Localism Bill

Baroness Gardner of Parkes Excerpts

Tuesday 19th July 2011 Lords Chamber

[Baroness Whitaker]

My Lords, in supporting Amendment 154, I have very little to add to what was said by the noble Lord, Lord Avebury, who covered the main ground. I emphasise that at the moment the legislative proposal does not apply only to Gypsies and Travellers; the double whammy covers everybody who is caught in that situation. I am most grateful to the Minister for the meeting we had earlier, at which I think it was registered that there is a certain amount of confusion between the intended and unintended effects. If the legislation is not amended, not only will there be more confusion, but there is likely to be more contentious litigation and the prospect of a challenge to the legislation's compatibility with human rights.

As the Minister will know, previously the UK Government defended the reliance of the planning system on the right to be heard by an impartial planning inspector. This legislation does not match up to any of that. I look forward to the Minister's response.

[Baroness Gardner of Parkes]

My Lords, my Amendment 155 is in this group. After listening to the complexity of the last amendment, I must say that mine is extremely simple. However, it is not quite what I intended to table. It is headed, “Requirement for consultation on retrospective application”, which is exactly what I believe should happen. However, it says that the local planning authority may require an applicant to do this. My view is that the council planning authority should do this.

I have had personal experience in two parts of the country. In my village, local people supported an application to convert a barn opposite into a home and to build a wall two metres high. Suddenly, we found that we were faced with a wall at least two to three metres higher than originally proposed. When we said that we were not consulted, we were told that the builders of the wall had been given retrospective permission. However, it was given without any of the people who had taken an interest in the application, and in many cases supported it, having any idea that the thing had gone back for retrospective permission. I believe that anyone who sent in comments on the original application should certainly be consulted again, but I do not think I intended it to be the applicant doing it. I intended it to be part of the planning procedure. It is a very simple amendment. It cut out the lovely view we all had of the village green, the only unspoilt part, where there are sheep and so forth wandering around. Instead, we have got a wall three metres extra in height. I think this sort of thing is happening to people everywhere, and it should be covered.

[Lord Greaves]

My Lords, I have the fourth amendment —Amendment 170CH—in the group, which is a bit of a mixed bag. I also added my name to the first amendment which was tabled by the noble Lord, Lord McKenzie of Luton, and support everything he said about it.

Amendment 170CH is another amendment which originated with the RTPI. I am also grateful for help with it from Vivien Green, who is a planning consultant who lives not very far away from me in Pendle. The amendment would add two new sections to the Town and Country Planning Act 1990. The first would be new Section 106D, “Notification of initiation of development”, the key part of which reads:

“A person who intends to carry out development for which permission has been granted or for which a local development order, a neighbourhood development order or a community right to build order has been made must as soon as practicable after deciding on a date on which to initiate the development inform the local planning authority of that date”.

It also requires the local planning authority to draw attention to this provision when it gives permission for development.

The second new section, Section 106E, “Display of notice during development”, states that,

“A person carrying out relevant development must display a notice containing prescribed information while the development is taking place”,

and gives some more details about the classes of development to which this applies—it obviously would not apply to small developments or simple changes of use—and to some other provisions in relation to it.

There is no doubt that there is a general problem with enforcement. In general, enforcement is something that local planning authorities do not always do as well as they do some of their other tasks. It is seen as something that you do when you have a bit of spare time, perhaps, and it does not get the same resources put into it. That includes enforcement of conditions and of compliance with the details of planning applications. It is our view that a provision that developers and people with planning permission should have to inform the local planning authority when development starts would be of help in this respect.

Such a provision would ensure that checks can then be made on pre-commencement conditions and subsequently that development is proceeding in accordance with approved plans. It is already a mandatory requirement for developers to give 48 hours’ notice of intention to commence work under the building regulations. Of course, developers may use someone other than the council to provide building control, but, nevertheless, many still use the council. Even if a developer is going to use a council building inspector, in a number cases the development can commence by the actions of the developer long before a building control notice is required.

