Grahame Morris
Main Page: Grahame Morris (Labour - Easington)Pubs and Planning Legislation
Grahame Morris Excerpts(9 years, 9 months ago)
Commons ChamberRead Full debate Read Hansard Text
Charlotte Leslie (Bristol North West) (Con)
I beg to move,
That this House notes New Economics Foundation research showing that local economies benefit twice as much from a pound spent in a pub rather than a supermarket; expresses concern that valued and viable pubs are being lost due to permitted development rights which allow pubs to be demolished or turned into supermarkets and other uses without planning permission, denying local people any say; notes that supermarket chains are deliberately targeting pubs and further notes CAMRA research that two pubs a week are converted into supermarkets; supports CAMRA’S Pub Matters campaign calling for an end to permitted development rights on pubs; notes that any change of use to a nightclub, laundrette or theatre requires planning permission, making it odd to refuse pubs the same status; notes plans to remove permitted development rights from pubs listed as Assets of Community Value (ACVs), and calls on the Government to announce how and when this will happen; notes, however, that pubs achieving ACV status is not as simple as Ministers have suggested, with the requirement for local communities to provide boundaries and plans and that every pub must be listed separately making it unrealistic for communities to protect all valued pubs; further notes that each ACV application costs local authorities over a thousand pounds, and listing all valued UK pubs as ACVs would cost millions of pounds and create significant bureaucracy; and therefore calls on the Government to make a simpler change and put pubs into the sui generis category so that communities can comment on a proposal to convert or demolish a pub.
I thank the Backbench Business Committee for granting the time for this important debate, which probably affects every constituency. I pay special tribute to the hon. Members for Leeds North West (Greg Mulholland) and for Easington (Grahame M. Morris). This is a cross-party motion on something that is incredibly common sense and popular throughout the country.
The Government have done a lot on pubs, but there is still a problem that needs solving, and every Member could give examples to show the Government the importance of the measure we are proposing. Every week, 31 pubs are closing and two are converted into supermarkets, with absolutely no chance for the community to have its say.
We had a vote on the issue two weeks ago when we attempted to amend the Infrastructure Bill. Sadly, we were defeated, but that does not change the fact that many of us remain completely convinced that we need to move pubs into a planning use class of their own—the sui generis planning class, for those of us who love our Latin—to protect them properly. That would not mean making an exception to any rule; it would not be an unusual thing to do. It would simply apply to pubs the kind of protections that exist for slightly counter-intuitive things in many ways, such as laundrettes, night clubs, petrol stations and scrap yards. It seems an extraordinary omission that pubs are not included in that planning category and that the Government put such energy into preventing them from being so.
The solution that I and other hon. Members have proposed has several advantages. It is simple, it would involve an easy change to the law and it would not require any more bureaucracy. That is in contrast to other measures that we have considered such as article 4s and assets of community value, which are bureaucratic, are difficult for the public to access and to find out about, and cost significantly more money.
The measure we are proposing is consistent. We protect other types of building in this way, which many would argue do not have the community significance of pubs, or at least do not have any more significance than pubs. Therefore, we would not be singling out pubs for special treatment; we would simply be applying to pubs the type of treatment we already permit for other valued community facilities.
Grahame M. Morris (Easington) (Lab)
The hon. Lady is making a strong argument. Does she agree that this is in accordance with the Government’s own localism principles? It is hardly revolutionary, and in terms of saving money the alternative proposed by the Government of listing pubs as assets of community value incurs a considerable cost while this is a simpler, more cost-effective way to ensure protection.
Charlotte Leslie
I completely agree. This is the kind of localism the Government have been pushing very strongly in other areas, empowering local authorities and empowering the planning system. Although I can see where they are coming from with the concept of the asset of community value, it is much more expensive and much more bureaucratic. I am also concerned that it is inequitable for the communities whose pubs it seeks to protect in that it will be easier for those communities that are more engaged in the political process and find it easier to be so—such as those where English is the first, rather than the second, language—to find out how to make the pub an asset of community value. Others may not find it so easy. I am therefore concerned that that mechanism may result in an inequitable protection of community assets that are equally loved and valued across different areas.
It is surprising that the Government do not seem to be taking the same view of localism on this one occasion as they are in other areas. Because I believe in the Government’s localism agenda, I urge them to rethink this and roll out their concept of localism that they have been pushing so effectively over the last four years to this item in planning.
