Neighbourhood Planning Bill
Debate between Lord Barwell and Teresa PearceMonday 10th October 2016
(7 years, 11 months ago)
Commons ChamberRead Full debate Neighbourhood Planning Act 2017 View all Neighbourhood Planning Act 2017 Debates Read Hansard Text
Teresa Pearce
I am very interested in the hon. Gentleman’s previous employment, but people always complain about restrictions. Our job is to balance the complaints of the developer against what is best for a local community. I am yet to see firm statistical evidence of how much pre-commencement planning conditions restrict building.
Gavin Barwell
If the hon. Lady is not inclined necessarily to listen to the voice of developers, may I refer her to the representations all hon. Members have received from the District Councils Network? It states:
“The DCN has acknowledged that the discharge of planning conditions can be a factor in slow decision making and supports the government in seeking to address conditions.”
Teresa Pearce
I thank the Minister for his intervention but I would like to see real statistical evidence. Are we trying to solve a problem that does not exist? We all have anecdotal evidence, but perhaps in Committee we will see more evidence.
It is my experience that some developers welcome pre-commencement planning conditions because they enable planning permission to be secured without finalising the full details. It can save work duplication. For example, a developer may not wish to spend significant amounts of time deciding between different types of render for the outside of a development when they know it could be agreed at a later date. Indeed, a condition could be established in the consent to match the local area and street scene.
London Councils says that the measure will put considerable strain on the resources of local planning authorities. It proposes that a better solution would be to promote best practice in pre-application discussions between developers and local planning authorities. There are questions on the process. For example, what if late representations are received, and what if a councillor wishes to add a pre-commencement condition on the night of the planning committee?
Behind that lies the fact that pre-commencement planning conditions are not a bad thing. They have an important role in securing sustainable development that is careful and considerate of local communities. Conditions should be imposed only when consent would not be acceptable without them. By allowing room for negotiation, we are changing the nature of how conditions are set and their purpose. We could inadvertently either encourage inappropriate development by lowering our standards of acceptable development or, when disagreement arises between applicant and planning authority, discourage developers from building, which no hon. Member wants. There are questions about whether the measure is necessary. I look forward to seeing the stats behind it to show that it is. There is an existing framework for applicants to appeal specific conditions that they consider do not meet the national policy tests.
If we are to proceed, it is essential to ensure that the Bill does not have unintended negative consequences. Greater clarity is needed on appeal routes when agreement cannot be reached, and on pre-completion and pre-occupation conditions. It is right that there is a public consultation, but even if the Bill becomes law, I do not anticipate it adding any of the extra homes that we urgently need. It is not pre-commencement planning conditions that slow planning consent, but the chronic underfunding of local planning authorities. It is not pre-commencement planning conditions that slow construction, but the drastic skills shortage in the construction sector. It is not pre-commencement planning conditions that slow new schemes coming forward, but the lack of strategic infrastructure involvement.
Oral Answers to Questions
Debate between Lord Barwell and Teresa Pearce
Teresa Pearce (Erith and Thamesmead) (Lab)
I, too, welcome the new Ministers, and particularly the new Housing Minister. We were both elected in 2010, we are both London MPs, and we have probably both seen our postbag grow with the housing crisis in London.
Last week the National Audit Office reported on the Government’s progress in selling public land for 160,000 new homes. Will the Minister confirm that although the aim was to achieve £5 billion of land and property sales this Parliament, one year in, the Government have delivered only £72 million-worth of sales?
The Minister for Housing and Planning (Gavin Barwell)
I thank the hon. Lady for her kind words. I will write to her with the detailed figures, but I and the Secretary of State are committed to doing everything in our power to drive up the number of homes built in this country, and she is right to say that the release of public land is a key element of that programme.
Teresa Pearce
I thank the Minister for his response; perhaps he will want to write to me about the following question as well. The Department’s forecast shows that to meet the commitment to sell land for more than 160,000 homes, the Government will need to dispose of five times as much land as they did last year. The National Audit Office says that there is no mechanism to monitor the number of houses built. Given those concerns, is the Minister confident that he will meet his target, or will he revise it?
Gavin Barwell
We are absolutely determined to work with other Government Departments to ensure we maximise the amount of surplus public land we dispose of. As has been very clear in these discussions, there is a consensus across the House that we need to do everything we can to increase the number of homes being built.