wants to review parish boundaries it can do so through the local governance review, which sets out exactly how it should take place. It can do it for the whole authority area or for just one or two parishes—to tackle a particular problem, such as the one my noble friend mentioned. It does not, therefore, need a new process, just for the local authority—in this case presumably Cornwall unitary council—to agree to do it.
The noble Lord, Lord Horam, reminded me of the only time I have been to Orpington. It was an extremely long time ago, and the first time I ever knocked on a door was on behalf of a Liberal candidate: Eric Lubbock, in the by-election of 1962. Before his sad death last year he was, of course, for many years, Lord Avebury. I remember it well. I would not claim to be an expert on Orpington but I would have thought that Orpington and perhaps some other communities there, such as Biggin Hill—where I remember traipsing around on unmade roads—would be an ideal place for a parish council. It ought to happen.
I am a member of an authority and was heavily involved in setting up area committees about 20 years ago. It is important for area committees on a local authority to be given real powers and not just be talking shops. We have had area committees with real powers. In fact the political job I most enjoyed in my life was chairing the Colne and District area committee for a number of years—again, quite a long time ago.
My noble friend Lord Tope said that we knew what neighbourhoods were but drawing boundaries was always extremely difficult. I think people bring that up as an excuse for not doing it. Drawing boundaries is not difficult if you know what community you want to define, and its core. Then you have to find a way to draw the boundaries with the consent of the people who live on and around them. It is usually quite possible. People know the part of the borough, or whatever, that they live in and, if they do not, a sensible decision has to be made. However, in most cases, drawing boundaries is not difficult.
The important, and more difficult, job is deciding what the core community is to start off with. Sometimes it is the local authority ward. If the local authority ward has been long established—I was about to say “and has been there a long time”, which would be tautologous—because of the activity that has taken place on a ward boundary basis and because that is what the councillors represent, then those boundaries, which initially were pretty arbitrary, take on meaning over the years. That is the case with some of the new authorities that were set up in 1974. In some cases, wards are perfectly reasonable places but, again, it is a question of judgment. In other places where the wards have recently been redrawn, that has resulted in complete nonsense for neighbourhood and community purposes, and things have to be done differently.
Lord Bourne of Aberystwyth
My Lords, I thank noble Lords who have participated in the debate on this group of amendments. Before I turn to non-government Amendments 17 and 17A, perhaps I may highlight some important issues which deliver clear social and environmental benefits. They are important matters that should be addressed through a plan-led system.
Clause 6 puts beyond doubt the Government’s commitment to a plan-led system: a system where all local planning authorities have development plan documents in place to ensure that sufficient land is allocated for housing in the right places to meet needs, with roads and other vital amenities required by communities. At Second Reading, several Peers raised the frustration that many communities face when their local planning authority has not put its own local plan in place, or the policies in the plan are out of date. The Bill makes clear the Government’s expectation that all local planning authorities must have up-to-date plans to deal with those issues.
However, as my honourable friend Gavin Barwell, the Minister for Housing and Planning, outlined during discussion in the other place, as long as authorities have policies to address their strategic housing and other priorities, we want them to have more freedom in the type of plan that is most appropriate for their area. The Government have put local and neighbourhood plans at the heart of the planning system. We put local authorities and communities at the forefront of shaping a vision for their areas and deciding how to meet their development needs. The existing regime reflects the understanding that local planning authorities, together with local communities, are best placed to set out future development for their local area.
I turn to non-government Amendments 17 and 17A. As the Minister for Housing and Planning stated in the other place, we need to guard against attempts to duplicate matters which are already addressed in national planning policy. Perhaps I may also address a couple of slightly extraneous points made by the noble Lord, Lord Beecham. I assure him that we are certainly not following any of President Trump’s policies. On climate change, which was specifically raised, although it is not central to this legislation, I reassure him that there is a very strong bipartisan approach which I pursued with the noble Baroness, Lady Worthington. We fulfilled our international commitments by signing the climate change treaty—I know because I was there—and very much follow the policy set out in the Climate Change Act 2008, passed by the then Labour Government, of setting carbon budgets.
I move now to the specific points addressed in these amendments. I thank the noble Baroness, Lady Andrews, for moving Amendment 17A on behalf of the noble Baronesses, Lady Finlay and Lady Watkins, who I know feel strongly about these issues, and enabling it to be part of the debate.
The matters addressed in these amendments relate to affordable and social housing, energy, flooding, air quality, green spaces, education, health and well-being. All are clearly addressed through the National Planning Policy Framework. I do not propose to read out all the parts of the framework that cover each issue. However, for example, paragraphs 99 to 104 of the framework require local authorities to shape and direct development to protect people and property from flooding, including through strategic flood risk assessments. Furthermore, paragraphs 120 to 124 require local authorities to safeguard people from unacceptable pollution risks; paragraphs 73 to 74 and 76 to 77 deal with the need for local authorities to provide green spaces and public leisure areas; and paragraphs 69 to 78 set out how local authorities should use the planning system to create healthy, inclusive communities. Noble Lords will be aware that legislation already protects land registered as common land areas.
Local authorities are already required by law to have regard to national planning policy and guidance when preparing their local plans. At examination, the extent to which a draft plan accords with national planning policy is one of the matters that the examining planning inspector will check. The planning regime is already set up to ensure that local authorities have regard to such important matters as those raised in this amendment.