Charlotte Leslie
As ever, my hon. Friend makes a good point. I do not think that would be the case, and it is certainly not the case in respect of other facilities to which this applies. Another Government objection to this idea is that it would result in boarded-up pubs. That is certainly not the case. One of the major merits of this proposal is, simply, that it is fair. It gives communities the ability to have their say, but if a pub is genuinely unviable it would be allowed to fail and would have planning permission granted, because local authorities have every incentive not to see boarded-up properties. We do not see the high streets littered with boarded-up laundrettes.
I think we could all name pubs in our constituencies that are unviable and which the community does not need, and which perhaps historically have been run so badly for many years that it is hard to pick them up and change their reputation, and which are turned to other uses that are welcomed in the community. The Foresters pub in my constituency was turned into a supermarket. That is not something I would generally celebrate, but it has not been the end of the world. It has been a change that many people have welcomed, and our proposal would not in any way stop this kind of change taking place. It would simply allow people their say in the planning procedure before it takes place.
There are many local examples, and I am sure hon. Members could list ones in their own constituencies, where we have lost valued pubs of community value. The Bourne End in Brentry in my constituency was demolished very quickly and many in the community wanted the chance to have their say. There was nowhere near enough time to list it as an asset of community value. The developers simply came in and it was gone.
Grahame M. Morris
On the Government’s suggestion that local authorities should list pubs that are genuinely valued as an asset of community value, is the hon. Lady aware of the number of pubs that would be protected in that way out of the 48,000 in total? I am sure that she is, because she will have read the briefings from the Campaign for Real Ale and the Fair Deal For Your Local campaign.
Charlotte Leslie
The hon. Gentleman prompts me in a timely way. As I understand it—he will correct me if I am wrong—the number of pubs that currently have asset of community value status is around 600. That speaks for itself in regard to the efficacy, accessibility and ease of the Government’s measure. I will come back to that point.
Grahame M. Morris (Easington) (Lab)
It is an honour to follow the hon. Members who have spoken. I thank and pay tribute to fellow officers of the all-party save the pub group—the hon. Member for Bristol North West (Charlotte Leslie), who opened the debate so succinctly and precisely, and the hon. Member for Leeds North West (Greg Mulholland), who has been such a dogged and long-standing campaigner for Save the Pub. I add my thanks to the Backbench Business Committee, which does such a sterling job in identifying subjects for debate that are dear to the hearts of Members and constituents.
We often say that there should be more cross-party consensus, particularly on policies relating to the NHS and social care, but a long journey starts with a single step, and perhaps on this topic, which has attracted support across all parties, we may be able to reach consensus. I am sorry that the Minister has slipped out for a moment, as hon. Members have made some excellent suggestions for a way forward.
My contention is that a way forward was offered by an amendment to the Infrastructure Bill that was tabled by me and the hon. Members for Leeds North West and for Bristol North West, which attracted the support of 38 Members of Parliament. The proposal was hardly revolutionary: to promote diversity, it offered some choice. It did not offer any permanent protection; it was simply an attempt to introduce community consultation to try to prevent viable pubs being closed and steamrollered into an alternative use, usually as a supermarket.
I echo the disappointment of the hon. Member for Bristol North West at the response of the Government, who have sought to block every effort to support tenants and safeguard our pubs. At all stages the Government seek to water down and amend legislation to favour powerful self-interests in the pub industry—those of the large pub companies—rather than working in the best interests of communities, customers and tenants. It is a shame that this debate is necessary at all. New clause 16 to the Infrastructure Bill would have made quite a simple change to the planning laws, empowering communities to protect their local pubs from being demolished or converted into supermarkets without consultation.
Earlier hon. Members were trying to differentiate pubs that are clearly no longer viable as pubs and those that have support and are clearly viable, and that perhaps offer a range of services, such as restaurants. As today’s motion notes, the existing planning laws in relation to permitted development are causing valued and viable community pubs to be targeted by supermarkets. Hon. Members have given examples in Canvey Island, Bristol and North East Derbyshire, where that is precisely what has happened. In east Durham, in Easington, which has 18 villages and two large towns, there have been so many pub closures that there may be one pub left in a village. In some villages—Hawthorn, Dalton-le-Dale, Hesledon—there may be one or perhaps even two pubs, but there is considerable pressure, particularly on the tenants of pubs that are owned by the large pubcos. As we have heard, research from the Campaign for Real Ale suggests that a considerable number of pubs—I have a figure of 29, but the hon. Member for Bristol North West said that it is 31, and I am sure she is correct—are closing every week, and quite a number of those are being converted into supermarkets.
