Neighbourhood Planning Bill

Lord Lansley Excerpts

Committee: 3rd sitting (Hansard): House of Lords
Monday 6th February 2017 Grand Committee

If a builder is going to sell the house, the details of a play area may be important to the purchaser. Is this a grass field?

[Lord Lansley (Con)]

I apologise for interrupting the noble Lord, but I am confused. I thought the Committee was talking about pre-commencement planning conditions—which are required to be discharged before the building commences—not other conditions that may have to be complied with during the course of building.

[Lord Shipley]

I do not know whether the noble Lord has read paragraph 26 of the report of the Delegated Powers and Regulatory Reform Committee, but it says:

“We wanted to see some specific examples of pre-commencement conditions to help us understand the effect of subsection (5)”.


This was commented on by my noble friend Lady Parminter. The DCLG gave a list, setting out,

“details that developers have had to provide to local planning authorities before building works could begin”,

the first of which is,

“full details of a play area”.

I cannot see what the problem is with a builder telling the local planning authority where the play area will be and what will be on it. Secondly, there is a complaint—

--- Later in debate ---

[Lord Lansley]

It is not my job to defend what the DCLG is saying, but if that is treated as a pre-commencement planning condition then it would be objectionable. If it was simply a condition applied to the consent, to be pursued in the course of building, it would be perfectly okay.

[Lord Shipley]

As the noble Lord might understand, the problem is that once building has started it is much more difficult to get agreement on some of these details. The point that the Delegated Powers and Regulatory Reform Committee has drawn to our attention is that there is nothing to prevent a builder telling us what the full details of the play area are planned to be. Indeed, if I was buying the property I might want to know that, because I might have children who would be interested in using it.

The details of all lighting on the development, including siting, design and lux levels, are seen as unnecessary pre-commencement conditions. They are not. As I mentioned, the installation of superfast broadband infrastructure is central to a housing development. There are others. I noticed,

“the full details of soft landscaping”.

Yes please: these are important. When a developer has sold all the houses on a site, it is much more difficult to get the soft landscaping put in to the standard that it should be. Also,

“precise location of bin collection points for specific plots”,

is seen to be an unnecessary pre-commencement condition. If you are living there, it may be that no one told you that you would have to take your wheelie bin 50 metres to the collection point because the bin lorry cannot turn round. Some of these are real-life examples. We need to be very careful when criticising local planning authorities for having set conditions that they think matter.

Because this is based on the complaints of housebuilders, will the Minister, when he replies in the letter we will be sent, copy in the replies to the letter the department sent to all the local authorities about these complaints to get their view on whether they felt builders’ complaints were justified? I very much hope that the department has taken on board the views not just of builders, but of the local authorities concerned.

I do not wish to detain the Committee any further, but the case for Clause 12 is no longer proven. As things stand, I do not think this can form part of the Bill any longer.

[Lord Lansley]

First, I apologise to the Committee: like my noble friend I was unable to attend the Committee last Thursday because I was abroad, but last Tuesday, while noble Lords were meeting here, I chaired a workshop that the Cambridgeshire Development Forum —once again, I declare my position as its chair—held with planning officers from Cambridge City and South Cambs councils. It considered a wide range of issues. I thought it important to talk to planning officers directly, not least to inform some of my contributions to our debates.

I want to speak because built into the structure of Clause 12—I address my remarks in particular to new subsection (5)—is the intention that best practice should be consolidated in a way that is likely to help us in our objective of building more houses more successfully and more speedily. What it comes down to is this: my colleagues on the forum and I spent a lot of time last year finding out some ways the planning process could be improved. Of 30 areas this was just one—it was not necessarily even the most important one, but it was important. There was a recognition among those in the development sector locally that there are issues with the way planning conditions are constructed. Conditions are imposed that are often non-compliant with the test that they should be imposed only where they are necessary and relevant to planning and to the development to be permitted, and where they are enforceable, precise and reasonable. None of us wants to end up with unnecessary appeals because of excessive or inappropriate conditions. That delays everything and increases costs for everybody.

I am prompted also by the speech of the noble Lord, Lord Shipley. He talked about conditions generally. Here we are talking specifically about pre-commencement planning conditions. There is a considerable problem, which I can see in the evidence the Government have given, in that if one has too many unnecessary pre-commencement planning conditions, the risk is that the discharge of those conditions will add to the delay. In fact, when one asks developers, as I have, it is often the issues associated with the discharge of those conditions that create more problems for development than agreement to them in the first place.

However, best practice is very clear. Joint working is what everyone should aim at, so as to reach the point where the committee making the decision can see what the agreement between the developers, the applicants and the local planning authority is likely to look like. It is a necessary part of informing members of the character of the decision they should be making. What we do not want is to allow some of the things that inhibit best practice—arising, for example, from planning officers’ inexperience. It was made clear that inexperienced planning officers simply load in conditions because they think that is the way to cover their backs. Experienced planning officers get their conditions right in the first place, so we want to encourage a process in which experienced officers negotiate and agree conditions with applicants.

We want to encourage applicants, which this legislation would do, to take the initiative and propose draft conditions. Obviously, those conditions should in large measure be standard conditions, and the structure of the legislation will encourage the use of such conditions, which should expedite matters. It will also inhibit the prospect of some of kind of last-minute ambush in the committee, because the conditions must necessarily be agreed with the applicant or the application must be referred back. If they are not agreed they can be refused, so I am not sure I understand the argument that authorities would be hesitant about refusing an application where a pre-commencement planning condition has been sought that is supported by planning policy in the NPPF. Why would they not refuse it when it is their job to pursue the appropriate response to an application that does not meet those criteria?

[Baroness Parminter]

The noble Lord is challenging my view. There is a real risk that a local authority will not refuse an application for 20 homes in a rural area, to use the example I quoted earlier. It will have the approval of the local plan and the neighbourhood plan, but the sustainable drainage option proposal that it can get the developer’s agreement to is for a weak tank underneath the ground, whereas what it actually wants is a sustainable solution that will enhance the housing development in the way described by the noble Baroness, Lady Cumberlege—one that is to the long-term benefit of the area and will increase biodiversity. The developer will not agree to that; it will agree only to a tank under the ground, which is perfectly reasonable under the standards we have at the moment. The local authority might want to go that step further but it cannot. Should the entire application then be turned down—as I say, it has the approval of the local plan, the neighbourhood plan and local people—because the developer will not agree to the sustainable drainage option? That will increase the delay. Local authorities will not do this because of the risks. They will say, “Okay, we will accept the weaker proposals”.

[Lord Lansley]

The noble Baroness has constructed her own example, and I understand the point she is making. It seems to me that this legislation does not change the situation at all. At present, if it cannot agree the condition it is looking for with the applicants, it will refuse the application and the applicants will go to appeal. I do not see why on earth the situation will be any different after this legislation is introduced. To that extent, I do not see how the legislation causes any harm. On the contrary, it promotes on the part of the applicants the need to draft planning conditions with a view to seeking agreement. Moreover, this promotes not only best practice, as I said, but an expectation on the part of both the applicants and the local planning authority—both officers and members—that the conditions should be standard and/or drafted at the point at which the decision is made.

Another issue is conditions being drafted after the committee meeting has taken place, which can cause considerable delay. What new subsection (5) is driving towards is for best practice to be encapsulated in legislation and for there to be an expectation via a written agreement that the parties to the application and the local planning authority will get together and produce an agreement to put before the committee. That is entirely laudable and I am very sorry that Members of the Committee want to throw this rather important and useful baby out with the bathwater.