There is no doubt about the importance of the issues raised, all of which help to create attractive and sustainable places. However, specifying them afresh in the Bill would lead to unnecessary duplication and prescription. I therefore do not believe that Amendments 17 and 17A are necessary. They would also limit the freedom for local authorities to choose the type of plan that is appropriate for their area, contrary to the intention of Clause 6.
I turn to Amendment 18, spoken to by the noble Lord, Lord Beecham. I fully recognise the importance of ensuring not only that housing is delivered but that the appropriate number of dwellings for an area is agreed at a local level. As noble Lords will be aware, housing is a key priority of the Government and we are clear that we must build more of the right homes, in the right places. To achieve this, it is essential that local planning authorities have an up-to-date plan in place which identifies, as far as possible, the housing needs of their local area. This provides the certainty communities deserve as to the number and location of new homes that will be built.
The very same concerns I expressed on the previous amendments apply here. This issue is addressed more than adequately in paragraph 47 of the National Planning Policy Framework. Local planning authorities must identify and plan to meet, as far as possible, the market and affordable housing needs of their area. Failure to include this information in a local plan may lead to the plan being found to be unsound at inspection stage. We are clear that local communities must be consulted during the plan-making process, in accordance with both legislative requirements and the local authority’s statement of community involvement. Additionally, neighbourhood plans offer a further opportunity for local communities to become involved in planning for the development needs of their area. Alongside this, the Bill includes further measures to ensure that communities are involved from the outset in wider plan-making activity in their area.
In short, I understand the concern that some local planning authorities currently have no local plan, while others do not have up-to-date plans in place. This has a negative impact on the allocation of development sites. However, measures introduced in the Bill will ensure that, in the future, plans are put in place more quickly. Clause 6 will ensure that local planning authorities set out their strategic priorities, including housing.
On government Amendment 19, I thank noble Lords for their warm welcome of this provision. Like the noble Baroness, Lady Andrews, I, too, believe that this is the first time that it has been recognised in this way in legislation. To echo what my noble friend Lord Shinkwin said, it is of great symbolic importance as well as practical effect. It sends out a powerful message, just as the Disability Discrimination Act did in 1995. I am proud of the role of my party and other parties in securing that legislation.
The important issue of the housing needs of older and disabled people was raised in the other place, particularly through my honourable friend Heidi Allen. I appreciate that the devil will be in some of the detail and we would not expect all the detail to be in the legislation, but I am certainly happy to meet the noble Baroness, Lady Andrews, the noble Baroness, Lady Greengross—she is not in her place, but she has been very interested in this legislation and has vast experience through Age Concern—and other noble Lords to see how we can take this forward in a meaningful way. I am sure that the noble Baroness, Lady Altmann, will also have a valuable contribution to make. It is important that we secure sensible legislation and sensible policy moving forward, as I am sure we can.
I reassure the noble Baroness, Lady Andrews, that there is provision for this in the National Planning Policy Framework, which we will look at. Also—another hostage to fortune—I think that there will be something in the White Paper to enable us to discuss it more fully. I am keen to ensure that, having made this commitment, we get it right. We have to deal with many challenges. Indeed, it is part of the wider issue across government of health and social care. The impact of an ageing population affects probably every government department that you can think of—it applies to DCMS, the Department for Education and other areas—so there is something to be done across government, which I hope we can take on board as well. As a bonus, the aim is to do something for this part of the community. It is important that we do that but it should have the effect of freeing up some housing that this group is in. That, too, is to be welcomed. As I say, I thank noble Lords for their welcome of the amendment.
More specifically, there is already a structure in place that recognises these needs. We have mechanisms through local authorities, the National Planning Policy Framework and building regulations. We need to build on those. The Government have listened carefully to the concerns that have been expressed by many Members in the Commons and the Lords, across parties, about these issues.
Understandably, specific questions were raised. I will try to pick up some of those details in responding by letter. I hope that I have given a broad view of where we are going, but I am, as I say, happy to engage with noble Lords on the more detailed approach as we take the policy forward. With that, I ask noble Lords not to press their amendments.
Lord Young of Cookham
“( ) In section 34 of that Act (guidance)—(a) the existing words become subsection (1), and(b) after that subsection insert—“(2) The Secretary of State must issue guidance for local planning authorities on how their local development documents (taken as a whole) should address housing needs that result from old age or disability.””
Lord Kennedy of Southwark
Before the Minister responds, on the point raised by my noble friend Lord Beecham about difficulties with the Sheffield city region, my understanding is that it is North East Derbyshire District Council and Chesterfield Borough Council in Derbyshire which wish to join. I think that Bassetlaw District Council in Nottinghamshire may also want to join. The legal action is being taken by Derbyshire County Council, which of course partly comprises the north-east Derbyshire and Chesterfield areas. The problem is with three districts in two counties, but one county council has raised the legal action on the points that my noble friend outlined.
Lord Bourne of Aberystwyth
I thank noble Lords for the debate on this part of the Bill. I will try to take Clauses 7 and 8 in that order. There were certainly some questions on which I will need to write with fuller answers, but let me first turn in general to Clauses 7 and 8.