I greatly appreciated the widespread support that was shown for new clause 16, which offered such protections for community pubs. It was defeated only following a late intervention from the Government when the Minister made a token concession to remove pubs listed as an asset of community value from permitted development rights. While new clause 16 would have protected all pubs, the Government’s amendments potentially protect only 600 of the 48,000 pubs in the UK. This comes from a Government—on both sides of the coalition—who believe in and promote localism. Requiring ACV status to protect one’s local simply adds unnecessary bureaucracy and costs when a much simpler alternative is to empower local people. I am at a loss to understand why the Government believe that nightclubs, launderettes and casinos should have more protection than community pubs.
By opposing planning protections for pubs, the Government have failed to protect pubs and community interests. Not only that, but we continue to see efforts to water down an important decision of this House to empower pub tenants against pub-owning companies. That is an important factor in the many conversions. Last year, the House expressed its clear will to offer tenants a market-only rent option as part of a statutory code of practice between themselves and a large pub-owning company. I recognise that we have a planning Minister here and the purview of ministerial responsibility is perhaps not entirely his, but it is germane to the debate that we consider the implications. Importantly, such a safeguard would help to protect the tied publican who may be struggling financially. Some 46% of tied tenants earn less than £15,000 a year despite their hard work and, in most cases, long hours. Nearly nine out of 10—the exact figure is 88%—identified the beer tie as one of their most significant financial problems.
The market rent-only option agreed by the House helps to level the playing field and redress the balance of power between the tenant and the pub-owning company. That may relieve the pressure that is leading to so many pub closures—31 per week, as I said. It is important to note that the market rent-only option would not end the beer tie—as some critics have claimed, saying that it would be a retrograde step—but would ensure that pub-owning companies had to show real value to their tenants in order to retain the tie.
Despite the House’s support and the benefits to tenants, Tory peers—including some with clear vested interests, if I may say so—have been trying to exempt pub companies from the market rent-only option if they significantly invest in a tenant’s pub. “Significant investment” is an incredibly wide concept. While I am not surprised that a peer with a pecuniary interest would try to undermine the statutory code, I am more concerned about the Government’s efforts to reword and water down the protections of the market rent-only option without consulting MPs, or Fair Deal For Your Local campaigners, prior to inserting replacement clauses into the statutory pubs code legislation.
Subsequently there has been some consultation with the various interest groups, all of which the members of the all-party save the pub group have met, including Fair Deal For Your Local, the Campaign for Real Ale and trade unions representing pub landlords, such as my own union, Unite, and the GMB. Importantly, however, despite promising to do so, the Government did not consult in advance and the discussions seem to have taken place after decisions have been made.
Simon Clarke from the Fair Deal For Your Local campaign is an outstanding advocate in defence of our pubs. He has warned that one revised clause means that existing tenants will not have the option of a parallel rent assessment, resulting in a tied tenant being unable to determine whether they would be worse off than if they were free of tie. That was an absolutely key principle of the Bill and Ministers gave us an assurance from the Dispatch Box that that would be the case.
A Government Minister said in the other place that Ministers
“are always discussing these issues and changes with tenants”.—[Official Report, House of Lords, 2 December 2014; Vol. 757, c. 1243.]
However, despite such assurances, Mr Simon Clarke describes the Government’s amendments as
“an attempt to bulldoze through amendments without the dialogue and consultation promised.”
The Government should explain their position.
I have a number of questions to put to the Minister. Why are the Government failing to support local communities to protect their pubs? What are their objections to allowing local people a say in the planning process when a change of use is proposed for a pub? Will the Minister guarantee that he and the Government will work with MPs and campaigners to ensure that the explicit will of the House of Commons in supporting a market rent-only option in a statutory code is not undermined or watered down in the other place, because that would simply compound the problem?
It is time for the Government to do more than pay lip service to supporting communities, consumers and tenants, and to safeguard pubs and begin to offer some practical support. As my Health Committee colleague the hon. Member for Bristol North West has said, before we call time on this Parliament—that is a really good expression—we should ensure that we can, in unanimity, provide some modest protection to pubs that are in the interests of all our communities.
