Neighbourhood Planning Bill

Lord Shipley Excerpts

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

[Lord True (Con)]

My Lords, I first declare an interest as leader of a local authority—a London borough council. I must apologise to my noble friend the Minister and to other Members of the Committee. I was unable to take part in Second Reading because we had a full council meeting that day and I could not stay until the end of proceedings. I am also afraid that when the Bill was in Committee last week, I was abroad on an unbreakable work engagement and so was unable to take part in the first two days. However, I have read the debate carefully and rise to speak with due humility. Having read the proceedings, I hope my noble friend Lady Cumberlege will not be disinclined to intervene—I enjoyed reading a large number of her interventions.

I say to the Committee how grateful I am to my noble friend the Minister for his openness and, through him, the willingness of his officials to discuss difficult issues. That needs to be put on record immediately. As my noble friend knows, I am a little concerned about where these proposals are intended to go—we could be bringing out a Dreadnought to deal with problems on the local public pond which, frankly, could be sorted out. I am grateful for the elucidation that my noble friend set out, but we need to understand a good bit more about how these regulations might work. For example, there is a requirement that the applicant must give written consent agreement. How many pages of regulations will there be to say in what terms that will be? Will it have to be legally sanctioned? When will it have to be delivered, et cetera? It says also that the Secretary of State must carry out a public consultation before an order is made. How long will that take? With whom will it be? Will it be in an individual area or across the nation?

We all want to get development going more quickly. But my concern is that, in some circumstances—perhaps the noble Baroness opposite pointed to one when she talked about fear of flooding—pre-commencement conditions actually enable development to happen more quickly and with more consent, rather than, as is assumed, every council necessarily trying all the time to deter. I want to look very carefully at the detail of these proposals.

I am puzzled by the statement in subsection (2)(a) of the new section, to which the noble Lord opposite has referred, that the condition must be,

“necessary to make the development acceptable in planning terms”.

Make it acceptable to whom—to the local community, to the neighbourhood, to the people who will be affected or to the planning inspectorate in Bristol?

On the other hand, I cannot follow the noble Lord opposite—even though I understand where he is coming from—in proposing in his Amendment 37 setting up a mediation process. I spoke about this on the previous planning legislation we had before us, in which the Government set up a sort of national arbitration service concept. If one does not define this very closely, there is a risk that everything would automatically go to some sort of statutory arbitrator. That in itself could also clog up the system. With all the good will in the world, it may be that the amendment in the name of the noble Lord opposite is as guilty of causing potential obstacles as overregulation would.

I am not going to support any proposal that this provision be struck out—I see there is an amendment to that effect. I understand the Government’s concern to get development but we have not seen enough evidence. Between now and Report, and perhaps when my noble friend replies, we might get to understand a little better where and when the steel of a Dreadnought will be seen emerging from the department. I am a passionate localist: so much in recent planning legislation is about centralism and making things harder in the guise of getting development. I do not accept the view that local authorities are always against development. I look forward to hearing more from my noble friend, today and between now and Report, on the justification for these proposals.

[Lord Shipley (LD)]

My Lords, I have serious concerns about Clause 12, particularly about subsections (2), (5) and (6) in new Section 100ZA on pages 10 and 11. The Government are going to have to rethink this very carefully because, as it stands, Clause 12 will cause more problems than it solves. We have heard many reasons for this, but I will go further. What discussions have been held with the Royal Town Planning Institute? I ask the Minister that because it has sent a briefing on the Bill which states, broadly speaking, that there are advantages to pre-commencement planning conditions:

“These have certain advantages to applicants who may not be in a position to finalise details of a scheme but wish to secure a planning permission as soon as possible. They have advantages to local authorities because councils may have in practice limited legal ability to enforce conditions once a scheme is underway. Conditions are useful to the development industry in general because they enable schemes to be permitted which otherwise might have to be refused”.


If they were refused it would take longer and, as the noble Lord, Lord True, said, you may get faster and better planning decisions as a consequence of having pre-commencement conditions. Refusal of planning permission should, in general, be avoided because of all the complexities which are then introduced.