These measures contribute to the Government’s objective of ensuring that all local planning authorities across the country have up-to-date development plan documents—the documents that collectively form the local plan. In particular, Clause 8 ensures that there is not a void and that we have a local plan. We would have been heavily criticised if we had left an obvious hole in the system where no one was preparing a development plan, but I will come to that.
The Government are committed to a plan-led system in England. We have put communities at the heart of that system, and I hope that I can leave no doubt in your Lordships’ minds that we want communities to have confidence in a system that takes account of their views, while delivering the growth that the country needs.
I also want to kill one hare that was set running, which I had not heard before. There is no agenda, let alone a secret agenda, for mergers of councils. This legislation is about neighbourhood planning. Until today, nobody had raised with me that this is about a secret agenda to merge authorities. It is not, it is to try to ensure that we have a full pattern of what is needed for the planning of the country. It is important, therefore, that where local planning authorities do not have an up-to-date plan in place, the Government should take action to resolve this situation. We would have been roundly and correctly criticised if we did not have such plans.
I turn first to Clause 7, spoken to ably by the noble Lord, Lord Kennedy—I apologise for my short absence during his speech—and my noble friend Lady Cumberlege. The noble Lord, Lord Shipley, the noble Baroness, Lady Bakewell, and other noble Lords spoke more widely about this.
We want to encourage collaboration between local planning authorities so that strategic priorities, particularly for housing, across local boundaries are properly co-ordinated and clearly reflected in individual plans. The Local Plans Expert Group which was asked by the Government to examine what measures or reforms might help to ensure the efficient and effective production of plans recommended that more could be done to encourage local planning authorities to work on joint plans. The Government agree with this recommendation, and it forms the basis for the clause.
The idea of joint planning and working collaboratively with neighbours is not new. We know of more than 40 local planning authorities, right across England, that are working on joint plans. There is no agenda about encouraging or, even less, forcing them to merge. My honourable friend the Minister for Housing and Planning referred during debates in the other place to representatives of Norwich City Council who told him about how they were working with South Norfolk Council and Broadland District Council districts to produce a combined plan across the three districts. We are also seeing joint plans being developed as a result of devolution deals, such as the Greater Manchester spatial framework.
Authorities working jointly with their neighbouring authorities can see that there are benefits to be had. For example, there may be cost reductions to individual authorities through working collaboratively on evidence or through shared examination and legal costs. A joined-up plan-making process, where key decisions are taken together, can also assist local planning authorities to plan for housing.
We know that some areas across the country are having real difficulties in addressing issues that require solutions across geographic boundaries, such as planning for housing need in areas with significant constraints, and collaboration with neighbouring authorities may help to resolve some of those issues.
Clause 7 inserts new Sections 28A to 28C into the Planning and Compulsory Purchase Act 2004 and makes consequential amendments. I wish to emphasise that this power can be exercised only where the Secretary of State considers that it will facilitate more effective planning of the development and use of land in the areas of one or more authorities. During the contribution of the noble Lord, Lord Beecham, I wrote down a reference that he gave to Clause 7(2)(a), I think. I do not think that there is a Clause 7(2)(a), but if we could discuss it afterwards, I am happy to get a full read-out on it and write to him.
New subsection 28A(5) provides that:
“The Secretary of State must, when giving a direction under this section, notify the local planning authorities to which it applies of the reasons for giving it”.
That is a clear provision which ensures that it can only be used appropriately. Presumably, like other provisions of statute, it will be subject to judicial review which, while it is not something that we want to encourage, is a backstop if people feel that any Secretary of State has got it wrong, as may happen on occasion under any Government.
New subsection 28A(3) states:
“The Secretary of State may give a direction under this section only if the Secretary of State considers that to do so will facilitate the more effective planning of the development and use of land in the area of one or more of the local planning authorities in question”.
So it is to be used sparingly.
The noble Lord asked five questions about Clause 8. The first question was about why it is needed. It is because we need a plan if there is a gap. His second question was about whether the county council is required to do it. No, it is absolutely clear in Schedule 2 that it is an invitation to the county council. The county council does not have to take up the invitation. He raised several other questions including whether county councils can subcontract this. I suspect not, but I will correct that in the letter if I am wrong. He asked how local knowledge is to be guaranteed. That is specifically the reason this is needed. The Government would look to intervene in this way if we believed it was the only remaining lever to ensure that there is a local plan. The alternative would be the Secretary of State intervening directly, which would not be very local. This is an attempt to get the vacuum filled by the most local appropriate authority, otherwise it will not be done. The most desirable outcome is that the district council does it. The whole procedure can be prevented by the district council doing it, and that is exactly what will happen in the vast majority of cases. We would be roundly criticised if we did not have such a provision.
The noble Lord, Lord Beecham, raised some fair points about the impact of this on combined authorities. Clause 8 supplements existing powers to invite the Mayor of London or a combined authority to prepare a development plan, so it is already in existing legislation for an authority in its area. Again, I will take up that point in more detail, but I think that is the provision.
The essence of this is that it is within the power of district councils to ensure that the powers introduced by the clause are never used. That is what we hope will happen. I am of the view that it would be only in the rarest of circumstances, where there is not a plan in place, that this provision would be needed.
Questions have been fairly raised about the skills and capacities of county councils and whether they can turn down this role. We anticipate that there will be discussions with them about what happens if there is no plan. They are the next nearest directly accountable authorities and have knowledge and understanding of the development needs of the area. They are familiar with the planning process and are already involved as statutory consultees in the local plan’s process, and many work with their district councils on cross-boundary issues.
