Roberta Blackman-Woods
Main Page: Roberta Blackman-Woods (Labour - City of Durham) Neighbourhood Planning Bill
Roberta Blackman-Woods ExcerptsTuesday 13th December 2016
(8 years ago)
Commons ChamberRead Full debate Neighbourhood Planning Act 2017 View all Neighbourhood Planning Act 2017 Debates Read Hansard Text Amendment Paper: Consideration of Bill Amendments as at 13 December 2016 - (13 Dec 2016)
Gavin Barwell
Government new clause 6 deals with the ability to claim compensation for temporary severance when a material detriment claim has been referred to the upper tribunal. This will arise when the acquiring authority has taken possession of the part of a claimant’s land that it wants before the tribunal has determined the claim, and the tribunal then decides that it must take more of the claimant’s land. The tribunal will be able to award compensation for any loss suffered by the claimant as a result of the temporary severance of their land while the matter is being determined.
A provision to ensure that the compensation is claimable is already contained in paragraph 28(5) of schedule 2A to the Compulsory Purchase Act 1965 when the acquiring authority is proceeding by notice to treat and notice of entry. The Housing and Planning Act 2016 should have included an equivalent provision in schedule A1 to the Compulsory Purchase (Vesting Declarations) Act 1981, but that was not spotted at the time, so new clause 6 fills the gap.
Government amendment 21 is a consequential amendment to the definition of “acquiring authority” in section 172 of the Housing and Planning Act 2016 on the power to enter land to survey it in connection with an acquisition proposal. The amendment aligns the definition of “acquiring authority” with that in clause 14, so that the power to enter and survey land can be used in connection with any proposal to take temporary possession of land under that clause. The new definition still works for authorities intending to acquire the land permanently. I commend the amendment to the House.
Dr Roberta Blackman-Woods (City of Durham) (Lab)
New clause 3 calls for a comprehensive review of the entire compulsory purchase order process. There was clear consensus among the witnesses at the Public Bill Committee evidence sessions that the current CPO system is not fit for purpose. It is convoluted and puts people off using it, which in turn has a negative impact on the delivery of development. Colin Cottage of the Compulsory Purchase Association commented:
“The existing system is not helpful for reaching quick solutions. In fact, in many ways it encourages people to be fighting with each other from the outset.”––[Official Report, Neighbourhood Planning Public Bill Committee, 18 October 2016; c. 64, Q114.]
He said that ultimately that causes uncertainty and additional cost. Richard Asher of the Royal Institution of Chartered Surveyors said:
“I believe, and the Royal Institution of Chartered Surveyors has always believed, that codification of the whole of the CPO rules, which go back to 1845 and are highly complex, would be a sensible way forward”.––[Official Report, Neighbourhood Planning Public Bill Committee, 18 October 2016; c. 64, Q113.]
He said that he wanted a review of the system as it stands. Labour strongly believes that the legislation should be updated to enable the greater use of CPOs as a tool to drive effective regeneration and development strategies and to work in partnership with developers to ensure that we get the new homes and development that we need.
More than 100 years of conflicting statute and case law makes up the current CPO legislation, so small changes will not have a significant effect. Indeed, in Committee the Minister reflected on the fact that the changes, welcome though they are, would not be a game changer. I therefore ask him why the Government continue to make small changes to the CPO system bit by bit, rather than bringing forward legislation to allow us to review it and make it fit for purpose.
Geoffrey Clifton-Brown (The Cotswolds) (Con)
I wish to speak to new clause 12 and amendments 26 and 27, which are in my name.
On new clause 12, both the Housing and Planning Act 2016 and the Bill contain welcome measures to make it clear that an acquiring authority should make payments of compensation in advance—that is the important bit—of taking possession of land. They also provide a mechanism for improving the rates of interest on late compensation payments, which is important because it will hopefully encourage acquiring authorities to pay in advance, and to pay a reasonable interest rate, rather than delaying payment.
Those measures require further regulations to bring them into force. As soon as the Bill becomes law, those regulations should be brought forward without delay to ensure that landowners and business owners benefit from the Government’s previous commitment to improve interest rates on late payments.