Greg Mulholland (Leeds North West) (LD)
First, I thank the Backbench Business Committee for allowing us the time for this debate. I also thank my hon. Friend the excellent Member for Bristol North West (Charlotte Leslie), the hon. Member for Easington (Grahame M. Morris), who is a friend with a small f and the vice-chair of the save the pub group, and all other members of the group from both Houses who share our passionate belief that the British pub is not only important to our society, economy, heritage, history and tourism appeal, but, in the context of this debate, a hugely important part of community life as a place where communities can come together.
I also wish to say a big thank you to all 244 MPs who effectively voted for what we are discussing today to go into the law of the land after the debate on new clause 16 to the Infrastructure Bill, and particularly the 29 rebels who had the courage to vote against their own Whip to show their real support for pubs. I thank the Opposition Front Benchers for supporting that campaign, and I want to give particular mention to the hon. Member for Halesowen and Rowley Regis (James Morris), who had the courage not only to vote against his party, but, in doing so, to resign as a Parliamentary Private Secretary. He really has shown his support for pubs and I hope he has been congratulated on doing so by his local CAMRA branch and others.
I wish to echo the comments by the hon. Member for Easington about thanking the campaigners. In this case, we say a huge thank you to the Campaign for Real Ale, which is leading the wonderful Pubs Matter campaign, and to all the others. He mentioned the Fair Deal For Your Local campaign, the Fair Pint campaign and the wonderful work of Simon Clarke and his team, but there are also Licensees Supporting Licensees, MALT—the new Mutual Association of Licensed Tenants—and the Protect Pubs campaign. There are many campaigners around the country, and there are also individual pub campaigns, some of which have already been mentioned. I thank all such community campaigns and congratulate them on trying to save their pubs, whether or not they are successful.
I am glad that we have the chance for a proper debate today. We did not get the chance for any sort of a debate when the very important, but simple and common-sense, change was proposed a few weeks ago. My hon. Friend the Member for Bristol North West had four or five minutes to introduce the important new clause and I had two or three minutes to speak, so we did not get the chance to put our case. It worries me that the MPs who were persuaded not to support that simple change did so on the basis of a one-sided argument, because the other side of the argument was not heard and some of the information presented did not reflect the reality of what is going on or of what the Government suggest is sensible.
I thank the Minister for his engagement. We do not agree on a solution, but he is certainly listening and conversing, and I appreciate the time he has given to that. I gently remind him that this very simple change is current Liberal Democrat party policy and is already in our pre-manifesto. I have not yet checked the manifesto, but I hope that it is included, as we were told it would be. It is for CAMRA and other organisations to challenge all the parties to put pro-pub policies in their manifestos.
Today, we are talking about something very simple. In a way, it is not about pubs, but about whether communities should have the right simply to have a say when a significant change of use is threatened for a building that is of value from a business or community point of view. We are talking about absurd planning loopholes. The idea that there is any relationship between a pub and a supermarket express store or solicitors’ office is ridiculous. The fact that free-standing pubs with no protection in the planning system can be demolished overnight before people even get the chance to have a say—it happens—is a scandal.
I believe that there is a better solution, which I will come on to, but the save the pub group welcomes the fact that the Government have announced a modest step forward in providing a right of consultation. Let us be clear that it is not protection for pubs; it is simply a right to comment—that is all—just as people can comment on any planning application. The proposal is only for pubs listed as having added community value. As has been said, only 600 pubs have been so listed in the four years since the scheme was introduced. That is not particularly impressive: it is 1.25% of all the pubs in the country.
The scheme does not even apply in Wales. One of my particular concerns is that that was not mentioned in the explanation from the Department for Communities and Local Government about why the new change is fine. It is not fine: it will do absolutely nothing at all in Wales. Welsh colleagues, particularly those who are Government Members, must be aware of that.
In the Government’s thinking, there is a mantra that we must have permitted development rights because they will allow the sensible changes that people want and that will help business. Apparently, such changes are not allowed for nightclubs, launderettes or theatres, but they are fine for pubs. The Government are effectively saying that nightclubs, launderettes and theatres—and casinos, which have more protection in the planning system —are more important than pubs. They conceded the point on betting shops, which rather undermines their argument. They accepted that if they did nothing and continued to turn a blind eye to betting shop conversions, as they had up to that point, we would see betting shops all along high streets, particularly in London. Therefore they can change, and where they recognise there is a problem, they will change. I share the frustration of my hon. Friend the Member for Bristol North West, and other colleagues, that the Government are simply not listening to something that would bring the system into line with those other, simple uses.