As I said, we would be rightly and roundly criticised if we did not have these provisions. They are needed in order that we can cover the whole country. They are long-stop provisions which I anticipate will not be much needed. They are only on the basis—particularly in regard to Clause 8—that if there were not such provisions it would mean direct intervention by the Secretary of State and the department, which is not what we want in a neighbourhood planning process.
Baroness Cumberlege
I am comforted that there are no secret agendas for mergers, and I thank the Minister for his assurance. As to collaboration between authorities, my noble friend told us that 40 authorities have agreed to provide joint plans. Presumably that has been done without the clause in the Bill. Are the plans likely to be more sustainable because the authorities are working willingly together rather than having joint plans imposed on them by the Secretary of State? I take my noble friend’s point that the power will be used sparingly. That sounds wonderful in debates in this House, but when it comes to the actuality, if it is not written in this document, people will have no recourse to come back.
I am disconcerted by the way in which the clause is framed, its extent and the words threaded through it about the Secretary of State making directions and so on. It is not a light touch but a huge amount of interference from the Secretary of State in local matters, and that I resent.
Lord Shipley
The Minister kindly answered three of my four questions. The missing answer was on the right of a county to charge whatever fee it wishes to. It is an important issue and, if he prefers, the Minister can write to me, but in Schedule 2, lines 31 to 40 rather suggest that a county can charge a district whatever it wishes.
Lord Bourne of Aberystwyth
I shall take up those points. In response to my noble friend Lady Cumberlege, this power will be used sparingly, and the Secretary of State will have to give reasons. In preparing their joint plan, the authorities concerned can, if they wish, reject the plan—they are not obliged to adopt it. I repeat that there is absolutely no hidden agenda here. As my noble friend correctly said, it is certainly better where joint plans emerge. That is very much the view of the Government and the Secretary of State. We anticipate that that will be the case in the vast majority of circumstances. We know that, occasionally, local authorities do not necessarily have the capacity. There will be cases—even if there are not, we still have to guard against the possibility that there could be—in which the Government will have to have a backstop power in relation to these matters. That is what this is. The Secretary of State has to give reasons. The authorities concerned can turn down those reasons.
In relation to the point made by the noble Lord, Lord Shipley, I am advised that there is cost recovery for the work done. I hope that answers his question. If I am wrong on that, I will correct it in a letter.
Lord Shipley
I am happy for the Minister to write to me. Clearly, we need to define what cost recovery is, because the definition of necessary costs currently lies with the county and not the district. There has to be a system that everybody understands.
Lord Bourne of Aberystwyth
That is an entirely fair point. As I said, there is a system to ensure that costs may be recovered, but I will elucidate that, if I may, in my letter.
I apologise, but I have forgotten the point that the noble Lord, Lord Kennedy, made.
Lord Kennedy of Southwark
I was asking for information on the councils that are failing in their duties and so require the Government to take on these powers. Perhaps there are no councils in that position and the Government are taking the power preventively— I do not know. If there are, which authorities are they?
Lord Bourne of Aberystwyth
I am sure the noble Lord was listening very carefully to what I said. I said that we need backstop powers in case that situation arises. I hope that I did not indicate that there is an existing list of authorities against which we thought we were going to use this measure. It is a backstop power. When the noble Lord’s party was in power, it was responsible. I am sure that he would expect any succeeding Government to be the same and to ensure that these powers exist in case they are needed because an authority is not stepping up to the plate.
Lord Kennedy of Southwark
That makes it a bit clearer: at the moment, there are no councils against which the Government would need to think about using this power; it is a backstop power. It is good to have that clarified.
When the Minister responded to the debate on Clause 7, he also said that councils will have recourse to judicial review. I have never heard a Minister at the Dispatch Box suggest, in proposing legislation, that the backstop measure is that someone can seek judicial review. Ministers do not usually like that. I think it is an amazing thing to do and I hope it is available for people. However, I am slightly worried by the confidence the Government have in their legislation when their immediate defence is to say, “Don’t worry, you can go off and seek redress in the courts”.
Lord Bourne of Aberystwyth
I must correct that very serious accusation. I was not encouraging people to bring legal action. I was explaining, in case noble Lords were not aware of the fact, that this statute, just like any other, is justiciable on its interpretation and that people will have rights at law. That is the point I was making.
Lord Kennedy of Southwark
I was not suggesting that the Minister was encouraging people to bring legal action. But he certainly said that people would have redress through judicial review. It seemed odd to hear that from the Dispatch Box while we are discussing legislation.
Lord Bourne of Aberystwyth
My Lords, as a lawyer and somebody who sympathises when somebody has a legitimate compliant, which they may do, against any government department or local authority, I think it is absolutely right that that right is put on the record by the Government. That is all I sought to do. I do not think there is anything improper or extraordinary in that.
“( ) Section 18 of the Planning and Compulsory Purchase Act 2004 (statement of community involvement) is amended as follows.”