On amendment 26, I welcome the Bill’s provisions to allow acquiring authorities to take land on a temporary basis. That will provide much-needed flexibility within the compulsory purchase system and stop acquiring authorities having to take land on a permanent basis that is required only temporarily. However, they should not be allowed to take land on both those bases. If, having taken land on a temporary basis, an acquiring authority finds that it needs to take it on a permanent basis, that should be subject to a second notice to treat and a compulsory purchase procedure.
Finally, amendment 27 is the most important, in my view. It would remove clause 28, which repeals part 4 of the Land Compensation Act 1961. That repeal will prevent landowners who have had land compulsorily purchased for a particular purpose from seeking additional compensation should the land end up being used for a different, more lucrative development. I will briefly try to explain that to the House.
The general principle of compulsory purchase is that if someone’s land is being compulsorily acquired, they should be paid the same price as if that land were being acquired on a voluntary, willing-seller willing-buyer basis in the private commercial sector. Abolishing part 4 of the 1961 Act will mean that if the land subsequently has a different use—for example, if the planning zoning changes so that it suddenly becomes extremely valuable because it could be developed for housing or commercial purposes—the person having his land acquired will not get the benefit of that uplift. As a chartered surveyor—I declare that in my entry in the Register of Members’ Financial Interests—if I were ever selling land that I felt was likely to have such an uplift, I would always insist on an overage clause being placed on the sale, not for 10 years but for 20 or 25 years. During that time the vendor would get 50% of the value of the uplift.
I say to my hon. Friend the Minister, loud and clear, that in clause 28 he is enabling acquiring authorities to acquire land on the cheap at the expense of private landowners, and I think that is unfair.
Dr Blackman-Woods
Given the lateness of the hour, even though we have a number of amendments in this group, I will speak only to amendments 7 and 8, and to confirm our support for a few others. Amendment 7 would allow the full recovery of costs by local authorities for assisting with the development of a neighbourhood plan. We know that planning departments are massively under-resourced and that they are hugely important in getting the housing that we so desperately need built. I wholeheartedly agree with the Minister that if we want to build the housing we need, we must make sure that planning departments are adequately resourced. I therefore hope he will bring forward something beyond simply allowing local authorities to charge higher fees to resource planning departments properly.
Amendment 8 requires the Secretary of State to prioritise deprived communities when making available financial assistance to support the development of neighbourhood plans. Again, we discussed this in Committee, and if we are really serious about ensuring that all communities across the country are able to produce neighbourhood plans, deprived communities need to be supported in that endeavour and funded properly to produce such a plan. I wish also to put on the record the fact that we support amendments 24, 25 and 29 and new clauses 7 and 1, the latter having been tabled by my hon. Friend the Member for Hyndburn (Graham Jones).
Gavin Barwell
In contrast with the first group of amendments, where we had a short debate on technical issues, this group has cut to the heart of our planning system, and I hope the House will bear with me, as I have a large number of amendments to respond to. Of the official Opposition amendments, I will respond only to the ones the hon. Member for City of Durham (Dr Blackman-Woods) spoke to, as I know the Opposition are keen for us to get on to the third group.
I start very quickly with four Government amendments. Three minor and technical amendments, 17, 18 and 19, are required to remove unnecessary duplication between clauses 10 and 11. Amendment 22 to clause 40 amends the commencement provision so that it no longer refers to the duplicated Bill in clause 11. If the House will take me at my word on that, I will move on to the more substantive issues. I will take them in the order in which they were raised in the debate.
Speaking to new clause 1, the hon. Member for Hyndburn (Graham Jones), my right hon. Friend the Member for West Dorset (Sir Oliver Letwin), and my hon. Friends the Members for Congleton (Fiona Bruce) and for Enfield, Southgate (Mr Burrowes) spoke movingly about problems caused by the proliferation—my hon. Friend the Member for Shipley (Philip Davies) begged to differ on that word—or clustering of betting shops in their communities. Their concerns are not just limited to the planning system, but they rightly looked to the planning system to protect their communities.
