Product Security and Telecommunications Infrastructure Bill

Debate between Siobhan Baillie and Desmond Swayne

Wednesday 26th January 2022 Commons Chamber

[Siobhan Baillie (Stroud) (Con)]

I applaud the Government for the energy they are putting into trying to improve our connectivity. There are undoubtedly still notspots in my rural constituency. Having Zoomed constantly in my River Severn village throughout the pandemic, I find that the pizza wheel of doom—when the tinternet is struggling and people freeze in strange positions—is no longer funny; it is just annoying. I recognise that improvements are needed, and I see what the Government are trying to do, but many of my constituents are experiencing a David and Goliath situation, which I am worried about. That is where I will focus my comments.

Trying to deal with the might of the telecommunications companies is a pretty scary feat for any constituent, even before some of the tactics that I have sadly seen deployed. In my short tenure as Stroud’s MP, since the 2019 election, I have dealt with a number of mast issues; some people are amazed by how many mast issues have come up locally. I will summarise a couple. The Minister has been kind enough to look at case studies in my area. There have been issues with masts in Painswick village, where, sadly, Stroud District Council infamously missed a deadline that effectively led to permission being given by default on a controversial site. That matter rumbles on and has caused a lot of upset and stress for neighbours and the landowner. I understand other councils in the country have faced this issue.

There have been local applications in little villages in areas of outstanding natural beauty that effectively rely on terrifying elderly landowners. A village clubbed together to get professional advice to support a landowner to deal with that. A Stroud farmer currently receives a £10,000 annual rent payment for an existing mast but has been offered a significantly lower amount. We know that farmers struggle to make ends meet and that the Government are telling them to diversify, so these incomes can be fundamental to getting food on their own tables, let alone putting food on ours. Negotiation is limited—this farmer is a big, burly guy who does not feel bullied and told the company to take the mast away—but it goes on and on, and he does not feel like he is in a strong position.

If the Bill relies on the courts for remedy, I believe the roll-out will continue to stall. Courts are the remedy only for those who can afford it. Disputes have drastically increased, as have stress, frustration and anger, since the 2017 changes, and I fear it will get worse. The electronic communications code—this is a bit more technical—grants code operators the right to access land to install and maintain apparatus and to seek such rights to be imposed by the courts where agreement cannot be reached. One key change introduced in 2017 was to modify the pricing mechanism that the court should apply; as we heard, there has not been a proper look at pricing and valuation, even in the consultation on the Bill. The pricing mechanism was changed from market value to realign it along similar principles to compulsory purchase—we all know how painful compulsory purchase has been for many of our communities, not just Stroud—with statutory assumptions to place the valuation in the no-scheme or network world. That change was against the findings and recommendations of the Law Commission, and effectively of Nordicity and Analysys Mason, which is beyond my pay grade but I am told is important.

We are now in a situation where code operators typically portray landlords as a grasping group who cause delay to hold them to ransom for more rent. That is not my experience. Where code operators seek to acquire new sites, there are a range of different reasons why challenges are put up by constituents, local villages and local communities. I will give a few of the common themes I have come across. High on the list is the potential effect on, or conflict with, the landlord’s own use of the wider landholding and other tenants’ activities. The potential impact on the landlord’s own future development aspirations and the visual impact of unsightly and often poorly designed electronic communications apparatus on the wider landholding or host building are high up the list before rent comes into it, along with: adverse impacts on neighbours or disputes with neighbours about a mast going up; adverse effects on the marketability of other land or buildings; adverse impacts on the investment value; structural issues and future maintenance of a building or structure on the site; the extent of extended health and safety or drop or fall zones; and the implications of further development granted as permitted development. All those are on the list. It is not just about rent or money.

Stroud constituents inform me that the code operators have sadly proved generally insensitive and unsympathetic to addressing such issues. Instead they have interpreted the ECC changes as granting them rights over any third-party land almost for free and on terms that they can dictate, so that they can do almost anything at any time. It is that mindset of entitlement over private rights, and the blinkered belief that digital communications are the only important thing, that are influencing decisions.

The code operators are looking to acquire large numbers of sites and to renew hundreds of leases. Given the process-orientated targets internally, no doubt the resource is driven by objectives and milestones, and less by humans—the people it affects. I fully accept that we are thinking about humans all over the country when we are trying to improve connectivity, but I worry about the balance. Bullying local people is not acceptable. No matter how much my Stroud constituents want faster this, that and the other—and, in many cases, how much we need connectivity actually to work—they do not want their neighbours to be bullied and they expect Government legislation to protect the weaker party. By any analysis, it is usually the constituent landowner, not the telecommunications organisation, that is usually the weaker party.