Lord Bourne of Aberystwyth
My Lords, before I turn to government Amendments 21, 22, 23 and 130, I shall make some introductory remarks which I hope will set the context for our discussion. We have been clear that we want to see a more collaborative and effective planning system. We have discussed the energy and passion that many communities invest in the preparation of neighbourhood plans, and we are committed to seeing that number grow. We discussed that particularly in relation to the amendment so ably moved by the noble Lord, Lord Greaves. We also recognise that not all communities may wish to prepare a neighbourhood plan. Some communities and their local planning authorities are working collaboratively on the local plan for their area, and we want to encourage that. This is also a point we discussed during our first day in Committee.
Clause 11 will clarify how communities can be involved in decisions about the wider planning of their area. It extends the matters to be set out by a local planning authority in its statement of community involvement. This will ensure that authorities include in these statements their policies for involving their communities and others in the preliminary stages of plan-making. Specifically in relation to their functions under Sections 13 and 15 of the Planning and Compulsory Purchase Act 2004, these include a local planning authority’s survey function and the preparation and maintenance of a local development scheme. The latter must set out the development plan documents that collectively make up the local plan for the authority’s area, their subject matter and geographic coverage and the timetable for their preparation and revision.
Including an authority’s policies for involving local people in the work an authority will do to survey its area will help local people understand and express views on the changes that may be taking place in the local population, which may influence the type of housing needed, for example, or in the local economy, which may influence the type of accommodation business may need. Changes such as these will drive the development needs of an area that any plan may need to address.
Requiring an authority to set out how it will involve local people when taking decisions on the development plan documents that it will prepare will encourage a discussion between the local planning authority and its community on whether communities may wish to prepare a neighbourhood plan as an alternative to one or more of the authority’s documents. The changes introduced by Clause 11 pave the way for more informed and equitable discussions between local planning authorities and their local communities about the future local growth and development of their area and the sorts of planning documents that will shape these changes.
Government Amendments 21, 22 and 23 will allow the Secretary of State to produce regulations which set out further matters which local planning authorities must address in their statements of community involvement. They will ensure that the Government can clarify further for communities, including neighbourhood planning groups and others, how they can play a role in the development of their area. For example, the amendments will enable the Secretary of State to require authorities to set out how they will provide advice to neighbourhood planning groups on the relationship between a neighbourhood plan and the plans that the authority has prepared or is preparing. This was an issue raised in the other place which my honourable friend the Minister for Housing and Planning committed to consider further. The amendment responds to that concern. It will also ensure that we can leave communities in no doubt that authorities will set out who they propose to involve and when and how they can get involved.
Government Amendment 130 amends the commencement provision in the Bill to ensure that the power to make regulations in Amendment 23 comes into force with the passing of the Act. I beg to move.
Lord Greaves
My Lords, these amendments are broadly welcome—I think. The devil will be in what the regulations say, of course, but if they are not as benevolent as the Minister is suggesting, we will have a row then. Otherwise I think they are all right.
Lord Beecham
My Lords, I am grateful to the Minister for enlightening me, if not other members of the Committee, as to the otherwise completely incomprehensible terms of Amendments 21 and 22. Not having been given a crystal ball to look into, I could not really understand what they were about, but he has partially explained them, for which I am grateful.
However, on Amendment 23, we are again in the business of secondary legislation. I do not know whether the Government have yet consulted at all on the regulations and whether there is any chance of seeing any draft regulations before Report, but it would be interesting to know whether they had embarked on a consultation with the Local Government Association, for example, about the contents of any such regulations. Again, it looks like the Government imposing a particular way of proceeding on local government, possibly without any real exchange of views about how that might best be achieved. As we know, other Committees in your Lordships’ House have expressed great concern about the increasing reliance on secondary legislation that all too often emerges without any real evidence of effective consultation about what it should contain.
Lord Bourne of Aberystwyth
I thank noble Lords for their participation in this debate. I thank the noble Lord, Lord Greaves, for his almost wholesale welcome, and I hope to avoid the punch-up—
Lord Bourne of Aberystwyth
The provisional punch-up, yes. I will certainly seek to avoid that.
I have some sympathy with the noble Lord, Lord Beecham, about the rather obscure, not to say Delphic, nature of the provisions; they took me quite a while to get through as well. With regard to more detailed information on policies and so on, we supplied some supplementary information to the Delegated Powers and Regulatory Reform Committee, which I will ensure is circulated to noble Lords to provide more detail on the thinking behind this.
We certainly want to ensure that we discuss the way forward on the issue. This provision was widely welcomed in the Commons, and it is our intention that it should be a means of ensuring that communities are properly involved. I do not think there is anything sinister here, so I am happy to share what documents we have and use them as a way forward.
Lord Kennedy of Southwark
I will make a couple of brief comments before the Minister responds, including one about payday loan shops. I should declare in this context that I am a director of a credit union—London Mutual Credit Union, which is based in London and covers four London boroughs: Southwark, Lambeth, Westminster and Camden. We are also the credit union to the Armed Forces: a number of our members are from the Armed Forces.
I was conscious that the most reverend Primate the Archbishop of Canterbury, and others, encouraged the Government to take action in the previous Parliament in respect of the interest rate, and that is very welcome. There is, however, an issue—we certainly get it because our main office is in Heaton Road in Peckham. About 10 doors along is The Money Shop. We often get 50 to 60 applications to join the credit union but also people walking in off the street. Often they have been to The Money Shop and, because of difficulties there, people have suggested that they go down to the credit union. They join, and the first thing that we do is try to find out what their problem is: how big their debt is—get it all out of them. Then, if we can, we will find them a loan. We want to pay that direct to The Money Shop, to end the problem there, not just give it to the people themselves.
