Localism Bill

Lord Avebury Excerpts

Tuesday 19th July 2011 Lords Chamber

[Lord McKenzie of Luton]

My Lords, Amendment 153D concerns retrospective planning permissions. It says that, where there is a breach of planning control, the planning authority must issue a notice,

“requiring the owner of the land in, on, over or under which the development has been carried out to make an application to them for planning permission for the development … describing the development in a way that is sufficient to identify it; and … specifying a date by which the application is to be made”.

While the purpose of the clause is, at face value, good, it is suggested that it will not significantly shorten the timescale for inappropriate unauthorised development to be removed. Although the clause seeks to prevent developers running a ground (a) appeal and a retrospective planning application at the same time, it should be borne in mind that, in the event that a retrospective application is submitted closely followed by an enforcement notice, a right of appeal against the refusal of planning permission will still exist. If the intention is to retain this right of appeal, then any appeal, including the appellant’s statement, should be submitted within 28 days of the date of refusal. The appeal should then be automatically converted to a ground (a) enforcement appeal so that in essence only one appeal is running.

However, Clause 108 still fails to deal with developers who carry out unauthorised development and who refuse to submit a retrospective planning application to regularise such development. Where the development is inappropriate, it can be dealt with by a notice. However, where it would not be expedient to take formal action, there is no sanction. This causes problems, especially where neighbours have done the right thing and applied for permission while they see a developer cocking a snook at the system and getting away with it.

The planning system should be an open and transparent method of regulating development. Many of the people who decide to circumvent the system avoid the public consultation process, and that must be contrary to the aims of localism. In addition, it puts an onus on the local authority to investigate and evaluate the proposal at the authority’s expense when the developer is making a gain. As one planning enforcement officer affirmed, it is important that the public have confidence that the system does not allow rogue developers to continue to take advantage. We suggest that any developer who has carried out unauthorised development should be compelled to submit a retrospective planning application, with a suitable sanction by way of a fixed penalty notice for double the appropriate fee if they fail to do so, and this amendment should be incorporated into the Localism Bill.

I am advised by the RTPI that the amendment is based on Section 33A of the Town and Country Planning (Scotland) Act 1997, as amended by the Planning etc. (Scotland) Act 2006. I beg to move.

[Lord Avebury]

My Lords, I shall speak to Amendment 154, which is grouped with Amendment 153D.

Clause 108 inserts a new Section 70C into the Town and Country Planning Act 1990 and gives the local planning authority the power to decline to determine a planning application if the grant of permission would involve granting, whether in relation to the whole or any part of the land to which an enforcement notice relates, permission in respect of the whole or any part of the matters specified in the enforcement notice as constituting a breach of planning control.

We had a brief discussion, interrupted by a Division, with the Minister and her advisers on new Section 70C a couple of weeks ago, and I hope that in the light of that discussion, the Minister will have had second thoughts about the consequences that it might have.

I should like to make two preliminary observations. The vast majority of retrospective planning applications are not made by Gypsies and Travellers, but power conferred on local authorities by Clause 108 is discretionary. In the discussion that we had, it was clear that we all envisage that it will be used predominantly to put a stop to appeals by members of those communities against refusal of their planning applications for unauthorised developments.

The Secretary of State said on 29 August last year, referring to the CLG's announcement of that date, that he was looking at ways to strengthen the powers available to councils to more effectively tackle unauthorised development and that these developments have caused tensions between Travellers and the settled population. The announcement was not about unauthorised development in general. Yet I think it was also agreed at our meeting a couple of weeks ago that it would have been unlawful for the Government to have designed this clause with Gypsies and Travellers as a target, as Mr Pickles made clear they did. I would be grateful for the Minister's comments on this difficulty that I have with the clause.

The proposal in new Section 70C of the TCPA 1990, to which this amendment relates, when taken together with the amendment to Section 174 of the Act relating to appeals against enforcement notices, goes far beyond the stated intention of preventing delays caused by the running of concurrent or consecutive appeals. If these provisions become law, a local planning authority would be able to use the new power in Section 174(2)(a) to issue an enforcement notice within the period specified in Section 78(2), which I understand is eight weeks, after receiving a planning application for retrospective permission for a Gypsy site, and then use the power in new Section 70C to refuse to determine the application. The applicant would then be estopped from appealing against the enforcement notice, given the wording of Section 174(2)(a), and would have no ability to argue that the planning merits justified the grant of planning permission for the development. Instead of there being no second appeal on the merits, there would be no appeal at all. The applicant could go for judicial review of the decision not to determine the application, but the local planning authority would almost certainly defeat any such challenge by relying on the legislation.

It may be that local planning authorities will decide not to use their powers or will fail to do so within eight weeks, but experience suggests that enforcement powers will be used enthusiastically by local planning authorities in Gypsy and Traveller cases. It is possible that where no enforcement action has been taken before a site is developed, Travellers could decide not to make a retrospective planning application but instead simply wait until an enforcement notice is issued and then appeal against the notice. The amendments to the 1990 Act in this clause will not debar a ground (a) appeal in such circumstances. However, local planning authorities often do not bother to issue enforcement notices; instead, they simply apply for an injunction under Section 187B of the 1990 Act against unauthorised developments.

In most cases, the target family's best way of defending such a claim has been to show that they have sought planning permission and that their application has a realistic chance of success, but given the provisions of Clause 108, such a course may not be open to them. The only recourse would be to argue that the authority should serve an enforcement notice before seeking an injunction, giving them the opportunity to appeal and have their case determined on the merits. However, the chances are that such an argument would be unsuccessful and if the court accepted it, the ensuing delay would be contrary to the Government's aim of stopping retrospective applications whatever their planning merits.

So, this amendment provides that the enforcement notice must not only have been issued but also have taken effect. Clause 108 could not then be used by planning authorities to issue an enforcement notice after an application for planning permission has been made, thus preventing any appeal on the merits of the development being heard. Secondly, it would prevent appeals only for three years after an enforcement notice took effect, so that land would not be permanently sterilised, and changed circumstances would be arguable at a planning appeal brought more than three years after the enforcement notice was issued. We had a brief discussion in the meeting two weeks ago about this time limit and I would not be absolutely committed to it if the amendment is otherwise acceptable to the Government.

The reason why Gypsies and Travellers have resorted to lodging retrospective planning applications is that there is no land in the whole of the country designated for their use by local planning authorities. This is in stark contrast to the Government's intention, in the national planning policy framework to be published later this month, for a housing bonanza for developers in the green belt, according to Ben Webster, the environment editor of the Times, who has seen a leaked copy of the document. With 20 per cent of those who live in caravans being statutorily homeless, they have had no option but to buy a piece of land that they can develop as a site and then apply for planning permission. The consensus among academics and lawyers who know about these matters is that something like 75 per cent of successful appeals are for retrospective applications. Taking the statistics from the work of Dr Jo Richardson, that would equate to around 100 a year.