Planning and Infrastructure Bill

Lord Wilson of Sedgefield Excerpts

Committee stage
Tuesday 9th September 2025 Lords Chamber

[Lord Jamieson (Con)]

My Lords, I will speak on this important group of amendments, which touch on the crucial matters of climate change and, more specifically, overheating, energy efficiency and net-zero carbon developments. I thank the noble Baroness, Lady Bennett of Manor Castle, the noble Lord, Lord Ravensdale, and the noble Earl, Lord Russell, who have tabled these amendments. Their recognition of the pressing challenge that climate change presents and the role that planning and development must play in addressing it is both welcome and timely. In doing so, I wish to express our appreciation for the sentiment behind the amendments in their name and the desire to ensure that our built environment is resilient and sustainable in the face of changing climate.

We on these Benches recognise the need to address climate change and overheating risks in our built environment. However, it is also essential that we balance these aims with the need to avoid introducing overly burdensome mandates and excessive regulation that could hinder much-needed housing delivery, achieving the 1.5 million homes and economic growth. I look forward to hearing from the Minister how the Government intend to address these important and pressing issues, ensuring that we both protect our environment and support sustainable development and homes that are much needed.

[Lord in Waiting/Government Whip (Lord Wilson of Sedgefield) (Lab)]

I thank the noble Lords who have tabled amendments relating to climate change and overheating. It is obviously the biggest issue facing not just the Government and the country but the world. I turn first to Amendments 125, 126, 181 and 216, which concern efforts to adapt new homes and buildings to account for the risk of overheating and the need to drive energy efficiency in new homes. The Government agree that action is needed to address these risks, but we must be mindful of the existing regulatory and legislative regimes that underpin action in these areas.

The building regulations already set specific performance targets for new homes and non-domestic buildings. Compliance with these regulations is mandatory. Aspects of building construction concerned with heating, energy efficiency and cooling are best addressed through these regulations, which the Government are using to make progress on these vital issues. For example, in 2022, a new part of the building regulations was introduced, part O, which is specifically designed to ensure that new homes are built to mitigate the risk of overheating. We are already considering whether part O and its associated guidance can be improved, having run a call for evidence as part of the consultation on the future homes and building standards to seek views on this.

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[Lord Ravensdale (CB)]

I appreciate the Minister’s response and that he has highlighted a number of areas of planning policy where this is mentioned. But the point I was trying to make was that there is no central duty that is tying all those areas of policy together into a framework and having that thread running throughout the planning system. Does he agree that this is needed?

[Lord Wilson of Sedgefield (Lab)]

It is something that we should look at. The warm homes plan, for example, which will be published in October—in just a few weeks’ time—will look at our approach to heating in homes and the mitigation that we need to implement for climate change. We are looking at this and everything will continue to be under review.

[Lord Lansley (Con)]

Can the Minister explain? I do not understand why he has not referred to the intended provisions of new Clause 12D(10) describing the content of a spatial development strategy. The Government are proposing that:

“A spatial development strategy must be designed to secure that the use and development of land in the strategy area contribute to the mitigation of, and adaptation to, climate change”.


Can the Minister not say with some certainty that the effect of that would be to ensure that mitigation and adaptation to climate change do form a central part of plan-making?

[Lord Wilson of Sedgefield (Lab)]

Climate change mitigation does play a big part in all the planning arrangements that we are going to introduce. It is one of the central points of the Planning and Infrastructure Bill that we actually take those aspects into consideration.

I turn to Amendment 145B. It is vital that new homes are energy efficient and designed to mitigate the risk associated with overheating and spatial development strategies, particularly as climate change increases the frequency and severity of extreme heat events. The Planning and Compulsory Purchase Act already allows strategic planning authorities to include policies requiring housing to meet standards on energy efficiency and climate resilience in their spatial development strategies, provided they are of strategic importance to the strategy area. As I mentioned previously, the spatial development strategies are intended to be high-level documents. Energy-efficiency and climate resilience standards are more detailed matters that are better suited to a local plan.

We intend to go further this autumn. We will set more ambitious energy-efficiency and carbon-emission requirements for new homes through the future homes and building standards. These standards will set new homes on a path that moves away from reliance on volatile fossil fuels. Homes built to these standards will use sustainable energy sources for their heating and hot water. This means they will be zero-carbon ready and will need no future work to achieve zero-carbon emissions when the electricity grid is fully decarbonised.