There is, however, an issue with a number of these high street shops and how they operate. I would certainly like to see more action—more ability for a local authority to look carefully at its area and see whether there are enough such shops. Unfortunately, as we have all seen, the problem is not borrowing more money, it is getting a grip of your finances and controlling them. Credit unions are one type of organisation that can help with that, along with others such as money advice services.
Lord Bourne of Aberystwyth
My Lords, I thank the noble Lord, Lord Beecham, for his amendment, and other noble Lords who participated in the debate, including the noble Lords, Lord Shipley and Lord Kennedy. The amendment reflects the importance of planning at the local level to address local issues. I was particularly interested to hear from the noble Lord, Lord Shipley, about the all-party parliamentary group covering betting, the experience of Newham and the local action that it has taken on fixed-odds betting terminals in betting shops.
It may be helpful, first, to remind noble Lords of the important planning changes we made in April 2015 specifically to allow local planning authorities to consider the merits of any application for such uses, and to provide the community with an opportunity to comment. Prior to April 2015, the use classes order grouped betting shops and payday loan shops with other financial or professional services in the A2 use class. This meant that any financial or professional service could change use to a betting shop or payday loan shop without a planning application. Now they would need such an application. Additionally, under permitted development rights, new betting shops or payday loan shops could be opened in any property used as a restaurant, café, pub or other drinking establishment, or hot food takeaway. These changes could be made without local authority consideration.
Responding to concerns raised at that time about the clustering of such uses on the high street, the Government made changes to the Town and Country Planning (Use Classes) Order. We took betting shops and payday loan shops out of Class A2 and made them sui generis, or a class of their own. This change was made precisely so that a planning application would be required for any additional such shop. This would allow for local consideration of any issues that might arise due to the change to such a use in that area. Local planning authorities, therefore, already have the ability to manage any additional clustering through their local plan policies. It is not for national government to set out how many betting shops or payday loan shops there should be, and where they should be.
Where a local planning authority is concerned about the clustering of such uses, it should ensure that it has an up-to-date plan with robust policies in place. We know, as has been demonstrated, that some local authorities are already putting in place detailed policies in respect of betting shops and payday loan shops that reflect their individual local circumstances, and setting out the position in respect of the numbers and location of those shops.
The National Planning Policy Framework provides local planning authorities with the policy framework to plan for a mix of uses, promoting the viability and vitality of their town centres. Such policies should be based on sound local evidence and tested at examination. Policies contained in the local planning authority’s development plan must be taken into account when determining any application for a new betting shop or payday loan shop, unless any material considerations indicate otherwise.
Noble Lords will be pleased to know that, as he committed to do in the other place, Gavin Barwell, the Minister for Housing and Planning, met yesterday with the Minister for Sport, Tourism and Heritage, who has responsibility for gambling. They were able to discuss the issues emerging from the review of gaming machines and social responsibility measures undertaken by the Department for Culture, Media and Sport. As noble Lords would expect, there was a positive discussion to consider how we can continue to work together effectively to take forward any proposals arising from the review, which I understand is likely to report later in the spring. I have not as yet had the opportunity to have a detailed discussion with my honourable friend in the other place. If there is any additional information, once again I will include it in the write-round. There is, therefore, an agenda that will continue to have our attention, recognising the concerns that are widely expressed, and of course this goes much wider than planning.
Although we consider that local planning authorities have the tools they need, we will continue to work closely with the Department for Culture, Media and Sport. However, it is not for national government to set out in guidance how many betting shops or payday loan shops there should be in an area. The tools are already with local authorities. These are local issues that should be dealt with through local planning policies. Therefore, I ask the noble Lord to withdraw his amendment.
Lord Beecham
I am slightly disappointed with the Minister’s reply. The Government are not slow to offer guidance about a range of issues when it suits them, but on this occasion they seem to be something of a shrinking violet. If the Government are concerned about this, I do not understand why they will not take the opportunity to push for change—which is all they would be doing—by offering guidance. They would not be instructing local authorities as to how many such shops there should be; they would be offering guidance in a way that guidance is offered across a range of issues.
If the Government are taking this problem seriously—I am prepared to concede that that may well be the case—I encourage the Minister, in consultation with his colleagues, to recognise that this Bill provides a way of highlighting the issue and advising and supporting local authorities in dealing with what is a growing social problem. Otherwise, ultimately we may have to resort to primary legislation, but goodness knows when that might be. This could make a contribution at an earlier stage, and, after all, I do not think that the Government would be entering into a hugely complicated issue if they were to accept the amendment. However, in today’s circumstances, I am prepared to beg leave to withdraw it but I may wish to return to this on Report.
Lord Bourne of Aberystwyth
I did not want to say that this was not an issue—that certainly was not my intention. I wanted to say that we have engaged with the Department for Culture, Media and Sport. I await a detailed discussion with my honourable friend as to how that meeting went, because I think that there are broader issues. If there are specific planning issues where I think we can make a difference, I shall be very keen to look at those, but I think that the tools are already there for local authorities and perhaps we need to get that message across. However, it is a specific subset of a planning class. They already have the powers and we certainly do not want this to be an imposition. I am not suggesting that the noble Lord was saying that; indeed, he was saying the opposite—that it was directing them.
