Planning and Infrastructure Bill

Lord Banner Excerpts

2nd reading
Wednesday 25th June 2025 Lords Chamber

[Lord Banner (Con)]

My Lords, I declare three interests: first, as a practising planning silk with a range of clients affected by planning and infrastructure law in different ways; secondly, as chair of the advisory committee of SAV, a developer, and director of Crossman Special Projects, a land promotion company; thirdly, Clause 12 of the Bill proposes to give legal effect to the recommendations of my independent review of legal challenges to nationally significant infrastructure projects that require primary legislation.

There is much to be welcomed in the Bill, particularly in Parts 1 and 2, and on the whole it is a step in the right direction. However, there are some missed opportunities. I hope the Government will listen to constructive proposals to improve it, and thereby further help its purpose of making the planning regime more efficient to deliver the housing and growth this country desperately needs.

I endorse the streamlining of the NSIP regime, in particular, unsurprisingly, Clause 12’s streamlining of the procedure for judicial review of NSIPs to cut down on delays caused by legal challenges. That is the only recommendation of my independent review that requires primary legislation to implement. The other recommendations require changes to the civil procedure rules, which are governed by the Civil Procedure Rule Committee. I would welcome clarification from the Minister of the anticipated timescale for implementing those other changes. My recommendations were put forward as one overall package, and it would be helpful to know when the rest of that package will be delivered. I would also welcome clarification of whether the changes to the CPR will be made in relation only to infrastructure judicial reviews or to judicial and statutory reviews in planning generally. My report looked only at infrastructure, but I do see merit—as do many others—in rolling out the reforms to cover planning reviews generally.

The reintroduction of strategic planning is a positive step. Previous experiments with extreme localism failed to appreciate that, at least in the world of planning, reliance on carrots alone without any stick is and always will be ineffective. Strategic direction is essential to make a dent in the massive nationwide shortfall in both market and affordable housing. I do not share the view of some on this side of the House that rural areas should be exempt from their fair share of delivering growth. In fact, my experience of planning inquiries promoting and indeed opposing housing in rural areas is that, when done well, it can provide a necessary and welcome boost to the local economy—the pubs, post offices, schools and so on. Without that boost, they wither away and die.

In the limited time I have, I turn to the improvements to the Bill that I would most like to see. First, an express general principle of proportionality in planning would give decision-makers, applicants, consultants and the courts reassurance that less can be more. It would also put an end to the days of environmental statements being delivered in lorries and DCO-examining inspectors asking over 2,000 written questions about a single project, both of which are real examples of the current default to prolixity that only clogs up the system and causes delay and additional cost.

The second improvement concerns the basic conditions for neighbourhood plans. Currently, neighbourhood plans do not have to conform with national policy: they must have regard to it, but, having done that, they do not need to conform with it. This presents a significant loophole in the drive for greater strategic direction. Well-resourced parish councils in the areas of greatest unaffordability can, contrary to national policy, unilaterally pull up the ladder by, for example, deeming there to be no grey belt in their area or restricting development in their area to less than is required by national policy. Mark my words, this is what will happen if the basic conditions stay as they are. A single-sentence amendment to the basic conditions would put paid to this by requiring neighbourhood plans to conform to the framework, thus putting them in their proper place within the hierarchy of plan-making.

The third improvement concerns providing a legislative solution to the difficulties presented by the Hillside judgment on the relationship between overlapping planning permissions on the same site, where later permissions are sought to modify a large multi-phase development. This is a technical point, and I cannot possibly do it justice in a short speech. I know the Minister is aware of this issue, because we have discussed it. It is a huge issue for multi-phase projects; it adds massively to their risk profile, their finance costs and their attractiveness to inward investment.

I echo the comments of noble Lord, Lord Lansley: there are a number of tools in the Levelling-up and Regeneration Act that have not yet been exercised. LURA inserted new Section 73B into the Town and Country Planning Act 1990, which went a modest way to addressing this issue by allowing for limited material amendments to planning permissions. Section 73B does not go far enough, but even that has not been commenced. I do not understand why, or why the Bill before the House could not go further and deal completely with the Hillside problems. It would make a real difference.

