Growth and Infrastructure Bill
Debate between Anne Main and Andrew Bingham
Mrs Main
I wish to speak to amendment 7B. I am delighted that the concerns about neighbour notification and the involvement of local people in decision making have been listened to. That was crucial for many Members of this House. However, I would still like to tease out answers on some of my concerns about amendment 7B.
St Albans, according to the Department for Communities and Local Government’s own figures, handles twice the number of planning applications as a normal planning authority. We are surrounded by green belt, thankfully, but are under direct pressure from many developments, including domestic developments. The fees collected do not cover the planning applications already being made, so we run a subsidy to the planning operations of St Albans district council.
I suggest that the fees for applications are quite modest. They form a very small part of a whole development. For example, they do not include architect fees, which can be substantial, or any of the other land searches that might be needed, for instance when tree protection orders are in place on a site. I do not believe that the fees are what deter people from making applications for a housing development, perhaps for a growing family. What I am concerned about is that we will now have what I call “planning-lite.”
The original amendment in the Lords, which was defeated there, suggested not involving planning officers, neighbour notification or any other work for the council whatsoever. The new amendment, which I welcome as an improvement on the old one, would bring the planning system into the permitted development rights decision-making process and, as a result, mean direct costs for many councils, particularly those, such as mine, that have a significant number of planning applications. I cannot see the savings. I would love to see some sort of spreadsheet showing how that cannot be a burden on the council, as it means taking those applications, because they are above the original permitted development rights figures, out of the current planning system, in which a fee is paid for examination and registration for neighbour notifications and perhaps even a site visit, and moving them so that the officer still does the same work but does not get any of the fee. I urge the Minister to monitor that situation, because in a heavily utilised planning department, such as the one in St Albans, I believe that this will have a negative impact on the council.
I am also concerned that we are effectively introducing a third planning system and that there might be pressure on neighbours not to object or to trigger the process. I can envisage developers going around and reassuring neighbours that a development will not be a problem, and the neighbours might feel reassured, but is money to be put into enforcement if the neighbours, when they see the edifice going up, are unhappy because what was described to them is not what is being delivered on their doorstep?
Those are details, but having served as chair of a planning committee and, like other Members, having a postbag filled with planning issues, I know that they are important details to reassure not only hon. Members in the House, but those of us who will face neighbours who say that they were not really aware what they could object to and that a developer had assured them that they had the permitted development rights. We will not be party to those conversations.
Andrew Bingham
Like my hon. Friend, I welcome this change. Does she share my concern that neighbours will need to be able not only to look at the plans, but to read and understand them?
Mrs Main
I do share that concern. Obviously, the detail is still very light. For example, will the plans be available on websites? Since councillors do not seem to be involved in the system, someone could potentially go around and advise someone who is not as savvy as hon. Members are on the implications of a structure for them in order to form an objection. There is a very active civic society in St Albans that takes a keen interest in planning. I am disappointed that no one other than an immediate neighbour can form an objection. The people who run the Watercress Wildlife Association in St Albans, for example, take a keen interest in the water run-off from further uphill. Will we have a domino effect of several applications on large permitted development rights that eventually start creating soggy gardens further downhill?
I know that that is all detail and that this is a short debate, and I do not wish to tire the House, but my main concern, if we are to move to the new “planning-lite”, is that we seem to have given additional responsibilities to councils but no additional resources. I urge the Minister to listen to the words of councils, which already feel that they subsidise the planning system. We also do not know whether there will be non-determination periods. I have no idea whether the permitted development right period of determination would be similar. What council would prioritise a determination that has no fees associated with it over a determination that has a determination period and a fee associated with it? Will we have two categories of decision making? That all needs to be teased out, and I look forward to the Minister giving guidelines that ensure that councils are consistent in their approach to those decisions and that it is not simply a question of whether someone happens to have a vocal neighbour who is savvy enough to interpret plans and make objections in the interests of the whole community rather than just in self-interest.