I shall be very happy to report back further on how the discussions went, perhaps involving the noble Lord’s ally, although I have some doubts about the security of an alliance where you cannot remember the name of your ally.
Lord Beecham
If I had an ally at all, it would be the right reverend Prelate the Bishop of Bristol.
Lord Beecham
My Lords, I apologise to the noble Lord for missing the first part of his speech moving the amendment. Like other noble Lords, I strongly sympathise with the objectives but I am not sure that the amendment as drawn is viable. The noble Duke, the Duke of Somerset, has identified one or two issues with it, notably what is meant by “area”. We are not necessarily talking about a small area or even a city. There are now unitary authorities—for example, Durham and Northumberland in my part of the world—that are geographically large counties. For them, 50 homes is neither here nor there.
The objective that the noble Lord seeks to pursue is absolutely the right one, but the noble Baroness’s amendment is a better way of dealing with matters. She is looking amazed. I am always happy to congratulate the Liberal Democrats on getting something right; it usually happens in leap years, but not always. I think she has identified a better way of approaching the matter than the noble Lord, but what is important is that the noble Lord has raised the issue, which is something that has been in people’s minds for a long time.
I hope that this is an opportunity for the Minister to indicate what, if anything, the Government are considering doing to deal with what is something of a scandal. We apparently have something like 500,000 or 600,000 permissions not acted upon, at a time of huge shortage. The Government want to increase housing numbers, and there must be ways in which developers can be persuaded to get on with it or lose their permission. That could take a variety of forms, and the noble Baroness’s suggestion may more workable than the noble Lord’s. However, the main thing is that the Government should accept there is a problem and agree to do something about it in one form or another, in a way that will help to incentivise the implementation of planning permission and effectively remove the risk of permission being outstanding for long periods with nothing happening on the ground where it is most needed. I am looking forward to a sympathetic reply from the Minister on the issue, without his necessarily committing to either of the two projects.
Lord Bourne of Aberystwyth
My Lords, I thank noble Lords who have participated in this part of the debate, and in particular the noble Baroness, Lady Pinnock, for so ably speaking to an amendment at short notice. I wish the noble Baroness, Lady Bakewell, well and I am sorry to hear about her indisposition. As the noble Lord, Lord Cameron, said at Second Reading and reiterated here today, there is one thing on which we are all agreed: the fact that we need more houses. I thank him very much for stressing that this was a probing amendment; I appreciate that point.
Before us are two amendments that take separate approaches to achieving essentially the same important objective of ensuring that once planning permission is granted, the development of the site should be taken forward as quickly as possible. That is absolutely right. Of course there may be circumstances that affect it, but I appreciate that it can be taken care of in legislation. This is what local authorities and the communities that they represent expect. I therefore thank noble Lords and the noble Baroness for putting forward the amendments in this group, which allows us to have an important discussion on the question of developers making good on their permissions.
Amendment 25, tabled by the noble Lord, Lord Cameron, would give local authorities the right to refuse to determine a planning application if a developer already had a live permission in that local authority’s area for 50 homes or more. The amendment targets an issue that the Government are determined to address: the gap between permissions granted and the number of new housing units that are completed. I agree with the noble Lord, Lord Beecham, that the amendment as drafted is not quite what is needed; to be fair the noble Lord, Lord Cameron, said so too. It is a question of degree—the number of 50, for example, and some of the definitions that would be needed.
We have already taken important steps to tackle delays in the delivery of housing development once planning permission is granted. For example, a key point of concern and delay for many developers is the time taken to comply with planning conditions that can be discharged at a later stage in development, something that this legislation of course seeks to address. Issues with infrastructure can also delay or prevent housing development going ahead. To help tackle this problem, we have already launched the £3 billion Home Building Fund and a separate £2.3 billion Housing Infrastructure Fund. The Home Building Fund will provide loans to small and medium-sized enterprise builders, custom builders and off-site construction, and will unlock large sites throughout England. The Housing Infrastructure Fund will provide investment funding to local authorities to help support the development of necessary site infrastructure, such as water, energy and internet, to deliver up to 100,000 new homes.
Lord Kennedy of Southwark
The noble Lord, Lord Greaves, has reminded me, as a member of the planning committee in Lewisham, that we rarely refuse applications —we always get advice on what we can or cannot do—but on a couple of occasions we have deferred applications on the basis that people have not been consulted properly. Sometimes the worst offender can be the council itself, if the housing department has not consulted properly. Some people come to the meetings and they are very cross because, as the noble Baroness said, the notice has gone through the wrong doors. People find out by rumour but those who should have been told have not been told at all. If that is proved to our committee, we will certainly defer a decision and allow a proper period for public consultation on the application.
Lord Bourne of Aberystwyth
My Lords, I thank noble Lords who have participated in the discussion on these amendments. I shall deal first with Amendment 27 and then move to Amendment 62 as they relate to consultation, and then come back to Amendment 27A.