In responding, I remind the House of important recent changes to the planning system, which specifically require planning applications to be made for additional betting shops or payday loan shops. Before April 2015, under the Town and Country Planning (Use Classes) Order, a new betting shop or payday loan shop could be opened in any premises used for financial or professional services in the A2 use class. In addition, an A3 restaurant, A4 pub and A5 hot food takeaway could all change use to a betting shop or a payday loan shop under permitted development rights without the need for a planning application.
Recognising the concerns that people have expressed about that, the Government changed the Town and Country Planning (Use Classes) Order: betting shops and payday loan shops were made a use class of their own and now require a planning application, allowing proper consideration of the issues that a change of use may raise. As with any planning application, the local planning authority must determine that application in accordance with the development plan, unless material considerations indicate otherwise. Those planning authorities that have concerns about the clustering of such uses should therefore ensure that they have an up-to-date plan in place with relevant policies. As with any policy, that plan should be based on evidence and tailored to meet the needs of the local area.
Paragraph 23 of the NPPF is clear—local planning authorities should recognise town centres as the heart of their communities and pursue policies to support their viability and vitality and to promote a mix of uses. Betting shops and payday loan shops are not an issue everywhere. Where the ongoing clustering of them is an issue, and where that has an adverse impact on the character or balance of uses on the high street, planning authorities can ensure that they have policies in place. We have given them the tools they need to manage the issue.
My hon. Friend the Member for Enfield, Southgate said that this is a local problem that requires local solutions, and the Government agree with that. We do not see the need for national guidance that sets out what every authority should do, partly because the situation is by no means uniform across the country, and partly because there are very different opinions within this House and within local authorities about the right response to these issues. The Government’s view therefore is that this is a matter that is best left to individual local authorities, as they know their circumstances.
Gavin Barwell
I was going to come to that issue when I came to my right hon. Friend’s second new clause. Since he has raised it with me directly, I am happy to say that I would expect local authorities to consult their parish and town councils. I have no power to direct them to do so, as he alluded to in his speech, but there should clearly be consultation with large town councils and local communities should be consulted as part of the local plan process. I suspect that part of his frustration with this decision is about the fact that he does not necessarily accept the legitimacy of Birmingham imposing it on Sutton Coldfield and that perhaps speaks to his views about local governance in the area. However, the whole House will have heard his passion for this issue.
I am conscious of the time, Mr Speaker, so let me briefly reassure the House on the Government’s efforts to ensure that we have a policy of brownfield first. We are introducing statutory brownfield registers. Our estate regeneration strategy, which has just been published, is looking at how we can redevelop our estates. Permitted development is about bringing old buildings back into use. There is the release of surplus public land. The £3 billion home building fund is aimed at getting brownfield sites back into use. There are also the £1.2 billion starter home land fund and the changes to the NPPF that we are consulting on to put an even stronger emphasis on brownfield. I just want to reassure the House on that issue.
Let me turn to my right hon. Friend’s second amendment, on the relationship between neighbourhood plans and local plans and on the roles of parish and town councils. He referred to Sutton Coldfield Town Council, which was recently set up under the reforms the Government brought in to allow new town and parish councils to be established. The Government have a lot of sympathy with the argument he is advancing in this amendment. There are already powers in legislation in relation to the statements of community involvement that local authorities have to produce, but I think he has found an issue where we can strengthen the statutory protections. With his leave, and if he were not to press his amendment, I would like to discuss the issue with him and come back in the Lords to see whether we can make the kind of changes he suggests.
Let me turn briefly to new clause 5 from my right hon. Friend the Member for West Dorset (Sir Oliver Letwin), which is about the resourcing of the neighbourhood planning process. The neighbourhood share of the community infrastructure levy was introduced by this Government in 2013—I suspect that he had a hand in that—to give local people a real say over infrastructure priorities in their area. Communities without a neighbourhood plan already benefit from using 15% of CIL receipts. The money is passed directly to parish and town councils, and Government guidance makes it clear that it can be used to develop a neighbourhood plan.