I thank the noble Baroness, Lady Bennett, for proposing Amendment 180, which would require the submission of embodied carbon assessments for developments of a specified size as part of planning applications. However, to reiterate a point I have made throughout the debate, the National Planning Policy Framework already makes it clear that the planning system must support the transition to a low-carbon future. It calls for a proactive approach to both mitigating and adapting to climate change, in line with the long-term goals set out in the Climate Change Act 2008.

In our consultation on changes to the framework last summer, we sought views on whether carbon could be reliably measured and accounted for in plan-making and decision-making. We wanted to understand the sector’s readiness and to identify any practical barriers to the wider use of carbon assessments in planning. The feedback we received was wide-ranging and constructive. Having carefully considered those views, we concluded that it would not be appropriate at this stage to introduce a mandatory requirement for carbon assessments, given the current state of evolution of assessment techniques and the need to consider very carefully the impact on applicants where additional information such as this is mandated.

However, we recognise the need for greater clarity and guidance. That is why we have committed to updating the planning practice guidance to help both decision-makers and developers make better use of available tools to reduce embodied and operational carbon in the built environment. We also acknowledge that embodied carbon is not just a challenge for buildings; it is a systemic issue across the construction and supply sector. As wider decarbonisation efforts take hold and industries evolve, we expect to see a natural reduction in the embodied carbon of buildings over time. For these reasons, I kindly ask the noble Baroness to withdraw her amendment.

[Lord Krebs (CB)]

My Lords, may I ask a small question? With regard to overheating, which was so eloquently introduced by the noble Baroness, Lady Bennett of Manor Castle, do the Government have any measurement of what proportion of houses that are being built now, as we speak, have within them measures to prevent overheating? Further, when all this new guidance that we have heard about comes into place, what proportion of homes will, in the future, from now onwards, incorporate measures to protect against overheating?

[Lord Wilson of Sedgefield (Lab)]

To the first part of the noble Lord’s question, there has been an energy follow-up survey, which said that energy-efficiency measures that have been taken over recent years have not significantly increased the risk of overheating. On his second point, I will write to the noble Lord and give him the specific answer to his question.

[Baroness Bennett of Manor Castle (GP)]

My Lords, this has been another rich and full debate, and I thank the Minister for his answers and everyone who has taken part in this debate. It will, I am sure, please the Whips to know that I am not going to run through the whole lot, but I want to pick out a couple of highlights.

The cri de coeur from the noble Lord, Lord Krebs, was “nobody listened”. I cannot help feeling that—we are here rather late in the evening, talking about what are truly matters of life and death, and this is perhaps not the ideal way to do it, but we are doing the best that we possibly can. I apologise to the noble Lord, Lord Ravensdale, for failing to acknowledge his signing—I think I lost a page somewhere in the general pile of a very long evening. I thank the noble Earl, Lord Russell, particularly for picking up the embodied carbon point, which is so crucial, as we have just been discussing. I particularly want to highlight, too, what the noble Baroness, Lady Young of Old Scone, said in reminding us how close we got to net zero-carbon homes—

[Lord Wilson of Sedgefield (Lab)]

May I revert to being the Whip and ask the noble Baroness to move the decision? It is not about rehearsing the whole of the debate, which is what is happening, but about getting to the point of what she needs to be saying.

[Baroness Bennett of Manor Castle (GP)]

I am going to point to what the noble Baroness, Lady Young of Old Scone, said—how close we got, and a really bad decision was made. How do we make good decisions really quickly?

Okay, I will come to what the Minister said. It relied on building regulations and compliance with those, but we know what is being built now is not complying even with the inadequate regulations we have now, and that issue needs to be discussed. The final point I want to make is this: the noble Lord, Lord Jamieson, said that we cannot do anything to interfere with much-needed housing delivery. We have to build houses that people can safely live in. That has to be an absolute prerequisite. But, in the meantime, I—

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[Baroness Scott of Bybrook (Con)]

I thank the noble Lord, Lord Hunt of Kings Heath, and my noble friend Lord Banner for their careful thought and experience in tabling these amendments. On Amendment 135D, I recognise the concerns expressed by the noble Lord, Lord Hunt, in seeking to restrict appeals to the Court of Appeal where the High Court has deemed an application to be totally without merit. This is, of course, a delicate balance between ensuring access to justice and preventing the courts from being encumbered by hopeless claims. I am grateful to him for placing this important matter before your Lordships’ Committee.