Fourthly, we have heard a lot about local authority resources but not very much about the Planning Inspectorate. The Planning Inspectorate is the keeper of the keys in relation to DCOs, local plans, spatial development strategies—when they come forward—and planning appeals. It is currently massively under-resourced. The inspectors are not paid enough, which is an issue in attracting the widest possible pool of people to that role. I have raised the issue of charging for planning appeals to raise money for PINS before, and I understand the block to it. There is a power to charge for appeals, but the block is that there is no ring-fencing, so if appeal fees were charged, they would go into the blob. The Bill includes ring-fencing for local authority fees, so why not put ring-fencing for the Planning Inspectorate in the Bill?

Lastly, I agree with the noble Lord, Lord Shipley, that the RTPI’s ask of statutory chief planning officers and a statutory purpose of planning would help buttress the national scheme of delegation by ensuring that officers are not unduly lent on. I support the scheme of delegation, provided that it is done properly. I appreciate that the consultation is live, but I suggest that we should see the detail before the Bill goes through. I urge the Government to consider these proposals with an open mind in Committee.

Housing: Modern Methods of Construction

Lord Banner Excerpts

Thursday 5th September 2024 Lords Chamber

[Lord Banner (Con)]

My Lords, I declare my interest as a King’s Counsel practising in planning law. I have many clients in the housebuilding and construction sector. I am also chair of the advisory group at the property developer SAV.

There is widespread recognition that MMC have a range of important benefits, including, in particular, faster and greener construction of the new homes this country desperately needs. It is therefore both curious and regrettable that this widespread recognition has not yet translated into widespread uptake. I draw attention to the role that the planning system could play in stimulating the critical mass of pipeline and demand necessary for the MMC market to flourish.

By that I do not mean greater planning regulation; there is arguably enough of that already. Instead, I encourage the Government to look to how the planning regime has encouraged greater uptake of custom and self-build housing in recent years, through a combination of legislative targets for local authorities to deliver specific levels of custom and self-build housing; a favourable planning policy climate for that kind of housing; and relief from the community infrastructure levy and VAT for those who develop them. Those measures are generally judged to have been successful in stimulating greater uptake of custom and self-build housing over the past decade. A similar package could help do the same for MMC.

There are also good reasons for inferring that variations between local authority development plans in relation to the standards required of new housing development are having a repressive effect on MMC, the business model of which requires greater consistency. National standards, for example, through national development management policies, may be a solution to this. Such ideas would need to be worked and consulted on thoroughly. The committee’s letter has flagged that there are significant gaps in the understanding of the MMC market, meaning that rushed solutions risk unintended consequences. But there is, in my view, undoubtedly a case to answer for the planning system playing a role, and I encourage the Government to consider it.

Impact of Environmental Regulations on Development (Built Environment Committee Report)

Lord Banner Excerpts

Friday 19th April 2024 Lords Chamber

[Lord Banner (Con) (Maiden Speech)]

My Lords, I am humbled to speak for the first time in the House today. I thank all the wonderful staff and noble friends who have, in time-honoured fashion, facilitated the process of settling me in. I want to mention in particular the doorkeepers for all the assistance they have given me so far, as well as my noble friends Lord Blencathra and Lord Wolfson of Tredegar for supporting me at my introduction.

This is not my first job in this House. In 2005, before embarking on private practice at the Bar, I spent 12 months here seconded as a judicial assistant to the Law Lords, as they then were, before the creation of the UK Supreme Court. I had the immense privilege of working for Lord Rodger of Earlsferry and Lord Brown of Eaton-under-Heywood. Both remained close friends and mentors of mine until their passing—in the case of Lord Brown, only last year. I am sure this House misses them greatly, as do I. An independent and respected judiciary, applying the rule of law, is fundamental to the operation of our democracy. That is the lesson I took from my first stint in this building, and one which I shall apply in my second.