In telling the Committee what discussions the Government have had with the Royal Town Planning Institute, will the Minister explain what consideration they have given to the 15th report of the Delegated Powers and Regulatory Reform Committee, which was written substantially on the subject of Clause 12? It points out that,

“the national policy framework confirms that planning conditions should only be imposed where they meet six tests. They must be: necessary; relevant to planning; relevant to the development to be permitted; enforceable; precise and reasonable in all other respects”.

So that already exists within the National Planning Policy Framework.

Paragraph 12 of the DPRRC report states that,

“the Government want to take this power because ‘there is evidence that some local planning authorities are imposing unnecessary and inappropriate planning conditions which do not meet the tests in national policy, resulting in delays to the delivery of new development’”.

There may well be such examples. If they do not meet the six tests, there is already a legal statutory requirement to demonstrate that the six tests are applied. But in paragraph 26 of the report, the DPRRC asked for,

“specific examples of pre-commencement conditions to help us understand the effect of subsection (5)”—

which my noble friend Lady Parminter talked about—because:

“None appeared to be included in the explanatory material accompanying the Bill”.


The committee had to ask the DCLG to provide a list of,

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

There are nine things on that list. With my long experience in local government, I can see a very good case for all nine of them. I will come back to this, with some practical examples of what goes wrong if you do not have pre-commencement planning conditions. But when I read that,

“installation of superfast broadband infrastructure”,

is not deemed to be required as a pre-commencement condition, I think this is wrong. We ought to have agreement on superfast broadband infrastructure, since within the next few years every part of the country is going to have it.

I will say more about this issue when we debate whether the clause should stand part of the Bill, but it seems to me that if that is the extent of the problem, the things listed are not in themselves significant problems. I am really starting to think that Clause 12 is not a good clause. We will look at this further on Report, but at present I have to say that this clause will cause more problems than it solves.

[Baroness Andrews (Lab)]

My Lords, I will follow the noble Lord, Lord Shipley, in his masterly demolition of Clause 12. My first point concerns the notion of relevance. Clearly, the committee really struggled with notions of relevance and found itself quoting, in paragraph 13, the memorandum, which illustrated,

“examples of the types of condition that the proposed power would prohibit. They include: ‘those which may unreasonably impact on the deliverability of a development, those which place unjustifiable and disproportionate financial burdens on an applicant, or those which duplicate requirements to comply with other statutory regimes’”.

That could probably cover every single impact of every aspect of development. These are vague and general in the extreme, so no wonder the important conclusion of the committee was that it would be,

“inappropriate for the Government to be given a power which could be used to go well beyond the stated aims of the Bill”.

Were these regulations to be enacted, the committee recommended that,

“the affirmative procedure should apply to the exercise of the powers”.

Do the Government agree that if this clause stands, the affirmative procedure will indeed be adopted?

The Delegated Powers Committee, on which I had the honour to serve for many years, does not make such recommendations lightly. This is a very serious indictment and a very serious conclusion. Do the Government intend to accept that the affirmative procedure should apply in this case?

--- Later in debate ---

[Baroness Cumberlege (Con)]

My Lords, I too oppose the question that Clause 12 stand part of the Bill. I have been tedious beyond endurance and I thank the Committee for its patience. At each stage I have tried very hard to ensure that there is a separation between the powers of the Secretary of State and the responsibilities of local authorities, working with their local communities. I share the deep concern of the Delegated Powers Committee, which the noble Baroness, Lady Andrews, and the noble Lord, Lord Shipley, mentioned. It has deep reservations. We must be careful not to brush away the work of that committee and the recommendations it makes, because it is the watchdog for our legislative processes and thoughts and what we bring forward. I was interested that my noble friend the Minister said that he will take real cognisance of what it has been saying and will try to meet those concerns.

One of the things that surprises me in all of this is that the legislation that the Neighbourhood Planning Bill is based on is the Localism Act. We know that this concept has been warmly welcomed by so many who have embraced neighbourhood plans, and we know that there are many more in the pipeline. In reply to an amendment last Tuesday, the Minister told the Committee that the Secretary of State’s,

“current policies for intervention strike the right balance between the national interest and local autonomy”.—[Official Report, 31/1/17; col. GC 176.]

I have to say that in my area the experience was to the contrary. There was no planning issue of national importance and yet the Secretary of State intervened, with devastating results.