Grahame M. Morris
The hon. Gentleman is making an excellent case about the Government’s modest offer of a compromise. The cost of listing all pubs as assets of community value would fall on local authorities. Are any figures available for that, because those I have seen from the all-party save the pub group suggest that it would cost about £1,000 per listing? We could be talking about many millions of pounds, and I would be interested to hear the hon. Gentleman’s comments on that.
Robert Neill
I regret to say that I had departed office by then, although I am delighted to say that the then pubs Minister, the Minister of State, Department for Communities and Local Government, my hon. Friend the Member for Great Yarmouth (Brandon Lewis), came down to the constituency and looked at the site—without in any way prejudging the outcome. It was simply that our local councillors, the community and I were quickly on the case. There were some issues—I shall come on to them—where I agree with my hon. Friend and my hon. Friend the Member for Leeds North West, but at the end of the day it was possible to do it under the current regime. Does that mean that we cannot improve the regime? No, we can always improve it. Much planning policy develops incrementally in the light of experience.
Robert Neill
Let me make a bit of progress before giving way again.
First, we should look at ways of being more proactive about developing the assets of community value regime across the piece. Secondly, we need to do more to encourage the adoption of neighbourhood plans, which enable a greater degree of granularity than in ordinary planning documents. If they are linked to a robust local plan—more and more authorities are introducing those—that, too, provides an opportunity to have plans locally that are attuned to the need to protect pubs in particular areas. That would be a good way forward too.
In the case of Mottingham’s public house The Porcupine—a much-loved asset—I had a lot of sympathy with what was said. Enterprise Inns quite cynically ran that pub down, and it is right to say that many of the pub companies have a bad track record of running down pubs essentially to improve their balance-sheet position. Enterprise Inns has long been doing that; it has a deliberate disposal policy. I totally agree with the hon. Member for Leeds North West that that is what we need to address. The debate is about the nuance of how best to do that. In that case, the public house was sold without notice to the community. That is an aspect of the way in which the regime works that we could look at again in the light of experience.
Happily, the Mottingham residents association and our local councillors were in touch with me quickly and we were able to make an application to the local authority, which swiftly had the matter placed on the agenda for the planning committee. A decision was taken and the pub was listed. The local authority, after a hearing, rejected the application. The supermarket Lidl that had bought The Porcupine site appealed. Representatives of the local community and I gave evidence at the public inquiry. I am delighted to say that the inspector rejected Lidl’s appeal, and the time for Lidl to challenge in the High Court has now expired. It was a win for the local community.
We were able to engage the services of the excellent Richard Harwood QC, one of our leading planning lawyers, who put up an exceptional case—[Interruption.] Actually, he was instructed by the local authority. Tribute should be paid to him. He understands the issues and did a great job. I have one or two of his suggestions for further improvements, which I shall put to the Minister in a moment. The point is that this can be done under the current regime, but can we make it easier? I would always like to make it easier for communities to help their pubs in the future.
In the debate on the Infrastructure Bill, the Minister announced certain changes to the assets of community value regime, which I welcome. I would like further clarification of the statement that the secondary legislation would be brought forward at the earliest opportunity. One advantage of doing these things through secondary legislation or planning policy guidance is that we can be more fleet of foot than if primary legislation is used. Can the Minister tell us when this legislation will be introduced? Can he confirm that this will apply to public houses and other assets of community value that have already been listed? That seemed to be the sense of what was being said in his statement, but one or two lawyers have said that it would be good to have absolute clarity on that point. I hope that that will not be difficult to achieve.
We could look at encouraging local authorities to do as the Mayor of London has done. When I read the inspector’s report on The Porcupine case, it was clear that he gave considerable weight to the fact that this was an asset of community value. In fact, the Government’s reforms bit, and were effective in this case. The inspector also gave considerable weight to the policies in the London plan that were introduced by the current Mayor of London to strengthen the protection of public houses in London.
Those policies resulted from a report by Steve O’Connell, the Conservative London Assembly Member for Croydon and Sutton, called “Keeping Local: How to save London’s pubs as community resources”. I recommend it to any Member, as there is no reason why other planning authorities cannot adopt that same useful approach. A number of specific policy lines have been put into the London plan. Members interested in this should look at policy 4.48A, the whole of policy 4.8 and policy 3.1B, all of which deal with the ability of boroughs—indeed, an obligation is placed on them—to bring forward policies to retain, manage and enhance public houses, where there is sufficient evidence of need and of community asset value and viability in pub use. Authorities are also tasked with the need to develop policies to protect valued community assets, and the London plan specifically refers to pubs in that context. Policy 3.1B also specifically refers to the need to protect pubs.
