Localism Bill

Debate between Lord Taylor of Goss Moor and Lord Taylor of Holbeach

Wednesday 7th September 2011 Lords Chamber

[Lord Taylor of Goss Moor]

I rise to speak very briefly. I suspect that for all sorts of reasons Ministers are going to be reluctant to go down the regulatory route and indeed that, while my memory may fail me on this, I had thought that the previous Government ultimately came to that conclusion as well, although they certainly investigated the possibility of taking it. However, I may be wrong. I just want to throw into the discussion that in the absence of regulation we must recognise the absolutely fundamental role the private sector will have in housing all sorts of vulnerable people because there are not enough houses in the social and affordable sectors. Furthermore, these people are often at the lowest end of the private sector market and, in those circumstances, they are very vulnerable. It seems that an opportunity has been consistently missed over the years to reward those landlords in the private sector who behave best and, indeed, to encourage landlords in the private sector to do some of the things associated with social housing.

For example, there is no recognition in the rents that are available through housing benefit if landlords are willing to give longer tenancies, and there is little likelihood of recognition of relative quality. I have never understood why we would allow payments through the state in terms of housing benefit to the worst landlords offering the meanest opportunities and yet do nothing to reward those who behave better. That reward could involve a voluntary system of signing up to charters. In particular there is an issue for tenants in this sector over lack of security. Tenants in the private sector may be elderly and have lived long periods in a house, or they may be people with young children, and yet they may not have any real security in the tenancy. It would encourage landlords to offer security if we were to reward longer periods of tenancy and if we were not to draw such a sharp line that says a brief tenancy gives the landlord the security of being able to get the property back or the tenants become secure and highly protected. Why cannot we have something in between and why cannot we reward landlords for such behaviour? I think the Minister is going to be averse to regulation but perhaps he will be a little bit more supportive of an approach that uses the carrot rather than the stick.

[Lord Taylor of Holbeach]

My Lords, my namesake reads the situation pretty well and makes a very thoughtful contribution, as he always does on housing matters, rural housing in particular. It has been a very useful debate. In principle we have discovered the difficulties of an imperfect world where not everybody behaves as they should. I am delighted that the noble Lord, Lord McKenzie, did not get hissed at when he declared his interest as a landlord because it is important that landlords are recognised as having an important part to play. Many of the amendments introduced by my noble friend are directed at encouraging landlords to maintain high standards. The question is whether regulation is the way to deal with this problem, particularly given the need not only to deal with the current situation but to plan and develop this sector for the future, because we all know that it is an area which will need considerable investment.

Amendment 91 makes proposals for the regulation of letting and management agencies. The noble Lord, Lord Whitty, said he was going to speak to Amendment 92 but he meant Amendment 91 because that is what he spoke to. Around two-thirds of landlords let and manage their property through an agent so it is important that they can rely on a good service. We are aware of poor practice within the letting and management agent sector but regulation already exists in this area. Between a third and a half of all agents belong to voluntary schemes which set standards and offer redress when things go wrong, including client money protection. Unfortunately, far too few consumers of the agency system—both landlords and tenants—are aware of the risks of using an unregulated agent. I am delighted that the Government have been able to endorse the Safe Agent Fully Endorsed scheme—SAFE—recently launched by the industry which highlights a key risk around clients’ money. We want to explore these voluntary approaches further before a move to statutory regulation but we do not rule this out in the longer term. However, we cannot support the introduction of enabling powers where we have no plans for their use.

Amendment 92 in this group would extend the court’s discretion to postpone awarding possession of dwellings. We do not think this is necessary. We estimate that, even using an accelerated procedure available under the legislation, gaining possession through the courts takes at least six months. That is more than enough time for a tenant to find alternative accommodation and it already places a significant burden on landlords, particularly in cases where rent arrears are accumulating.

On Amendment 93, my noble friend Lord Palmer joined my noble friend Lord Shipley in presenting the argument for local authorities’ tenancy relations services. We agree that both landlords and tenants in the private sector should have access to advice and support, but local authorities already provide such advice through their housing options services. This advice is supplemented by existing powers to deal with poor practices by landlords. We therefore see no need to legislate further. New legislation would have the effect of restricting local authorities in their existing work and quite possibly add burdens simply in order to reinforce what is already there.