Similarly, the noble Lord’s Amendments 357, 358 and 360 raise pertinent questions about the commencement provisions of various clauses, particularly in relation to the new measures on planning and legal challenges. It is often the case that commencement by regulation can leave uncertainty. The proposal to provide for an automatic commencement two months after Royal Assent is, at the very least, a reminder of the need for clarity and timeliness in the law. These points merit careful reflection, and I look forward to the Minister’s response.

I now turn to Amendment 168, tabled by my noble friend Lord Banner. This amendment addresses a very practical difficulty—namely, the risk that development consents are lost due to time running out during the course of judicial or statutory reviews. By stopping the clock, the amendment would ensure that the permission does not simply expire while litigation is pending. This is important not only for developers and investors who require certainty but for local communities who deserve clarity about the projects affecting them. Without such a measure, there is a danger that meritless legal challenges might be deployed as a tactic to run down the clock, thereby frustrating legitimate development. I believe my noble friend is right to highlight this problem, and I warmly welcome his amendment.

I conclude by once again thanking the noble Lord, Lord Hunt, and my noble friend Lord Banner for their thoughtful contributions. We on these Benches will listen very closely to the Minister’s response on these matters.

[Lord Wilson of Sedgefield (Lab)]

I thank noble Lords for their thoughtful contributions on this group. I turn first to Amendment 128, tabled by my noble friend Lord Hunt of Kings Heath and spoken to by the noble Lord, Lord Banner, which seeks to reduce the time limit for bringing a legal challenge against planning decisions from six weeks to 21 days.

Judicial and statutory review of planning decisions are already subject to a compressed six-week window within which a claim may be brought, compared with the three-month time limit in most judicial reviews. It is the Government’s view that the current time limit strikes the right balance between providing certainty for developers in local communities and preserving access to justice. Further shortened, the time limit for bringing a claim would risk restricting the public’s ability to hold the Government and planning authorities to account on planning decisions.

A shorter time limit would also leave less time for meaningful engagement between the parties to potentially resolve matters out of court or to narrow the scope of any claim. Claimants who fear being timed out may also feel compelled to lodge protective claims just in case. This could inadvertently lead to greater delays due to a potential increase in the number of challenges.

The Government are taking forward a wider package of reforms to improve the efficiency of the planning system, including measures to speed up decisions and encourage early engagement. These changes will have a far greater impact than trimming a few weeks off the judicial review timetable. While I recognise my noble friend’s intention to reduce uncertainty in the planning system, I believe the three-week time saving from the shortened time limit is outweighed by the risk of restricting access to justice and the practical implications of such a change. Therefore, I respectfully invite my noble friend to withdraw his amendment.

I turn next to Amendments 129, 130 and 135D, also tabled by my noble friend, which seek to remove the right of appeal for certain planning judicial reviews if they are deemed totally without merit at the oral permission hearing in the High Court. The effect of these amendments largely reflects that of Clause 12, which makes provisions specifically for legal challenges concerning nationally significant infrastructure projects under the Planning Act 2008.

The measures in Clause 12 follow a robust independent review by the noble Lord, Lord Banner, and a subsequent government call for evidence that made clear the case for change regarding these major infrastructure projects. We currently do not have any evidence of an issue with legal challenges concerning other types of planning decision. We will therefore need to consider this matter further to determine whether the extension of the changes made to Clause 12 will be necessary or desirable in other planning regimes.

With regards to the amendment, which seeks to clarify that legal challenges are to be made to the High Court, this is not necessary, as the process is set out clearly in the relevant rules, practice directions and guidance documents. I thank my noble friend Lord Hunt of Kings Heath for his Amendments 357, 358 and 360 concerning the commencement of Clause 12 and the new judicial review provisions which he is proposing. The amendments seek to ensure that these provisions all come into force two months after Royal Assent. With regard to Clause 12, this requires changes to the relevant civil procedures, rules and practice directions. The current power, which allows this measure to be commenced by regulation, is designed to ensure that the necessary provisions are in place before the changes come into force. I reassure my noble friend that the Government intend to commence the measure by regulation as soon as practicable following Royal Assent. With regards to my noble friend’s amendment linked to his proposed new provisions, I think he would agree that this amendment is no longer required as the related provisions are now being withdrawn. For these reasons, I kindly ask that my noble friend withdraws his amendments.