However, I am encouraged by my noble friend’s reply to the noble Baroness, Lady Andrews, when the Committee met last Thursday. He quoted his honourable friend Gavin Barwell as having said that,

“as long as authorities have policies to address their strategic housing and other priorities, we want them to have more freedom in the type of plan that is most appropriate for their area. The Government have put local and neighbourhood plans at the heart of the planning system. We put local authorities and communities at the forefront of shaping a vision for their areas and deciding how to meet their development needs. The existing regime reflects the understanding that local planning authorities, together with local communities, are best placed to set out future development for their local area”.—[Official Report, 2/2/17; col. GC 261.]

I say amen to that. That is absolutely what we want. That is what we are trying to achieve through this Bill.

I have referred almost exclusively to the Secretary of State and sometimes the ministerial team. But this is not personal and I want to get on the record how much I appreciate my noble friend Lord Bourne’s approach to the handling of the Bill. He has said he will listen and—I have to say, with great patience—he has. He has said time and again, “We will work with noble Lords in an inclusive way”, and he has and is doing so. He has asked for positive engagement. We are willing. Like Barkis, we are more than willing. I sense my noble friend is also willing to negotiate worthwhile amendments to improve the Bill. I welcome that and I look forward to his useful amendments when we come to Report.

I turn to Clause 12 specifically. As I have previously said, seeking that a whole clause should not stand part of the Bill gives noble Lords an opportunity to see the clause as a whole. My concern with the totality of this clause is that, contrary to what I am trying to achieve and what my honourable friend Gavin Barwell has said in another place, it does nothing to separate the powers of the Secretary of State from the responsibilities of the local planning authorities. My noble friend Lord True, whom I thank for his kind comments, and the noble Lord, Lord Kennedy, said that the clause does not mention neighbourhood planning at all. In addition, the whole clause is about the Secretary of State’s determination to control the work of local planners. The tenor of this clause is therefore that the Secretary of State does not trust the people. He does not trust local planners, who know the area best.

New subsection (1) gives the Secretary of State unlimited powers to waive conditions that may be very inappropriate to particular areas and populations. Again, therefore, we see the heavy hand that continues through nine new subsections, and the point of the Bill is quietly buried; it has nothing to do with neighbourhood planning. Surely the imperative is for local planning authorities to deliver the strategic policies of the Secretary of State, but apparently that is not enough.

I very much respect people who are on local authorities at the moment. When I read about them and look at what they are doing, it seems that they are working their socks off to deliver what is needed. But apparently, this is not enough, and the Secretary of State says that he must come in and tell them what to do and how. Therefore, as the Minister is fully aware, in our area there is total disillusionment with the neighbourhood planning process and fury at the intervention—the interference—in the minutiae of local planning from above.

The Minister went through all the new subsections in Clause 12, and I thank him for his full explanation. However, he did not address the issue: why is this clause necessary? Why does the Secretary of State risk antagonising local planners on a whim, removing planning conditions? Why does this require intervention by the Secretary of State? Planning pre-commencement conditions are important. They ensure the quality of development and its empathy with the local area. The noble Baroness, Lady Parminter, put it so well, saying that this is the essence of planning.

I was involved in a case years ago, in which 171 identical houses were to be built along a snake-like road. We turned that down, fought appeals and won them. We now have a development that has open spaces and all sorts of different housing: bungalows, terraced housing, and detached four-bedroom houses. It is a lovely area, and so different to what it would have been like if we had agreed to the original application. Conditions are important, because those are the ones we put in and which we eventually managed to get.

It is therefore about the quality of development. I pay tribute to the forensic way the Minister took us through the different new subsections. However, it is not good enough. We are losing the whole principle of neighbourhood planning and localism. I very much look forward to the letter that my noble friend will send, and I sense that there is already some rethinking on how this clause and the new subsections need to be amended. However, I urge him to go further. Can he be brave, and in his letter give us some hope that this clause may be deleted altogether? It is irrelevant in the Bill.

[Lord Shipley]

My Lords, I have come to the conclusion that Clause 12 should be deleted from the Bill. I now see no grounds for it being continued with, because the evidence has not been satisfactorily produced. It comes down to this: developers want to build and sell houses, and residents want to enjoy living in them. Sometimes those two objectives are not compatible because builders can often not do what residents expected of them.

--- Later in debate ---

[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—

[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?