The Mayor’s “Town Centres Supplementary Planning Guidance”, which is given effect by the London plan, also strengthens the position of pubs, including specifically taking into account the continuing viability of use of the public house, the history of vacancy, the prospect of achieving reuse at market value and whether or not it has been effectively marketed. Some of the pubcos go through a sham exercise in marketing, which was exposed in the inquiry into The Porcupine. Frankly, the pubco had simply gone through the motions, and we were able to call an expert who demonstrated that this was not a genuine marketing exercise. These are things that we could sensibly seek to tighten up, and we could do so without direct interference by the Government, but they might like to think about strengthening the guidance to reflect what is already good practice in London in that regard.
There are a couple of other things we could do that would not be too onerous and would still maintain the balance that we always need in planning policy, involving flexibility when needs and circumstances change and vary from area to area. More could perhaps be done to increase the weight given to the harm caused by the loss of non-designated heritage assets. If the asset—often a pub, but it could be a church or something like it—is a listed building, it obviously gets much more significant protection. It might be worth looking at the operation of paragraph 135 of the national planning policy framework to see what could be done to increase the weight given to the harm that would come from losing assets that are of community value, but do not have the status of being listed buildings because of their architectural merit. Something might not be of great architectural merit, but it could still be of great value to the community. We should look at ways of providing help on that.
Robert Neill
Yes, that is something that it would be good to prevent. I am aware that the hon. Member for Easington (Grahame M. Morris) wanted to intervene earlier. I did not mean to be discourteous to him. Would he like the opportunity to intervene before I finish? If I have covered the point, well and good.
Grahame M. Morris
With all due respect to the hon. Gentleman, he mentions the services of a top barrister, but would it not be much simpler and less bureaucratic—I have heard him arguing for the need to cut costs many times—simply to accept the proposal in the motion? It proposes a simple change to
“put pubs into the sui generis category”,
which would achieve the same ends, be administratively simpler and cost local authorities nothing.
Robert Neill
The proposal is initially very attractive, but having looked at the operation of use class orders during the two and a half years when I was a Minister, I warn the hon. Gentleman that we need to be little careful about some of the intended consequences of changes to use classes. I would not rule it out entirely for the future, but we should approach it carefully, incrementally and on an evidence basis. I hope, too, that the decision in The Porcupine case—something of a test case—will make it easier for us to succeed in subsequent legal challenges. We all want the same thing—there is no dispute between us about the objective—so it is the means by which we achieve it that we are debating.
Another suggestion is that we accept extending the need for planning permission to the demolition of commercial buildings, which would be quite straightforward. That was a risk in the Porcupine case, and the hon. Member for Leeds North West raised the issue of what happens if a pub is knocked down, when the building is gone and the chance for restoration to a pub is pretty much lost. My suggestion would be possible following the SAVE Britain’s Heritage judgment in 2011—on my watch—about the Mitchell’s brewery site in Lancaster. The need to give notice before exercising permitted development rights to demolish has been helpful as a result of that judgment because it has enabled article 4 directions to be made. That worked in Lewisham in the case of The Baring Hall public house just over the boundary from me—in the constituency, I believe, of the hon. Member for Lewisham East (Heidi Alexander), whom I am delighted to see in her place on the Opposition Front Bench today. That did work, but we might be able to build on it and make it simpler to achieve.
Finally, let me salute the work that CAMRA has done over the years. CAMRA was a great help to us during The Porcupine case, and it might be able to help us again. Now that we have a site that is vacant—not demolished, I am delighted to say—we need someone to offer to take it off Lidl’s hands and make it commercially viable. CAMRA might be able to take on a brokerage role, working with other bodies, because it contains some very bright and commercially astute people. It could perhaps bring together those who have the money with which to acquire a site—and might be interested in acquiring it—and the local community and local authority.
This has been a very useful debate. If I have adopted a slightly different tone from some other Members, that is not because I am not as passionate about pubs as anyone else—as many will know—but because I want to find a suitably nuanced way in which to achieve our shared objective. I look forward to hearing from the Minister.