Local councillors tell me that they feel pretty impotent on this issue. Constituents do not feel that their local councils have any power, so there is a disconnect between who they feel protected by and the changes with the legislation. I will give the House a bit of an overview of the process that constituents have outlined. Mr Deputy Speaker, please shout or nod at me if you want me to wind up, because I realise that I am taking some time, but these are important points.

The process starts with a landlord being approached by a site acquisition agent—not necessarily a well-known company—seeking access to land to undertake a survey. That request is then accompanied by a threat, effectively, to gain access via an application to the upper tribunal, and this is pointed out as almost impossible to resist, with the likely cost of a vast sum of money to the landowner in the case of resistance. I am thinking not about my big burly farmer, but about the elderly landowner who is worrying about this. Access is often granted unwillingly, which confuses neighbours and starts arguments locally. A survey is then undertaken and the landlord is sent a set of heads of terms, sometimes with an imploding offer of capital payment if they are agreed within a short period. Without any real attempts to negotiate or listen to concerns raised, notices are then served under the ECC, which cock the gun for reference to an upper tribunal again for the imposition of an agreement.

[Sir Desmond Swayne]

I thank my hon. Friend for so clearly summing up the process of what the Secretary of State called “community engagement”.

[Siobhan Baillie]

I only wish I was as beautifully dramatic and exciting as my right hon. Friend when I spoke. I am conscious that I am reading a list to the Chamber, but it is an important list because it shows the experience of so many constituents. It may be dull, but it is scary, and it is a very worrying time for our constituents.

If residents and businesses are lucky—some of my constituents have been—it is usually at around this stage that they instruct professional support, because they are so worried. They start to think about how to object to the application. It is pretty late in the game—a long way down the track—but often people do not realise that it is an option and a lot cannot afford it. However, I am being told that people are successful in getting the applications refused in most cases where professional support is provided.

The lack of investment by the code operators in good-quality design, and the lack of mitigating features such as screening or structural landscaping, reflect the arrogant assumption that they can simply pass on societal costs of their development to the public at large, while simultaneously claiming that planning is a barrier to deployment. All those things are often lost in that long process before we get help to understand what really should be brought into the planning applications.



It is clear that, where planning permission is granted, landlords come under the real threat of a reference to the upper tribunal, and given the extremely high costs of litigation, quite a lot of people will fold at that point, regardless of the merits of their case. I have to believe that the code operators do not set out to behave in an egregious manner. I have met so many staff from telecommunications companies who come to consultations, and they are good people who want to find solutions, but time and again, these are programmes that the agents, acting on their behalf, are running through. My fear is that the totality of the changes we are looking at now, far from redressing the balance of power, will tip the scales further in favour of the code operators. As a consequence, the proposed changes in the Bill will actually exacerbate the marketplace issues being experienced, even if they try to resolve some of the legal anomalies.

I fear that we have lost sight of the mission, which is how best to deploy networks in the most appropriate places. We are trying to fix the issues we have experienced since 2017 with a piece of misused and, in effect, abused legislation that was supposed to be used as a last resort, but is now very much used de rigueur by the companies. I do not think that is the way to make improvements for the landowners and the companies, nor is it a way to roll out the improvements the country wants to see.

I want to know from the Minister how the Bill addresses what has become the main issue with the framework, which is the way costs fall on landowners and have in effect become the latest bludgeon to beat them with. The cost of seeking advice is high and will often far outweigh any consideration that is offered, even over a 10-year period. Whatever the merits of the landlord’s position, to contest any matter in the courts is very costly, and the extreme costs associated with losing mean that few but the largest with much at stake will be able to take that step, as I have mentioned. However, I think we have to keep hammering the point home.

I want to know, given that we have the experiences of things such as the water companies and the environmental fights happening all over the country, and given that we know that the Human Rights Act 1998 and article 6 provide the right to a fair hearing, why we are not seeking to strengthen the alternative dispute resolution option and thinking about making it mandatory. I disagree with my hon. Friend the Member for Boston and Skegness (Matt Warman), who is learned, in that I do not see why we should wait to see if the measure fails before we make improvements that will support everybody to achieve the goals.

Finally, I was really disappointed that we have not worked harder to think carefully about the valuations. The information coming forward is that it is not about a slight chunk off what there is already or even an attempt to rebalance the ability to look at utility companies; the offers coming out to people with masts on their land is a dramatic change. It does not feel fair and will not achieve the goals, and I would like to hear from the Minister whether we can take another look at the valuation structure.

This has been a negative speech, but I thank the Government for the work they are doing. However, I think we can do better for everybody involved, and by doing better we will achieve some serious connectivity throughout the country, particularly in rural areas.