Like my noble friend Lord Moylan, whose Motion this debate concerns, I am a Brummie, who ended up in west London. I grew up near Barnt Green, a charming village on the outskirts of Birmingham, where my mother still lives. I am proud to have Barnt Green as the territorial designation on my Letters Patent, although I must confess it was not a difficult choice between that and the other nearby village, Lickey End.

There is one other introductory matter that it would be remiss of me not to mention, and that is Ukraine. I am lucky enough to have a Ukrainian wife, Tetyana, who is here today and to whom I owe so much, and we are the proud parents of our two British-Ukrainian children. Our close family and friends include Ukrainian women and children, who are routinely bombarded in their homes and in their daily lives, and heroes risking their lives to defend their country. To them and all Ukrainians, I say this: I hope with all my heart that the UK, Europe and the United States will continue to support you tooth and nail against Russia’s repugnant war of aggression. Slava Ukraini.

I now turn to the subject matter of today’s debate. I have had some difficult briefs in my time at the Bar, but few have been as challenging as maintaining the convention that maiden speeches must be uncontroversial while also offering a meaningful contribution to a debate about the impact of environmental regulations on development.

I start with the easy bit: declaring an interest. As a King’s Counsel specialising in planning and environmental law, it will not surprise your Lordships to hear that I have acted and continue to act for many clients in relation to the impact of environmental regulations on development, including in relation to nutrient neutrality, which will be the focus of my observations today.

Most of those clients are developers and land promoters who have felt that the current level of environmental regulation of development is disproportionate and ineffective. That is not, however, my only perspective. Until last month, I was for six years a board member, and latterly interim chair, of the Joint Nature Conservation Committee, or JNCC, the UK-wide statutory nature conservation advisory body. Although work on nutrient neutrality is currently led by the statutory nature conservation bodies of the four component countries of the UK rather than by JNCC at a UK-wide level, my engagement in that role with Natural England’s leadership and that of the other statutory conservation bodies has helped me see things from their standpoints too.

It is with that rounded perspective that I seek to cut the Gordian knot of meaningfully contributing to a controversial subject in a speech that cannot itself be controversial. I propose to highlight five areas of apparent common ground which, if considered carefully by all stakeholders, might help provide some focus on how to solve the current stalemate.

First, everyone seems to agree that the status quo in relation to nutrient neutrality cannot continue. In the middle of a housing crisis, the building of new homes is subject to an effective moratorium in many parts of the country because of currently unachievable requirements for them to be nutrient neutral. In the middle of a nature crisis, the main causes of the nutrient pollution of river habitats—farming practices and water companies’ underinvestment in their infrastructure—continue to damage the environment.

Secondly, requiring developers to pay farmers to take land out of beneficial agricultural production, thus offsetting the nutrient generation of new development, is not the solution. It is unsustainable in every sense of the word to take productive agricultural land out of use. Moreover, a fundamental tenet of environmental law is “the polluter pays”, yet in this situation the polluter gets paid.

Thirdly, the long-term solutions plainly lie in improving agricultural practices and upgrading water infrastructure, but that will take time. The key question then is what can be done in the meantime to allow the much-needed housing to go ahead before the farming and water industries get their acts together. What quick wins can be achieved in the meantime to reduce phosphate levels in rivers and provide headroom for new development? An answer to this question must urgently be found.

Fourthly, as the committee’s excellent report makes clear, a joined-up approach across government is essential in finding a way to reconcile these considerations, which straddle the departmental responsibilities of DLUHC and Defra, as well as others. I suggest that there may be lessons that can be learned from previous Governments in which responsibility for both planning and environmental matters fell under the same departmental roof.

Finally, one of the most important things for the development industry is predictability. Land use regulation is called “planning” for a reason—the clue is in the name. Unplanned and sudden changes to rules and requirements undermine market and investor confidence. There appears to be broad consensus that the impact of nutrient neutrality requirements on the development sector has been significantly exacerbated by the lack of advance warning or consultation. Lessons can surely be learned about the need for fair notice of future environmental regulation of development.

There is not much more I can say within the limitations of this maiden speech, but I hope to make further contributions to the House’s consideration of these important issues in future.