All the amendments pursue a proper ambition: to raise the standard in the industry. In the case of letting and management agents, we acknowledge that some bad practice exists. I have considerable sympathy with those who have been caught out by bad practice, but for the reasons that I have set out we do not think that regulation now is the right answer. Therefore, I ask my noble friends not to press their amendments.

Localism Bill

Debate between Lord Taylor of Goss Moor and Lord Taylor of Holbeach

Thursday 7th July 2011 Lords Chamber

[Lord Taylor of Holbeach]

Of course, my Lords, it is a detail; it is an illustration. All noble Lords have said that they felt that the context of this debate was the influencing of all planning decisions. This planning section of the Bill deals with just those issues, when it comes to local decisions being made in the context of sustainability. That is why it is important to understand the implications of the detail of the amendment and why—without my arguing with the general principle—there may be deficiencies in it as it has been presented by my noble friend and supported by a number of noble Lords.

Amendment 147FD is formulated slightly differently but in essence applies the same set of expectations on plans, most—but in this case not all—decisions under the planning Acts, and policy or guidance issued by the Secretary of State relating to planning functions. The amendment, like Amendments 147FC and 147FE, risks pushing to and beyond the limits of planning. I have no difficulty with the five principles of sustainable development promoted by the previous Government, but they risk loading on planning more than it can deliver. Would all five have to be met by any development proposal? How would, for example, someone extending their home demonstrate that they are promoting good governance?

Amendment 147FE focuses on the planning regime for major infrastructure—the noble Lord, Lord Berkeley, referred to a project here in London. It proposes a number of changes to the existing legislation, including extending the sustainable development duty currently applicable to the preparation of national policy statements to all decisions on applications relating to major infrastructure. In this, it is consistent with Amendment 147FC and mirrors Amendment 147FD. It therefore has the same pitfalls.

For example, applying the sustainable development duty at the decision stage could introduce great uncertainty, because it would require the decision-maker to second-guess policy in the national policy statements, which will have been scrutinised and secured Parliamentary approval. By applying the sustainable development duty in the way proposed, the amendment could unintentionally undermine our efforts to deliver energy security.

I remind the Committee that we already have sustainable development duties applicable to the planning system. These are as follows. For major infrastructure, the duty applies to national policy statements for good reason. These national policy statements set out the policy framework for decisions on major infrastructure and integrate the Government’s objectives for infrastructure capacity and development with its wider economic, environmental and social policy objectives, including climate change goals and targets, in order to deliver sustainable development. We also have a planning duty on sustainable development in the Town and Country Planning Act system. The duty applies to those preparing plans, which in turn bears on planning decisions.

The noble Lord, Lord McKenzie, emphasised how important it was that we have a future debate on these subjects with the NPPF available to us. I am sure that it will inform such debates and will be greatly to our advantage. I have not seen any text on this document at present. However, we know that the current duties within the planning system work. They avoid the risks that these amendments pose to the Bill and I hope that my noble friend will feel free to withdraw the amendment.

[Lord Taylor of Goss Moor]

My Lords, I have listened carefully to what the Minister had to say but, although I welcome the Government’s commitment to sustainable development, the longer he spoke the less I was convinced of the argument he was making.

I conducted a review of rural planning policy for the previous Government. The first chapter of the review was devoted to sustainable development because there are potential perverse consequences in the way in which it is interpreted by planners at the local level from time to time. Most typically they argue that the community is not sustainable because it lacks public transport and other facilities, or people have to travel into a town to do their shopping, and therefore no development should be allowed because it is unsustainable. This ignores the fact that no development will make the community less sustainable in the long term, and that change can improve the sustainability of a community even if it does not deliver perfection.

With his colleagues, the Minister has committed the Government to the principle that we should favour sustainable development—so much so that there will be a presumption in favour of such development in the absence of other policy. Yet the Minister argues now against these amendments on two grounds. The first argument is that the detail of the amendments is imperfect—and, indeed, most of the comments against have been around that. However, if we are to believe that we should incorporate policies that favour sustainable development as a default option, surely it is incumbent on us to have a clear idea—and, more importantly, that the Government have a clear idea—of what we mean by that. If the Government do not have a clear idea, the principle that we are in favour of sustainable development as a default option cannot possibly stand.