On the amendment so ably moved by my noble friend Lady Gardner of Parkes, she has vast experience of planning so one listens particularly carefully to what she has to say. From what I can gather, the vast majority of planning authorities exercise discretion in going beyond the 21 days. Most would behave in an exemplary fashion, as Pendle and Lewisham clearly do, by being flexible where flexibility is needed. I have done a deep dive in the department to see whether there have been any complaints about this but I have not found any malefactors or authorities that are not coming up to scratch. This seems a sensible amendment, so I wonder whether my noble friend will meet with officials if she has evidence of bad practice—I am sure she does have—so that we can discuss what we can do. It is important that people are properly consulted and that there is some flexibility during the periods of bank holidays. I would not wish to prescribe a period and then find that all local authorities are saying, “We do not have to exercise any discretion now”. The discretion that is exercised is important.
In response to some contributions from noble Lords, it is inevitable that some people will come along to a planning hearing and be aggrieved that it is not going the way they want. They therefore seize upon whether the procedure has been correctly followed. I agree with the noble Baroness about proper service of notice. I recall some years ago getting a proper notice delivered to me in the proper time, where the development was half a mile away and I was not sure why I was being consulted. That does not matter, but if the reverse happens clearly it does. That said, there are rules that should be adhered to. So, in the write-round, I will ensure that I draw attention to those rules, because clearly they are an integral part of the system as well.
I turn to the amendment so ably spoken to by the noble Baroness, Lady Pinnock, who is obviously on a roll now. Once again, this deals with statutory consultation but, on this occasion, in relation to statutory consultees. A couple of points cause me difficulty in responding positively to this amendment. The first is that the annual performance data for 2015-16 show that, on average, 98% of substantive responses were made by the key statutory consultees within the 21-day period or such other period as agreed. Part of the procedure is that the law provides for an extension on a case-by-case basis if the two parties agree to it. This performance appears to be consistent across small and large developments and we monitor that very closely through the annual performance returns that statutory consultees are required to provide by law.
Therefore, I am concerned that adopting the approach suggested in the amendment would lead to a worsening in the performance of statutory consultees. Extending the period to 28 days would mean that the good ones—the vast majority, I have to say—who respond within 21 days would then respond within the 28-day period, and this would slow down performance and affect housebuilding. That said, if the noble Baronesses, Lady Pinnock and Lady Bakewell, have evidence, I would be very keen to see it. However, so far as we can see, this area is working well and I would be loath to extend the 21-day period. It would be something of a kick in the teeth for those who are working hard to achieve the 21 days, and it would be seen as geared to those who do not perform as well, who appear to be a small minority.
Lord Kennedy of Southwark
I certainly accept the point that the noble Lord makes. However, as with all these things, the vast majority of people may act properly but there will always be one organisation that does not. Another example that I can think of is when you get your highway repaired and then along comes the water board the following week and digs it all up to put in a new water main. Those sorts of things drive you up the wall. Reminding these organisations how they should operate may be something that the Minister can look at. There will always be exceptions and it may well be that it is one group of people that is always acting in that way in one particular area. I accept that the vast majority act perfectly properly, but it can be extremely annoying when things are not dealt with properly.
Lord Bourne of Aberystwyth
The noble Lord makes a very fair point. However, we do not want to flex the legislation and extend the period for the very small minority that fail to meet the deadline when, as I said, the vast majority perform very well. That would send out the wrong message.
I turn to Amendment 27A, spoken to very ably by the noble Lord, Lord Taylor of Goss Moor. He was at pains to tell us that, like all the other amendments in this group, this is a very good one. We tend to agree: this is a sensible amendment. It seeks to move responsibility for any town development corporation established under the New Towns Act 1981 from the Secretary of State to the relevant local authority.
I say at the outset that I support the broad thrust of the amendment. This Government are supporting 10 locally led garden cities and towns and 14 locally led garden villages—high-quality new settlements of between 1,500 and tens of thousands of new homes. The noble Lord, Lord Taylor, has been an influential and important voice in the creation of our garden villages programme, and I thank him for his engagement.
We have seen a strong response locally to our offer of support for locally led garden cities, towns and villages, and we want to do more to help the places that are currently in our programme, and others which may become part of it in future, deliver. The Government recognise that a statutory delivery vehicle, such as a new town development corporation, may in some circumstances be a helpful means of co-ordinating and driving forward the creation of a new garden city, town or village.
The Government also recognise that, in line with our locally led approach, this statutory delivery vehicle, while enjoying significant independence to get on with the business of delivering, should be accountable not to central but to local government. I stress that. That is an argument that has been made not only by the noble Lord but by the Local Government Association and the Town and Country Planning Association.
If there is sufficient local appetite, we will consider legislating to amend the New Towns Act to enable the creation of development corporations, for which responsibility rests locally, not with central government. I reassure noble Lords that the Government recognise and support a locally-led approach to the creation of new garden towns and villages. This fits also with our devolution agenda more generally. As I have indicated, the statutory delivery vehicle of the new town development corporation already enjoys significant independence. However, I believe it should be accountable to local government, not central government.
To that end, should there be sufficient appetite we will look into making local bodies accountable for the new town development corporations, with new legislation should local areas show that they would use it. Discussions stemming from the White Paper would be the first step in exploring local appetite. I hope that with this reassurance and the statement of policy going forward, the noble Lord feels able not to press his amendment. Following the indications I have given, I also ask my noble friend Lady Gardner to withdraw her amendment.
Baroness Gardner of Parkes
I thank all those who supported what I had to say. I do not think it is at all onerous for the good authorities that are already doing what the amendment suggests, and it is important to help those who are living somewhere where they are not getting the benefit of this. However, I beg leave to withdraw my amendment.