I thank the noble Lord, Lord Banner, for Amendment 168, which would extend the time period to commence a planning permission if the permission was subject to judicial proceedings. The Government agree with the policy intention behind this amendment. The statutory commencement provisions under Sections 91 and 92 of the Town and Country Planning Act 1990 are an important and long-standing part of the legal framework for planning permissions to ensure that permissions are implemented in a timely manner, and lapsed if they have not begun within the prescribed time period.

However, we recognise that it would be unfair on the applicant if judicial proceedings—where the court has confirmed the lawfulness of the permission—led to delays that mean that the commencement period of the lawful permission is effectively curtailed. Legal challenges on the validity of the permission should not seek to time out the practical implementation of the permission. That is why Section 91(3A) to (3B) was introduced to automatically extend the commencement period for a formal planning permission by a further year if there were judicial proceedings questioning the validity of a planning permission. This extension of a year is sufficient to cover the typical period for a planning case at the High Court, so applicants, where their planning permission has been lawfully upheld, should not lose out from the delay caused by the legal challenge. In light of these points, I kindly ask that my noble friend does not press his amendments.

[Lord Banner (Con)]

I thank the Minister for those comments. Does he accept that if it is only one year to cover the typical period of High Court proceedings, that gives unsuccessful claimants in the High Court an incentive to perpetuate the proceedings by taking it to the Court of Appeal and potentially thereafter to the Supreme Court to drag out the threat to the implementation of the permission in the way that I described?

[Lord Wilson of Sedgefield (Lab)]

I am not a legal expert on these issues, but I am more than prepared to sit down with the noble Lord to discuss this specific point. We are extending it by a full year, but I think he was wanting to stop it; is that right?

[Lord Banner (Con)]

Yes.

[Lord Wilson of Sedgefield (Lab)]

That means it could go on and on anyway, but it is a point that perhaps we could discuss if the noble Lord wants to do so.

[Lord Hunt of Kings Heath (Lab)]

I was very grateful to my noble friend for his very responsive wind-up. My noble friend said that the Government would need to consider Amendments 129, 130 and 135D further, and I am very grateful for that. On Amendment 128, I am very grateful to my noble friend for his support, but I did not get much other support around the Committee. I say to the noble Baroness, Lady Coffey: this is not an attack on democracy. As someone with mainly an NHS background, I am only too well aware of the importance of judicial review in the case of local people concerned that NHS bodies have not followed proper procedures. I am afraid that there are too many cases, and I have too many very rich lawyer friends who have made a lot of money out of the NHS’s cavalier approach sometimes. I do understand what the noble Baroness is saying, but I was trying to press whether we could speed up some of the processes. However, I will obviously reflect on what has been said.

Finally, on Amendments 357, 358 and 360, my noble friend said that commencement depended on changes to civil procedure rules, which will be done as soon as practicable. I am trying to think back to what it meant when I said at the Dispatch Box, “as soon as practicable”. I think it is better than “as soon as possible”, and I will take that as a win. I beg leave to withdraw my amendment.

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[Baroness Pinnock (LD)]

My Lords, my noble friend Lord Teverson has raised an important aspect of the planning process in his amendment on planning enforcement. Planning enforcement can be a neglected part of the planning system, partly because it is not a statutory function but a discretionary one, and as such is not necessarily funded to the extent that it ought to be. Effective enforcement is vital in the planning process so that everyone—the developer, the council and local people—can have trust that what has been agreed will be fulfilled.

I will give noble Lords one example from my role as a councillor, when I was contacted about a housing development which is adjacent to a motorway. A resident raised the concern that the developers were not adhering to the agreed siting of units. Planning enforcement went on site to investigate and discovered that the construction was undermining the motorway banking, which would have had catastrophic consequences if it had continued. A stop notice was issued and the matter resolved; I should say that this was a major housing developer.

Enforcement is key for the integrity of the planning system, for the conditions that are applied to a planning application when it is given consent and for residents who have asked questions about its impact. It is therefore key to retaining the trust of residents, as my noble friend has said, and so that democratic decision-making can be relied on to check that planning conditions are properly fulfilled. That requires adequate funding. I would like to hear from the Minister whether the Government are of a mind to make a move from a discretionary function to a statutory one, which would then be adequately funded for the very important role that planning enforcement plays.

