Housing and Planning Bill (Fourteenth sitting)

Seema Kennedy Excerpts

Tuesday 8th December 2015 Public Bill Committees

[Helen Hayes]

I thank the hon. Gentleman for his intervention, notwithstanding the reference to Soviet dictators, which is never a helpful contribution to political debate in this Parliament—I stand by that. He made a good point about the need for timescale and for the development management process to be rigorously managed. I agree with him on that point.

The content of permission in principle for which I argue could be contained in the entry on the brownfield register about a particular site. It could be part of the process of designating that site on the brownfield register. It could be part of the local plan process, and it could be something that the local authority designates when an applicant comes forward in person.

Without that level of detail, permission in principle is a very confused concept. It purports to be a move towards a zonal system but it misses the key point about the zonal system in countries such as the Netherlands, which is that all of the work required to give certainty through the planning process is undertaken in those countries during the plan-making stage. A zonal system that has comparatively little detail at the plan-making stage, and apparently even less detail in the planning permission stage, gives certainty to no one, will fail to minimise risk and may even succeed in increasing—

[Seema Kennedy (South Ribble) (Con)]

Would the hon. Lady give way?

[Helen Hayes]

I would like to make a little more progress, if I may.

It may even succeed in increasing alarm local communities, leading to further objections and challenges at the technical details stage.

The amendment is supported by the National Housing Federation written evidence that says:

“We believe that permission in principle should be broadly comparable with outline permission. So, for it to be granted, there will need to be clarity over the number of homes to be delivered, the tenure mix, the house type, the density and other permitted uses…and the permission in principle, should be time-bound to incentivise delivery.”

Amendment 285 seeks to ensure that sufficient investigatory work is undertaken prior to permission in principle being granted to determine that the site in question is suitable for the proposed development. It would require the Secretary of State to make regulations on the information about a site that must be known before permission in principle is granted. The content of that information should be defined by the regulations, but obvious examples include heritage and archeological considerations, ground contamination, wildlife habitats and protected species, flood risk and rights of light to neighbours. There are several others.

It seems only sensible that planning permission in principle should not be granted on whim or a hunch but on the basis of a sufficient level of information for all concerned to be confident that the land is suitable and that development can be delivered.

It is not at all clear how permission in principle will relate to technical details consent, or that other forms of consent that are currently required in sensitive locations, such as demolition consent, listed building consent or conservation area consent, will still be required.

Historic England has presented a case study that illustrates the issue well: brownfield land in an historic town centre. It may be possible to judge without too much detail that 10 housing units might be developed on the site. Permission in principle could, therefore, be given, but what may be very serious is the impact on below-ground archaeology, the massing of the building and the style of the architecture. If these issues cannot be dealt with thoroughly at the technical details stage, then nationally important archaeology and historical places, which I think all of us on the Committee would agree that we value, could be seriously at risk.

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[Helen Hayes]

I thank my hon. Friend for that intervention. In drawing to a close, I simply say that the amendments taken together seek to ensure that permission in principle is underpinned by a sufficient level of knowledge about the site and its context, so that it is genuinely meaningful both to local communities and developers. Without that, I fear that developers will find this device to be a hollow one that provides no certainty at all, and communities will simply be let down and will feel the need to object to and challenge the process at the technical details stage, or through the courts.

I hope the Minister will consider the amendments and provide reassurance about the issues I have raised.

[Seema Kennedy]

I will speak quickly about amendments 285 and 285, which were tabled by the hon. Member for Dulwich and West Norwood. Referring to what my hon. Friend the Member for Peterborough said, I think that the whole thrust of these clauses is to have permission in principle to allow people to start building quickly, and attaching too many conditions would slow the process down. I speak as somebody who has acted as a developer, developing a piece of land that had been occupied by Courtaulds for 50 years. It is highly contaminated, but the cost of decontamination has been gradually coming down during the last 30 years.

I wanted to ask the hon. Lady about paragraph (a) in amendment 284. Are there not already adequate provisions in environmental law, land law and laws of tort that cover that material? She talked about risk and knowledge. Currently, there is a good balance in the Bill between the knowledge that a developer would have and the risk they are willing to take, whereas the paragraph (b) of the amendment would put more of that risk on to the taxpayer. Again, it would slow down the process and put more of the burden on the public purse rather than on the developers.