We may have our differences around this—I do not think it is that complex an issue—but if the Minister has doubts about these amendments, he and his government colleagues should come forward with what they believe is the right definition and establish it in the Bill so that we are clear what we are empowering to happen as the default option in planning.

The second argument against is that it will in due course be in the national planning policy framework. That is welcome. I am sure that it will elaborate the detail of it and, of course, those details over time will be able to shift within the framework. However, what is being proposed is not a mere detail but is central to the Bill. In the absence of policy, the Government want it as the default option that we will approve proposals that support sustainable development—yet they will not incorporate the fundamental answer of what that means into the Bill.

I am sympathetic to much of what the Bill is trying to do; I am a proponent of sustainable development. I have argued about the perverse consequences of the misapplication of this—the gold standard. The Minister referred to it in terms of heritage, but it can be reduced to absurdity whereby nothing is allowed because nothing ever meets perfection. It is precisely for those reasons that the Government in due course should come forward with their explanation and proposition in the Bill so that we understand what it is we are being asked to approve in this legislation.

Localism Bill

Debate between Lord Taylor of Goss Moor and Lord Taylor of Holbeach

Thursday 30th June 2011 Lords Chamber

[Lord Taylor of Goss Moor]

My Lords, I have a particular interest in this amendment because parishes in many rural communities are far more relevant than local authority or council boundaries. They are not only historic but often relate to particular communities in a way that local authority wards do not, certainly in my part of the country. That is because wards are driven by numbers, not by community. This seems a good and proper issue to raise. There is of course already the power for parishes to call their own referendums, so the query might be whether this is necessary because, if a community wanted it, one might argue that there is provision for it already.

However, the legislation here is making reference to particular issues relating to local authorities. Frankly, I therefore see more relevance to allowing a power in relation to a parish as a community than to having specific reference to the electoral division for the primary local authority. I would hope that the Minister can respond positively to the principle here, whatever the means might be to achieve it.

[Lord Taylor of Holbeach]

My Lords, I think that I can respond positively. I say to my noble friend and namesake that I do not know how big Goss Moor is, but Holbeach has a population of some 8,500 people in one parish. Some parishes are remarkably large and other parishes are remarkably small, so it is very difficult. One size, or system, fitting all is very difficult. There are provisions, of course, for a local referendum, or parish poll, under the provisions of the Local Government Act 1972, to which the noble Lord, Lord Taylor of Goss Moor, has referred.

The amendment would include parishes in the definition of a “relevant area” as that applies to a principal local authority. We do not think that this is appropriate, particularly because we are looking at how we might look at referendums at parish level in legislation within the Bill and as a result of a consultative process, as I said before. Indeed, I mentioned to the noble Earl, Lord Lytton, that I foresaw his organisation being very much involved in this consultative process.

Our approach to local referendums is to enable referendums on local matters at the relevant council area, but for the issue at hand. If it is a district council matter, or a matter over which the district council has influence, the referendum can be held at the district council level, whether it be across one or more wards of the district, or the entire area of the district council, but it is the district council that is the triggering authority for this poll, other than having a parish poll. If it is a parish matter, we believe that a parish poll is the most appropriate method. We will discuss our intended approach to parish council referendums later, and I can assure noble Lords that the parish sector will be fully catered for. We want to see a modernised and proportionate local referendums regime for parishes, on which we will fully consult. I hope, therefore, that with these assurances my noble friend will withdraw his amendment.

[Lord Greaves]

My difficulty is that I do not know what that regime might be, or even what the Government are talking about. Whether the Minister will give a little more information when we touch briefly on Clause 56 later, I do not know, but I will not talk about that now.

Let me just give one example. In the parish of Laneshaw Bridge, which is in Pendle in the ward of Boulsworth, a huge issue that has split the village is the question of whether the village school should be very considerably expanded to take in a much larger area than the village. The village was split. Nobody knows what the majority opinion in the village is; what we know is that there were campaigning groups on both sides. Yet a referendum within Boulsworth ward relating to that issue—which would be a classic and typical example of a referendum—would be irrelevant, because the village is only one fifth or so of the entire ward. The rest of the ward consists of another much larger village, another couple of larger villages in a different parish, in which I live, and part of the town of Colne. Having the referendum in that arbitrary area would be irrelevant to knowing what the people of Laneshaw Bridge think.