The Parliamentary Under-Secretary of State for Communities and Local Government (Stephen Williams)
As is customary, I thank the Backbench Business Committee for granting the time for the debate and congratulate the sponsors of the motion. Much more significant congratulations are due to my hon. Friend and neighbour the Member for Bristol North West (Charlotte Leslie), because last night she announced her engagement. These days, we find out these things via Twitter; that is how I discovered the news last night. I am delighted publicly to congratulate her and John, who happens to be a friend, on their engagement. I wish them many happy years together. Hopefully, my hon. Friend and I will agree on a few other things as I proceed, too.
Recently, we discussed these same issues during debate on the Infrastructure Bill. I am glad that we have had more time to do so today. I know that my hon. Friend the Member for Leeds North West (Greg Mulholland) was deeply frustrated that there was not sufficient opportunity to rehearse the issues fully at that point. The Bill introduced a huge raft of changes. It was not possible perhaps for everyone to make the length of contribution on the amendment that they would have wished at that time, but we have had that opportunity today.
We are of course fully aware of the strength of feeling in the House about the importance of community pubs. We have made clear our commitment to protecting those pubs that most benefit the community. We recognise that public houses are important assets that play an important role in local communities, making important contributions to the economy and providing local hubs that strengthen community relationships and encourage wider social interaction.
I will shortly come to the changes to the planning system that I announced on the day of the Infrastructure Bill Report stage and specifically to pubs that are listed as assets of community value. However, I want to start, as my hon. Friend the Member for Bristol North West did, by reminding the House of the other measures that we have taken in government to support local pubs.
I think that the coalition Government can claim to be the most pub-friendly Government for quite some time. For example, we cut beer duty in the last two Budgets and scrapped the beer and alcohol duty escalators put in place by the Labour party. We have introduced a £250,000 fund for business partners to help to deliver more community-owned pubs and pubs providing community-focused services, which has contributed to a more than doubling of the number of co-operatively owned pubs over the past two years and seen many rural pubs offering a wide range of new community-focused services and facilities. I would like in particular to thank the Plunkett Foundation and Pub is the Hub for working as partners with my Department on those issues.
We have also reduced the bureaucracy that had been hindering landlords from running their pubs, for example through the removal of the licensing rules for small-scale live music venues. We have increased the business rates discount for pubs with rateable values below £50,000 from £1,000 to £1,500 for this year, a move that is estimated to benefit three in every four pubs in the country, and the protections we are giving publicans tied to large pub companies under the new statutory code of practice, to be enforced by an independent adjudicator, will address the imbalance in bargaining power between large pub-owning companies and the thousands of tenants that run tied pubs.
There are already protections for pubs in the planning system. Local plans right across a local authority and neighbourhood plans, which are becoming increasingly popular, should reflect and be consistent with the strong support for pubs in the national planning policy framework —that, I believe, is in paragraph 70 of the document—particularly if that is adopted in the local plan. For instance, last year I visited the Phene pub in Kensington and Chelsea where there has been huge pressure for pubs to be converted into houses, which have incredibly high domestic values. The Phene had been saved from that fate because of the strong planning policies that the council had put in place. Local planning authorities are encouraged to plan positively to support the sustainability of their communities. That includes plans to deliver the social, recreational and cultural facilities and services that the community needs, and to promote strong rural economies through the retention and development of local services and community facilities in villages, such as pubs.
My hon. Friend the Member for Bromley and Chislehurst (Robert Neill) rightly said that national permitted development rights play an important role in the planning system, providing flexibility, reducing bureaucracy and enabling the best use to be made of existing premises. Current permitted development rights allow for the change of use or demolition of pubs without the need for a planning application. That has been the case for quite some time. Some Members may remember that during the progress of the Infrastructure Bill I gave the example of the Ashley Court hotel in my constituency, where the owner wanted to sell it to a property developer and, despite the fact that it was a popular local pub with one of the most magnificent views in the whole of the city, he went ahead and demolished it. That was in 2007, I think. There was nothing I, as the local Member of Parliament, or the two local councillors for Ashley ward at that time could do about it. We all opposed what we felt was going to be the ultimate outcome, but he went ahead with the demolition. There was no provision in the planning law that we could use to stop it. That has been the case for some time. That is what will change as a result of the proposals in the Infrastructure Bill that I outlined.
Grahame M. Morris
I am grateful for the Minister’s clarification, but I am sceptical about the potential of the orders to stop demolitions. Earlier in the debate, a colleague of his on the Government Benches—the hon. Member for Worthing West (Sir Peter Bottomley), I think—suggested that the costs of ACV should be placed on the developers, rather than falling on the local authority. Does the Minister see any merit in that?