New clause 5 sets out that a local planning authority may make available funds where a parish agrees to forgo some of the CIL levy it expects to get over time. If communities wish to do that, they are already able to do so, because regulation 59A of the CIL regulations allows them to. However, I think that the wider point my right hon. Friend was trying to probe was about the resourcing for neighbourhood planning. We have a budget of £22.5 million for 2015 to 2018. Nearly £10 million of that has been spent so far. Clearly, if we get an acceleration in the number of neighbourhood plans, we will need to find additional resources, and I am happy to discuss further with him how we might go about doing so.
In new clause 2, my hon. Friend the Member for Eddisbury (Antoinette Sandbach) seeks to encourage developers to comply with existing local and, particularly, neighbourhood plans. At appeal, an award of costs may be made if there has been unreasonable behaviour by a party that has caused another party to incur unnecessary or wasted expenses. It is worth pointing out that Government guidance includes as an example of unreasonable behaviour a development that is clearly not in accordance with the development plan and where no other material considerations indicate that a decision should be made against the development plan. So this ability is already there. An award of costs does not determine the actual amount but states the broad extent of the expense that can be recovered, and the matter then has to be settled between the parties or in the courts.
My hon. Friend’s new clause raises issues that it may be of interest to explore further. We need to think about whether we can do more to ensure that the collective vision of a community as set out in its neighbourhood plan is not regularly overridden. I cannot agree with the part of the new clause that refers to initial applications to the local authority. However, in relation to award of costs in the appeals system, we can look at what more we can do to ensure that only appeals that have a legitimate chance of success go forward to the inspectorate. If she is happy not to press her new clause, I am happy to look further at that matter.
I thank my hon. Friend the Member for South Cambridgeshire (Heidi Allen) for her two amendments raising the important issue of homes for older and disabled people. The Government want to see new homes and places that stand the test of time. We therefore want to ensure that buildings and spaces work well for everyone and will adapt to the needs of future generations. Her proposal tackles a very important issue. Older and disabled people have a wide range of housing needs. As she implied, we are already seeking to address that in the NPPF. I fully understand why she wanted to further emphasise the importance of this issue by putting it into primary legislation. We need to guard against attempts to put all national planning policy into primary legislation, but she has alighted on a particularly important issue. Given that we support the spirit of her amendments, if she is happy not to press them, I am minded to accept their thrust and work with her to come back in the Lords with amendments approved by parliamentary counsel that take forward the principle of what she has been trying to achieve. I thank her for her interest in this issue.
I turn finally to the amendments tabled by the official Opposition. I will deal with just the two proposed by the hon. Member for City of Durham (Dr Blackman-Woods). On amendment 7, the Secretary of State and I have been clear that the resourcing of local authority planning departments is an issue very close to our hearts. As I set out in Committee, in the specific case of funding for neighbourhood planning duties, we believe that adequate funding is already available. Planning authorities can claim £5,000 for each of the first five neighbourhood areas they designate and, where there is no parish council, a further £5,000 for each of the first five neighbourhood forums. They can claim an additional £20,000 once they have set the date for a referendum. In addition, where a second referendum must be held, a further £10,000 is available. I know that the House is very interested in second referendums at the moment. I should stress that this relates to areas where there are businesses and local residents; it is not an attempt to rerun the argument. In total, £13 million has been paid out since 2012 to help local planning authorities to meet their responsibilities. We are committed to continuing to review the costs incurred by councils delivering neighbourhood planning as take-up increases, and we will continue to fund them. This should not be conflated with the wider issue of the funding of local planning departments. As the hon. Lady knows, we will include proposals in the White Paper to try to address that issue.
Amendment 8 raises the important issue of neighbourhood planning in deprived communities. As I said in Committee, we recognise the issues that those communities face. Neighbourhood planning groups in these areas can apply for a grant of up to £15,000—£6,000 more than the usual limit—and, in addition, get significant technical support. I am reluctant to put specific spending requirements into primary legislation because we cannot predict the balance of schemes that will come forward, and it could mean that we could not then fund some neighbourhood planning groups in other areas. However, I assure the hon. Lady that we are committed to making sure that deprived communities get the funding they need. This should not just be a policy for wealthy rural areas. We are putting specific effort into encouraging groups in deprived urban areas to apply for neighbourhood planning.