[Lord Wilson of Sedgefield (Lab)]

I thank the noble Lords, Lord Teverson, Lord Lucas and Lord Jamieson, and the noble Baroness, Lady Scott, for their amendments. I turn first to Amendment 131, which would place a duty on local planning authorities to take enforcement action in relation to certain breaches of planning control and introduce a system of penalty payments.

The Government recognise the frustration that many people feel when they see development carried out without planning permission. We understand therefore that effective enforcement is vital in maintaining public trust and confidence in the planning system.

While I can appreciate the sentiment behind this amendment, it represents a fundamental change to the enforcement system and it is not something which could be introduced without very careful and detailed consideration, including consultation with interested parties. Furthermore, I believe that the current approach to enforcement represents the right balance. It gives local planning authorities discretion about when and how they use their enforcement powers. This flexibility is important, as local planning authorities are best placed to consider the circumstances of each case and reach a balanced and informed decision. While, as I have said, I think the current approach is the right one, I assure the Committee that we will keep the operation of the enforcement system under review.

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[Lord Fuller (Con)]

I may have misunderstood what he said, but I thought the Minister was saying they were reducing the power of certain statutory consultees. I know we are probably advancing the consideration of the Bill, because we are going to deal with this next week, but the entirety of Part 3 creates entirely new burdens for an entirely new set of quangos. It is actually going to slow things down. I just wondered whether, in the light of this consideration of Part 3, he might like to review what he has said. If we truly are going to reduce the veto that these statutory undertakings have, then that is absolutely to be welcomed. It is just that the thrust of this Bill is going in the completely the other direction.

[Lord Wilson of Sedgefield (Lab)]

I would not accept that. It has to be a balance between what we can do to make things more flexible and ensuring that we have the right kind of infrastructure to lead to the growth we want in the local economy. We need a flexible system and what we are trying to devise here is that.

Amendments 135HZG and 135HZH cover the important but technical issue of decision-makers revisiting matters which have been established through the grant of planning permission when determining applications for supplementary consents, such as reserved matter approvals. I recognise that these are probing amendments, and I understand the concern about matters being revisited when they should not be. We want to see supplementary consents determined as swiftly as possible. Case law has long established that supplementary consents must focus on the specific matters directly related to the consent and not revisit wider matters which have been addressed by the original grant of planning permission.

However, we are sceptical about the merits of putting this case law on a statutory footing as suggested by Amendment 135HZG. The principle is well established among planning officers and putting it on a statutory footing will not speed up their decision-making. Indeed, it could create new grounds for legal challenges to planning decisions, which we want to avoid.

Similarly, I am not convinced that we need a review on this matter.

[Lord Jamieson (Con)]

I gratefully appreciate the answer the Minister has given, but I want some clarity. He made two comments there. The reason for this, and I accept it is a probing amendment, is to bring into the planning process absolute clarity that a decision has been made and cannot be revisited. That certainly seems to be the case with case law. But the reason we have case law is because people are making decisions in the planning system which then have to go to court. By making things much clearer, it will enhance the role of those who are saying, “Hold on, we have already decided that there is planning approval for x”. Just because you are now changing the colour of the door, that does not mean you can revisit the original planning permission again. I am slightly puzzled why he is saying that, by making that clarification, it may even result in more legal processes. I am not necessarily expecting an answer tonight, because I appreciate he has valiantly stepped in at the last minute, but if he could think a little more about that and maybe we can have a conversation afterwards.

[Lord Wilson of Sedgefield (Lab)]

I could write to the noble Lord on that specific point. But it seems to me that the principle is well established among planning officers and putting it on a statutory footing will not speed up the decision-making. Similarly, we are not convinced that we need a review on this matter. We, of course, are always looking at opportunities to improve the planning system and if there is evidence that supplementary consents like reserved matter approvals were unnecessarily revisiting matters, we would want to take action, but we do not think a review would be proportionate.

Finally, Amendment 185SE seeks to ensure that changes required to extant planning permissions to comply with changes in legislation would benefit from automatic planning permission. I can say we share a common goal, which is to ensure that developments are not delayed by new legislative requirements. When the Government introduce changes to planning legislation, they are usually not applied retrospectively to avoid the uncertainty this would cause, but we recognise that changes to other regulatory regimes, such as building regulations, can impact on approved development and this may require subsequent amendments to the planning permission which can be frustrating for developers. However, we do not think this amendment provides a solution. It is too broad, and some regulatory changes can have a material impact on approved development which warrant further consideration from a planning perspective.