Stephen Williams
I will very shortly come on to the points raised about the process of listing ACVs and any costs that may arise.
It is right that non-viable and underused pubs and other commercial buildings should be able to change use quickly to respond to changing local demands. There are lots of reasons why pubs may close. As I said in the debate on the Infrastructure Bill, there could be demographic reasons, and the hon. Member for North East Derbyshire (Natascha Engel) made exactly the same point today. There could also be reasons of local employment—there may be a factory closure, or the location of a football stadium may move, which happens fairly often. There are lots of reasons why pubs may no longer have their former customer base and patronage. We are saying it would be inappropriate, and, in fact, disproportionate, for the planning system to have blanket protection for every single pub in the country, when there may be perfectly good reasons why a permitted development right is appropriate.
Stephen Williams
I do not disagree with my hon. Friend. I am simply saying that the planning system has a column of use classes and different examples of commercial uses, and that it cannot always give protection to every kind of commercial use in that column of use classes. Other factors also come into play.
Grahame M. Morris
Will the Minister explain to me in simple terms why protected development rights should apply to launderettes—and all those other categories—and not to public houses?
Stephen Williams
I am being invited to depart from my prepared remarks again, but that is the nature of debate. I do not know the whole history of the planning system. It has obviously evolved over a long period since the original Town and Country Planning Act 1947, which was passed by the Attlee Government. There may well be anomalies within the system; I am not aware of its full history. The motion gives examples including theatres and launderettes. I do not know how many theatres there are in Easington compared with the number of pubs, but I can tell the hon. Gentleman that in my constituency of Bristol West there are hundreds of pubs and only two theatres: the Bristol Old Vic, the oldest and longest-running professional theatre in the country, and the Bristol Hippodrome. I am thinking off the top of my head here, but this is probably a matter of proportionality. Theatres are important to the community, and there are likely to be only a few in any given town or city, which might be why they are given that protection.
The same could apply to launderettes, although on the face of it, that might seem odd. There are far fewer launderettes in my constituency than there are pubs, and every time someone tries to close one, the local residents use the planning protections to fight the closure. Launderettes are obviously important, particularly for people who live in flats or houses of multiple occupancy. They are also important in city centres and university towns, where not everyone has the facility to wash their clothes at home. I think that that is why there is a distinction for launderettes, and I would not put the hundreds of pubs in any given location into that same category.
Local planning authorities can currently protect pubs by making an article 4 direction, which has the effect of removing national permitted development rights, and they can use that power where it is necessary to protect the amenity or well-being of an area. Once a direction takes force, a planning application must be made before any development can take place. Article 4 directions can be targeted at individual pubs or applied over a specified geographical area, as appropriate. The shadow Minister had some questions about article 4 usage, but she is no longer in the Chamber. She will be able to read my answers in Hansard, however.
The Secretary of State no longer has the power automatically to block article 4 applications, but he does have the power to ensure that they are not being applied completely disproportionately—right across a local authority area, for example. They are meant to be targeted. More than 130 local planning authorities currently have article 4 directions in place, 26 of which apply specifically to pubs. They include pubs in the London boroughs of Wandsworth, Camden, and Kensington and Chelsea, as well as in Bristol and Cambridge. So the powers are being used, but not as extensively as CAMRA would like. That is one reason that we considered bringing forward the change that was announced on the day of the Infrastructure Bill’s Report stage.
The listing of assets of community value under the Localism Act gives local people a greater stake in the future of assets listed and triggers a moratorium on any sale, enabling local people to develop a bid to buy the asset and ensure its continued contribution to their community. We welcome the fact that a third of the 1,800 assets across the country that have been listed so far—around 600—have been pubs. This has been by far the most popular use of the right, which has been in place for the past couple of years—not four years, as my hon. Friend the Member for Leeds North West said. Those pubs include the Greenbank pub in Easton, in my constituency. I know that my hon. Friend the Member for Bristol North West has recently been involved in getting Lamplighters pub in her constituency reopened, and I should like to extend an invite to her. She and I should go to The Lamplighters to celebrate her engagement —maybe this weekend. I will buy the drinks for me and her, and for John, and we will find the necessary 21 people who want to list the pub as an asset of community value so that we can get it protected. Let us see if our diaries work.