The House has been very patient with me as I have had to deal with a large number of new clauses and amendments in a short period. I hope that Members will not press their new clauses and amendments and are happy with what I have said.
Question put and negatived.
New Clause 9
Permitted development: use clauses and demolition of drinking establishments
“(1) The Town and Country Planning (Use Classes) Order 1987 (SI/1987/764) is amended as follows.
(2) At the end of section 3(6) insert—
“(p) drinking establishment.”
(3) In the Schedule, leave out the paragraph starting “Class A4. Drinking Establishments”
(4) The Town and Country Planning (General Permitted Development) Order 1995 (SI1995/418) is amended as follows.
(5) In Part 3 of Schedule 2—
(a) in Class A: Permitted development, leave out “A4 (drinking establishments)”.
(b) In Class AA: Permitted development, leave out “Class A4 (drinking establishments)”.
(c) in Class C: Permitted development, leave out “Class A4 (drinking establishments)”.
(6) In Part 31 of Schedule 2 under A.1 at end insert—
“() the building subject to demolition is classed as a drinking establishment”.”—(Dr Blackman-Woods.)
The purpose of this amendment is to ensure that any proposed demolition of or change of use to public houses and other drinking establishments would be subject to planning permission. Currently such buildings, unless they have been listed as Assets of Community Value with the local authority, can be demolished or have their use changed without such permission being granted.
Brought up, and read the First time.
Mr Deputy Speaker (Mr Lindsay Hoyle)
With this it will be convenient to discuss the following:
New clause 10—Funding for local authority planning functions—
“(1) The Secretary of State must consult local planning authorities prior to the commencement of any new statutory duties to ensure that they are—
(a) adequately resourced; and
(b) adequately funded
so that they are able to undertake the additional work.
(2) In any instance where that is not the case, an independent review of additional cost must be conducted to set out the level of resource required to allow planning authorities to fulfil any new statutory duties.”
This new clause would ensure that the costs of new planning duties are calculated and adequately funded.
New clause 11—Planning obligations—
“(1) The Town and Country Planning Act 1990 is amended as follows.
(2) In subsection (1) of section 106 (planning obligations) after paragraph (d) insert—
“(e) requiring that information submitted as part of, and in support of, a viability assessment be made available to the public.””
This new clause would ensure that viability assessments are public documents with no commercial confidentiality restrictions, except in cases where disclosure would not be in the public interest.
Amendment 14, page 11, line 1, leave out clause 12.
This amendment would remove from the Bill completely the changes to planning conditions.
Amendment 11, in clause 12, page 11, line 18, leave out subsection (2)(a).
This amendment would ensure that “acceptable in planning terms” does not mean that conditions can be overlooked because they are unacceptable for other reasons.
Amendment 12, page 11, line 27, leave out subsections (4) to (7).
This amendment would ensure that local authorities are still able to make necessary pre-commencement conditions on developers.
Amendment 13, page 11, line 34, at end insert—
“(6A) The Secretary of State should provide guidance for appeal routes where an agreement cannot be reached on pre-commencement conditions, along guidance on pre-completion and pre-occupation conditions.”
This amendment ensures that there is clarity on appeal routes, pre-completion and pre-occupation conditions.
Amendment 15, in clause 13, page 12, line 32, at end insert—
“(e) information on the number of permitted demolition of offices for residential use to a similar scale including—
(i) the impact on a local plan;
(ii) an estimate as to how many homes the development will deliver; and
(iii) a consultation with the local authority regarding the effect of the change of use on any urban regeneration plans.”
This amendment would ensure monitoring of the impact of permitted right of demolition on offices on urban regeneration that requires office space and on the provision of housing.
Government amendment 20.
