Town and Country Planning (Fees for Applications, Deemed Applications, Requests and Site Visits) (England) (Amendment) Regulations 2021

Lord Duncan of Springbank Excerpts

Tuesday 29th June 2021 Grand Committee

[The Minister of State, Home Office and Ministry of Housing, Communities and Local Government (Lord Greenhalgh) (Con)]

My Lords, I beg to move that the House has considered these draft regulations, which were laid in draft before this House on 27 May. If approved and made, these regulations will introduce fees for new permitted development rights that are currently, or will be, conditional on obtaining prior approval from the local planning authority. These permitted development rights relate to constructing additional storeys on existing dwelling houses, changing the use of commercial, business and service-class buildings to residential use and the development of university buildings.

I turn to the details of the regulations. A fee of £96 for prior approval is introduced for the enlargement of a dwelling house by construction of additional storeys made under class AA of Part 1 of Schedule 2 to the general permitted development order. This fee reflects the resourcing impacts on local planning authorities in processing such applications, and it is the same as the fee for applications for prior approval for larger home extensions. This is less than the fee for a planning application—£206—had the permitted development right not been introduced.

A fee of £100 per dwelling house is introduced for prior approval for the change of use from commercial, business and service use, or class E, to residential use, or class C3, under class M(a) of Part 3 of Schedule 2 to the general permitted development order. Responses to the consultation for this permitted development right indicated support for the introduction of a fee per dwelling house to help to meet the costs of local planning authorities. There was support for a higher fee, but we believe that a fee of £100 per dwelling house meets the right balance between encouraging development and meeting the costs of determining such applications.

Finally, a fee of £96 is introduced for prior approval for erection, extension or alteration of university buildings made under class M of Part 7 of Schedule 2 to the general permitted development order. The introduction of a prior approval condition was a response to the concerns raised at consultation. The fee reflects the costs to local planning authorities in assessing these types of application and is the same level as fees for other applications for other non-residential prior approvals where a similarly limited number of additional matters are required to be considered. The development rights to which the fees relate have already been introduced. If these planning fees are not introduced, the cost to the local authority to process these applications would have to be funded, or would continue to be funded, by taxpayers.

We have announced ambitious reform of the planning system to support the delivery of more homes as well as key transport and infrastructure projects. The draft regulations that we are debating today reinforce our commitment to ensuring that local authorities have adequate resources to deliver a high-quality planning service. I commend the instrument to the House.

[The Deputy Chairman of Committees (Lord Duncan of Springbank) (Con)]

I call the next speaker, the noble Lord, Lord Jones. The noble Lord, Lord Jones, is not with us today, so I will move straight on to the noble Lord, Lord Moynihan.

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[Baroness Blake of Leeds (Lab) [V]]

My Lords, the Government’s planning overhaul represents a developers’ charter to remove powers from elected local representatives and hand them over to Whitehall-appointed boards of developers. I believe this legislation is a small part of that overhaul.

The instrument before the Committee introduces new application fees for permitted developments, as we have heard, such as projects to add additional storeys and convert shops to houses. While we can all accept that these charges must be part and parcel of the planning system, I still have huge concerns that these are enabling the Government’s decision to take away the ability of local communities to object formally to inappropriate developments. All the while, there is still nothing to solve the growing affordable housing crisis that our country faces.

I will focus on the specific provisions of this instrument. I would appreciate clarification from the Minister in three specific areas. First, on the question of commencement, the Minister will note that the provisions come into force on the 28th day after the day on which they are made. Can he explain the Government’s reason behind this? Have they taken steps to ensure that there is not a rush of applications immediately before the commencement?

Secondly, on the exact fees, it appears that two of the fees being introduced are £96 while a third is £100. Can the Minister explain this discrepancy? As other contributors have asked, is the Minister certain that they have been set at the right level? Will they adequately provide funds that local authorities need to deliver this important area of work? I add my voice to the request that they be kept under review.

Finally, on the broader issue of implementation, can the Minister confirm whether the department has estimated how many applications these fees will apply to and how much revenue will be generated as a result?

As I said, the Government’s planning overhaul is a developers’ charter. We can all see that this is only another part of their strategy to do away with the normal scrutiny and oversight provided by local authorities and communities. I look forward to the Minister’s response to my questions.

[The Deputy Chairman of Committees (Lord Duncan of Springbank) (Con)]

The noble Baroness will shortly be rewarded. I call the Minister, the noble Lord, Lord Greenhalgh.

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Motion agreed.

[The Deputy Chairman of Committees (Lord Duncan of Springbank) (Con)]

The Grand Committee stands adjourned until 3.30 pm. I remind Members to sanitise their desks and chairs before leaving the Room.