I have been provided with correspondence between the Member of Parliament for Pendle, Andrew Stephenson MP, who was originally contacted by Vivien Green to take this matter up, and Bob Neill, the Minister, whose letter puts the argument about why the Government are not happy about this, which is perhaps what the Minister is going to say. The letter says:

“However, I would be reluctant to impose a further statutory requirement of this nature on developers, in addition to those that apply under Building Regulations and the Community Infrastructure Levy system, particularly when we cannot know whether local planning authorities would be likely to use the information routinely or only exceptionally. If a developer is suspected of having failed to comply with any pre-commencement condition, the local planning authority’s enforcement team is still able to take action”.

However, I think the argument that it is onerous should not be taken too seriously. Filling in a simple form, possibly a prepaid one, to notify the council of the intention to start development is not a great burden and is definitely not in the same league as the CIL system. Where developers are using the local authority for building control purposes, they have to notify them under the building regs. It would be perfectly possible to have a joint form so that there would be hardly any extra work. It has been a statutory duty to notify the planning authority in Scotland since 2009, and developers did not raise this requirement as an issue or a cost when the impact of those changes was assessed recently by the Scottish Government. It is a relatively minor thing for people to do but it could have a significant effect in improving the system of making sure that people are adhering to conditions and to the planning application that has been approved. In our view, it would be a useful small reform. I look forward to the Minister’s comments.

--- Later in debate ---

[Lord Taylor of Holbeach]

My Lords, in moving the amendment, I thought that it would be useful if I also spoke to the other amendments grouped with it. The need for Amendments 155A to 155C has arisen in the light of case law and difficulties encountered in some recent experiences. Although there is no doubt or disagreement that Clause 109 should be aimed only at the worst cases of concealment—I am sure that all noble Lords know about the case of the house in a barn in Welwyn Hatfield recently decided by the Supreme Court—the Law Society thought that the current drafting could be interpreted more widely. The Government also think that it is important that local planning authorities should be able to reassure landowners who are not responsible for breaches of planning control on their land that they are not in danger of prosecution. My noble friend Lady Hanham has written to noble Lords with an explanation of what the amendments do. Therefore, with the leave of the Committee I do not propose to go into further detail today, but if there are questions, I am happy to write to noble Lords.

Perhaps it would be easier for me to respond to Amendment 156 at the conclusion of the debate on this group. I beg to move.

[Baroness Gardner of Parkes]

I shall speak briefly to Amendment 156 concerning the removal of time limits on enforcement. I am not sure whether this is exactly what I was aiming for because I certainly would not want to do anything which would make the enforcement last forever. However, I am quite shocked by the enforcement procedures that have been put in place close to where I am in London. The council has put an enforcement order on a conservation area, but nothing has ever happened. The people have put in French windows and large terraces, and the council was successful in getting an enforcement order. I do not know whether the owners live abroad and I do not know why it has not been possible to get anything done about it, but I wonder whether it might be that despite having the orders, you run out of time and nothing can be done. Perhaps the Minister could clarify whether all those enforcement orders last for ever or only for the time limit within which you can apply for enforcement against something. I am concerned that if a breach has occurred and enforcement action is taken but no result is achieved, the person concerned will get away with it.

[Lord McKenzie of Luton]

My Lords, we have Amendments 156A and 156B in this group, which relate to penalty levels. I thank again the RTPI, which welcomes the increase in penalty level proposed in the Bill but considers that it should be even higher. This, it is argued, will help concentrate the minds of magistrates and help focus on the potential seriousness of offences. Amendment 156A is proposed by way of probing the rationale behind the level set by the Government. Equally probing is the amendment to Clause 110(2)(b), which relates to land situated in Wales. Doubtless there is an extensive and constitutional reason why there is a difference between levels of penalty in England and Wales. Perhaps the Minister could let us know how that works.

On government Amendment 155C, it is a bit odd to serve a notice on somebody and then write them a letter and say, “Well, in a sense, we didn’t mean it”. It seems rather a bizarre solution to an issue which I accept has to be dealt with. I wonder whether there is not a more elegant way of avoiding serving the notice on the landlord in the first instance. There may be other ramifications of not doing so, but to serve a notice and then to say, “Well, don’t worry—we’re not going to prosecute”, seems rather an odd thing for government to do.