Amendment 16, page 13, line 21, at end insert—
“(9) The cost of compiling a register and gathering the information to underpin it should be met by the Secretary of State.”
Dr Blackman-Woods
I will speak to new clause 9, tabled by the hon. Member for Leeds North West (Greg Mulholland), because I have added my name to it. It would require the demolition or change of use of pubs to be subject to planning permission. That seems very sensible. It is something that I feel very strongly about. As a shadow Minister, I was at the forefront of the fight against the changes to permitted development rights that the Government started to force through two years ago. I have spoken on pubs and permitted development many times. It is very important, as a pub can often be a real central point for a local community, and so it is right that local residents are given the chance to have their say over what happens to it.
Although pubs can be protected if they are designated an asset of community value, the process for that can be very cumbersome. I believe it is much more appropriate to return the decision on whether a pub can be demolished or converted to the local community, where it belongs, rather than dealing with it through permitted development.
I will move straight on to—
Dr Blackman-Woods
If the right hon. Gentleman will forgive me, I will not, as I am very short of time. I might a bit later, once I have made a bit of progress.
I also want to speak to new clause 11, on the need for the viability assessments to be transparent to the public. Labour has consistently raised this issue, and we continue to believe it is of huge importance. If the public are to accept development in their area, they have to be absolutely certain that viability arrangements for site—in particular, safety integrity level requirements and section 106 requirements—are all that they should be.
As things stand, a viability assessment lays bare to council officers the economics of a project, providing detailed financial evidence for a developer’s claim that a particular scheme would not be viable without reducing the number of affordable homes. The problem is that the assessments are not available for public scrutiny. Labour has commented that despite planning practice guidance encouraging transparency, developers may opt not to disclose their viability assessments to the public on the grounds of commercial confidentiality. It is widely accepted that that is sometimes done so that they can negotiate down their section 106 obligations without public scrutiny. As a consequence, affordable housing may be reduced and the quality of the built environment may suffer. We need a uniform approach to transparency, across the country—I am sure the Minister supports that—so that developers know that they will be open to public scrutiny wherever they decide to operate.
I move on to amendment 14. This Bill is the Government’s sixth measure on the planning system in six years. I hope that the current Minister will not continue what we saw in the past, namely the Government blaming the planning system, or various elements of it, for their failure to build enough homes. On this occasion, pre-commencement planning conditions are in the firing line. But as the Minister well knows from our time in Committee, there is a distinct lack of evidence that pre-commencement planning conditions slow up development. In fact, we heard a lot of evidence that they often make a development acceptable for a local community.
Pre-commencement conditions are also advantageous for a number of different stakeholders in the house building industry. They have certain advantages to developers, who may not be in a position to finalise details for a scheme but wish to secure planning permission as soon as possible. They have advantages for local authorities, because councils may, in practice, have limited legal ability to enforce conditions once a scheme is under way. Conditions are useful to the development industry in general, because they make it possible to permit schemes that might otherwise have to be refused.
John Redwood
I am grateful to the hon. Lady. My question goes back to her first amendment on pubs. Does she not accept that there are some cases in which no one can run a commercial pub, and no one wants to? In such cases, surely, action has to be taken.
Dr Blackman-Woods
We are not against a change of use for a pub; we are against the fact that that change goes through permitted development, taking away local people’s right to have a say over what happens to the pub. The new clause is designed to remove those changes from permitted development and put them back into the planning system, which is exactly where they should be.
Dr Blackman-Woods
I will give way very briefly to the hon. Gentleman; he spoke for a long time earlier.
Philip Davies
I am very sympathetic to pubs, and always voted on what we might call the pub side of the argument, including over the tenancy issue—the tied pubs issue—during the previous Parliament. I am concerned that if we say to a struggling pub that it has to get planning permission, the bank might pull the plug on it much more quickly, because there will be no guarantee that the bank will be able to get its money back—as it can at the moment—if it keeps lending the pub money. I wonder what the hon. Lady makes of the idea that the proposal could be inadvertently counterproductive for pubs that are struggling.
