Planning and Infrastructure Bill

Debate between Baroness Pinnock and Baroness Hodgson of Abinger

Report stage
Monday 3rd November 2025 Lords Chamber

[Baroness Hodgson of Abinger (Con)]

My Lords, I shall also speak to Amendment 241. Amendment 240 is a return to the debate that we had about the issues of transparency and the right of landowners to be fully informed of the potential scale of a project. It would insert a new clause after Clause 106, creating a duty to declare other approaches to purchase or lease land in the vicinity. Proposed new subsection (2) states that that declaration

“must include whether the combined amount of land … will be submitted for application as a nationally significant infrastructure project”,

while proposed new subsection (3) provides a definition of what is meant by “in the vicinity” in this context; namely, anything adjoining or within 10 miles of the land intended to be leased or purchased. The amendment would not prevent land purchasing from occurring but would force better practices, bringing in transparency and accountability to the process for potentially very large projects.

In Committee, the Minister argued that the amendment could inadvertently breach confidentiality agreements, potentially jeopardising progress on development projects. I disagree. I am not asking the developer to provide each potential partner with chapter and verse on other negotiations but simply to indicate that the land in question might form part of a larger project connecting to neighbouring land. That is a simple statement that would not be an onerous burden on developers; it would be a way of ensuring that all of them acted within the spirit of professional behaviour that we would expect, although sadly, as examples given in both Houses during the passage of the Bill have confirmed, that does not take place.

All too often it is the actions of a few that tarnish the reputation of the many, but surely it is only morally right and fair that landowners and the local communities potentially impacted have a true sense of the potential scale of the project being proposed and how it might have a bigger impact beyond the one plot being discussed. Anecdotally, I have heard of a case where the developer failed to notify those selling or leasing their land that they would be part of a big project; when it was discovered, there was considerable anger from the local community, with those who had agreed to lease their land being ostracised. Not only is this therefore the right thing to do, because surely all deals of this kind should be open and transparent, but it is also in the interests of community cohesion. I have since checked this with a land agent, who said that he thought it was eminently sensible.

The Minister referred to the book of reference and how it is available for public view—if indeed anyone knows about it—and that it should list all land and interests in land that may be affected by development. I reiterate a point made by others throughout our discussions: to the general public, development jargon and process is all a bit of a mystery to start with. However, the Minister herself mentioned the problem here: she implied in her Committee response that the book of reference is available for public view only once the application has been submitted and accepted by the Secretary of State. Transparency after the application is too late and not transparent at all.

While some landowners may jump at the chance of being part of a nationally significant project, others may not wish to be. If they do not know what is being proposed, how can they make an informed choice? In this House, surely we should not be enabling corporate underhand behaviour. We need to ensure that consideration is given to those being approached for land with projects and the communities that will all have to live with the consequences.

Amendment 241 requires a similar simple statement, which again has the principles of transparency and good practice at its core. It seeks to prevent land banking, the practice of purchasing undeveloped land and holding it for future development or resale, rather than immediately building on it. Its proposed new subsection (1) would create an obligation on the developer or company to declare whether they held planning permission for similar developments within a 10-mile radius of the new site they were seeking permission to buy or lease. Proposed new subsection (2) would give the power to refuse development if any similar sites identified by proposed new subsection (1) had not been activated for over a year.

I remind the House that we must not conflate housing delivery with granting planning permission. Planning permission will not meet targets if it is not acted on. I will not reiterate all the stats from the debate we had in Committee, but suffice to say that, as another noble Lord highlighted, around four years’ worth of the Government’s current target is sitting in land banks. Better transparency will only help build trust and confidence in what our planning system can deliver.

I was pleased that the Minister expressed that the working paper is looking to see that permissions given are built out as quickly as possible and I suggest that this amendment could only strengthen the incentive for this to happen. It was also mentioned that a form of use it or lose it could be brought about by implementing the provisions in the Levelling-up and Regeneration Act. Why has this not been kick-started already? Can the Minister give us a timetable in which she hopes that this will be implemented? How many other land banks will be approved before this comes into force? I beg to move.

[Baroness Pinnock (LD)]

My Lords, I thank the noble Baroness, Lady Hodgson, for bringing these amendments, particularly Amendment 241. The noble Baroness raised the issue of land banking in Committee and I am pleased that she is raising it again on Report. As she rightly said, land banking is one of the blockers of development. I will repeat one of the stats I gave in Committee: 1.2 million housing units with full planning permission are waiting to be constructed. Those figures are from the ONS. One of the reasons is that developers want to keep prices high and therefore phase development over a sometimes inordinately long timeframe. Indeed, in my own town there is a development of nearly 300 homes that the developer wishes to develop over 10 years, which explains, I think, as much as anything, why this country is short of the housing that it needs.

There are other consequences of land banking, apart from the crucial one of failing to supply the houses that the country needs in a timely way; it also has an impact on local plans. Where developers have full planning permission for all the allocated housing sites in a local plan, they can, and do, argue that they therefore need more sites, sometimes with preference for sites in the green belt, even though there is no intention of beginning, let alone completing, the sites they currently have with full planning permission. That is a really important issue on which I hope the Minister will give some comfort for those of us in local councils. I look forward to what the Minister has to say on these important issues.

Planning and Infrastructure Bill

Debate between Baroness Pinnock and Baroness Hodgson of Abinger

Committee stage
Monday 15th September 2025 Lords Chamber

[Baroness Hodgson of Abinger (Con)]

My Lords, I am afraid that I am not completely in tune with my noble friend Lady Coffey, for which I hope she will forgive me. While I agree that maintenance and repairs are essential and should not be held up in any way, I urge caution about some internal changes.

In recent years, a minimalistic approach has gained popularity. In the case of grade 2 listed buildings, this may mean ripping out features of historic importance and changing floor levels, ruining the proportions and character of beautiful, old buildings. While I acknowledge that there is a balance to be struck, as sometimes, with modern living, removing a wall or making small changes can be beneficial, I would urge that this is not done without oversight.

I draw the House’s attention to the fact that buildings of 1850 and before receive pretty much automatic listing. However, there are many lovely houses that are built after this, especially Victorian houses from 1850 to 1900, and they do not qualify because they are not considered special. They have no real protection. Even where those houses fall in a conservation area, it will mean that only the façade is preserved.

We are losing internal features of many historically interesting buildings. We need to put a brake on this, because once gone, we will never get them back.

[Baroness Pinnock (LD)]

My Lords, the whole purpose of listed building legislation is to ensure the integrity of the listed structure. The requirement to apply for listed building consent is in order to protect the building from inappropriate changes which would compromise the listing. Many people in civic society care deeply about retaining and protecting listed buildings. As listed building applications are free, as we debated on an earlier day in Committee, that helps those who own listed buildings—there is no cost to it. Heritage planning officers know that some buildings need a fundamental change of use if they are not to lie empty and decay. That is okay, as long as it goes through a listed building consent application.

I know that these are large changes, but I will give one example. In my own town, there is a grade 2* listed building which is a former united reformed chapel—there are lots of great methodist, congregational or united reform chapels in the north. It was altered to become an Indian restaurant, allegedly the largest in the world, with room for 1,000 people. Subsequent alterations to the access, inevitably with lots of stairs to reach the front, were given permission, but the listed building consent application enabled local people to know that a treasured building was not being changed without the appropriate permissions. Even if such changes are relatively minor in comparison to the structure as a whole, constant minor changes could nevertheless add up to a big change that would not be appropriate and compromise the integrity of the listing.

As your Lordships can perhaps tell from the comments I have made, I am not a supporter of the amendment proposed by the noble Baroness, Lady Coffey.