Instead, we are keen to ensure that, when new legislation is developed which could impact on development, the consequences for planning are recognised and minimised. There are already a number of mechanisms available within the planning system which allow changes to planning permissions in a proportionate way, such as light-touch applications for non-material amendments under Section 96A of the Town and Country Planning Act 1990, and we are keen to see these mechanisms being used to address the consequences of any wider regulatory changes on approved development. For these reasons, I hope that the noble Lord will beg leave to withdraw his amendment.

[Lord Teverson (LD)]

My Lords, I will be very brief. To be honest, the enforcement regime is not the right balance at the moment that the Minister suggested. I think there is a real concern about the confidence that those that receive planning permissions apply them properly, and that those who do not feel that they are under pressure from enforcement when those issues come up.

The other issue is that, clearly, even it is not a duty, the principle that the offender should pay for the cost for enforcement, is one that the Treasury and department should find a way forward on and maybe solve it on that basis. In the meantime, I beg leave to withdraw my amendment.

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[Lord Wilson of Sedgefield (Lab)]

I thank the noble Lord, Lord Murray, for his amendment on statutory guidance on mediation in planning. This would require the Secretary of State to publish guidance promoting the use of mediation in a range of different planning activities, including plan-making, decision-taking and the use of compulsory purchase. The thrust of the amendment is to ensure that issues are dealt with upfront, as opposed to relying on issues to be dealt with through the courts.

As the noble Lord set out in his speech at Second Reading of the Bill, this is not a new issue. Previous Governments have explored this approach multiple times, but it has borne little fruit. Although we completely agree with the underlying objective of the amendment, we regretfully cannot accept it.

We feel that a statutory duty to have regard to such guidance would not be appropriate or necessary for all planning activities. In particular, when determining planning applications, planning law requires the decision-maker to consider all relevant planning matters set out in the local development plan and weigh this with other material planning considerations.

Given this legal framework, it would not always be possible to reach consensus on all matters—this is not the exercise when determining whether development should be granted permission. Where a planning application is refused by a local planning authority, there is a well-established procedure whereby the applicant can appeal the decision. In an appeal, an independent inspector from the Planning Inspectorate, acting on behalf of the Secretary of State, will consider planning matters afresh. The procedures used give relevant parties the opportunity to state their case further. As these processes are carried out in public, it ensures that the process is transparent and fair. This process provides a considerable benefit compared with mediation, in that mediation is carried out behind closed doors.

It is common practice, and encouraged through the NPPF, that when determining applications local planning authorities work positively and proactively with applicants. It is often the case that large-scale and complex development applicants and local planning authorities enter into planning performance agreements, which will help manage the process and provide a forum for dispute resolution.

There are some areas where we actively encourage mediation already. In relation to compulsory purchase, the Government have already published guidance on the use of alternative dispute resolution techniques, including mediation, to help parties resolve concerns on the principle of compulsorily purchasing land by CPO. The Government are also committed to strengthening the system of developer contributions, including Section 106 planning obligations, to ensure new developments provide necessary affordable homes and infrastructure, and we are considering a range of options to deliver on that commitment.

For the reasons I have set out, I hope that the noble Lord can withdraw his amendment.

[Lord Murray of Blidworth (Con)]

My Lords, I am very grateful to the noble Earl, Lord Russell, for his support of the amendment. I rather agree with the questions that he asked. I look forward to seeing a copy of the letter which I am sure the Minister will write in response to the questions posed by the noble Earl. I am also grateful for the support from my noble friend on the Front Bench.

Turning then to the response from the Minister, I must confess that I am rather disappointed with the tone of the reply. Clearly, it is out of kilter with the approach taken by the senior courts of this country in encouraging the use of alternative dispute resolution. I have to say I find the reasoning as to why this particular route should not be explored unpersuasive; saying that it has not worked in earlier iterations is not a reason not to try a better formulation. That does not stack up. The second reason given was that planning processes occur in public and mediation occurs in private. That is true in all civil litigation, where mediation is positively encouraged by the courts. The point is that, if we enable the parties to negotiate in advance, we can avoid litigation, save public money and avoid delay.

I hope the Government will revisit their resistance, because I would consider returning to this issue on Report. I look forward to my meeting with the Minister’s colleague, which may or may not result in a different position. With that, I beg leave to withdraw.