Dr Blackman-Woods
When we are considering the future of a pub, it is really important that the local community has a say in that. In the totality of the scheme, it is rarely the case that the cost of a planning application will make the whole scheme viable or unviable in the long term.
I want to speak briefly to new clause 10, which is designed to press the Minister when it comes to ensuring that planning departments are adequately resourced, not only to undertake their current work but to deal with any new burdens that the Minister places on them. I will leave it there, to allow the hon. Member for Leeds North West (Greg Mulholland) to come in on new clause 9.
Gavin Barwell
I am well aware of what the BBPA is, but I tend to take the approach that, when I see briefings, I look at the points they make. If they make a sensible point, they are worth looking at. The BBPA makes a serious point. As I have said, I am happy to meet the hon. Gentleman to discuss those issues further.
We discussed viability assessments, which are the subject of new clause 11, in Committee. There is existing legislation in the form of the Freedom of Information Act and environmental information regulations. The Government release information, and local authorities are free to make viability assessments publicly available.
In the time available, I shall make one simple point. The hon. Member for City of Durham (Dr Blackman-Woods) said that she wants a uniform approach across the country. I am interested in seeing councils trial different approaches to see what works most effectively. The Mayor of London is not a Conservative politician, but I was interested to see the policy that he announced recently. That policy is a different way of tackling the problem—a tariff is set, and if developers meet the requirements, they do not need to go through a viability assessment.
Dr Blackman-Woods
The point I was making was that people should have access to viability assessments no matter where they live.
Gavin Barwell
The hon. Lady is entitled to hold that view, but I take a slightly more localist one. Local authorities should decide whether they want to publish that information. Commercial confidentiality makes that difficult in some cases. To a degree, her proposal recognises that, because it would not mean access in every single case. However, I am not persuaded of the need to legislate.
In the two or three minutes available, I want to address planning conditions, which my right hon. Friend the Member for West Dorset mentioned in his excellent brief speech. It is not the Government’s approach to blame the planning system or anybody else for the housing problems the country faces. For 30 or 40 years, we have not built enough homes, and a range of people are responsible for that. Governments of different political colours have not done enough on infrastructure funding. There are problems in our planning system, but that is not a personal attack on planners. We need to reform that system to make it easier to release land and to speed up the process of building homes. We need to change the local house building politics in our communities. To a degree, that is what neighbourhood planning is all about. We need to diversify the market so that a far bigger range of people build our homes.
The Prime Minister has given me a very clear brief, however. We should look at anything that makes it more difficult to build the homes that we desperately need in this country. There is very clear evidence about this, and that is not just from developers—hon. Members might say, “Developers would say that wouldn’t they”—but from the District Councils Network. In its evidence, it acknowledges that an overuse of planning conditions means that it takes longer to move from the point at which we get planning approval for housing to the point at which spades go into the ground.
In the year to June 2016, the planning reforms that the coalition Government and this Conservative Government have enacted led to the granting of a record number of planning applications for housing in this country—for 277,000 homes. Rather than being complacent about that, I take the opposite attitude. People cannot live in a planning application. It is all very well reforming the planning system and getting consent for more homes, but we need to turn those planning consents into built homes around the country. That involves looking at a range of issues, one of which, as the hon. Member for City of Durham rightly said, is the resourcing of planning departments, and their ability to deal with this work and to conclude section 106 agreements quickly. We will do something about that. Another problem is the performance of our utility companies in some parts of the country, and we will do something about that. Another is the performance sometimes of our major developers, which are too slow to build out, and we will address that.
There is clear and compelling evidence, however, that one of the factors that leads to this problem is the overuse of planning conditions and, in particular, the use of pre-commencement conditions—when a local authority essentially says, “Before you can even get a spade in the ground, here is a long list of things that need to be done.” In some cases, such conditions are justified, such as for archaeological works, when things need to be done before building starts, but there is plenty of evidence, as presented to the Public Bill Committee, that such conditions are being misused in many cases, and the Government are determined to put a stop to it. We are determined to get the homes that we desperately need in this country built, and the Bill is a first step in that process.
Question put, That the clause be read a Second time.