Planning and Infrastructure Bill

Lord Cromwell Excerpts

Report stage
Monday 3rd November 2025 Lords Chamber

[Lord Lansley (Con)]

My Lords, I spoke on this subject in Committee. I want to follow up briefly, because in this debate we are getting a more comprehensive view of the problem and, potentially, of the solution. For example, the noble Baroness, Lady Young of Old Scone, referred to the fact that the Local Government, Planning and Land Act 1980 brought in the provisions now in the Local Government Act 1972. Last time we were told about these ancient pieces of legislation: the Public Health Act 1875 and the Open Spaces Act 1906. The fact that they are ancient pieces of legislation is neither here nor there. The thing we are dealing with was inserted in 1980, which is why the amendment refers to 1980.

What should happen in the future? In future, if land to which the public have some rights of enjoyment and access is to be disposed of by a local authority, the local authority should consult. And what the legislation requires is not too onerous: it is to advertise for two weeks and consider any objections raised. This is hardly too much. That is for the future. Clearly, the public benefit should be incorporated into whatever decisions are made as a consequence of that.

For about 45 years local authorities thought, because of what is in Sections 122(2B) and 123(2B) of the Local Government Act 1972, that if they did not do that, not only was the sale still valid but the trusts relating to that legislation were extinguished. They were wrong about that, so we have to put them back in that situation. Essentially, we have to look back and say, in all these decisions made over that period, where local authorities operated on what turned out to be a false basis, they must take into account the public benefit that might have been derived from the trust and find some other way of doing it. The noble Lord, Lord O’Donnell, explained to us how, in one instance, it is the intention of the All England Lawn Tennis Club to ensure that significant public benefit continues to be provided by way of access to open space and public enjoyment. That is exactly where we need to go. But the legislation needs to reflect both the requirement for consultation and that there may be some continuing necessity for the public benefit either to be enjoyed in that open space or by some alternative means.

[Lord Cromwell (CB)]

I agree with what the noble Lord, Lord Lansley, has just said. Philanthropists in the past gave areas of green space and there have been scandals where councils have sold them off for money, and we all complain that there are no more playing fields, for example. This smells a bit like that. It is almost land that has been protected by accident by a legal quirk that has prevented it being developed subsequently or sold on for development unwisely.

To my mind, this is surely a case-by-case matter. The noble Lord, Lord O’Donnell, made a very powerful case for Wimbledon. Maybe he is right, but I am sure that plenty of sites around the country are not quite so green and lovely in their eventual outcome. I find it difficult to support an amendment that alters everything across the board. Going back, almost in a time machine, doing a proper consultation and the substitution of what is being lost has to be the approach, rather than what is proposed in this amendment.

[Baroness Pinnock (LD)]

My Lords, this is quite a wide-ranging group of amendments, and fairly disparate at that. I will first briefly focus on the amendments in the name of the noble Lord, Lord Lucas. In Committee he raised those issues about the publication of public notices, with which I had, and continue to have, some sympathy.

The sad demise of the printed local newspaper means that fewer and fewer people will have access to the public notices. This is partly in reference to Amendment 250, because where would people read the notice about Wimbledon Park or any other site of that sort? I am sympathetic to the suggestions that the noble Lord, Lord Lucas, makes in his amendment.

Moving to Amendments 242 and 243 in the name of the noble Lord, Lord Roborough, I remember the long debates we had on this very issue during the passage of the levelling-up Bill. I recall that it was the Government of the noble Lord, Lord Roborough, who passed the levelling-up Bill, now Act, and included in it the very issue he now wishes to undo.

We have been listening to arguments about growth and economic development, but for many parts of the country, without access to land at affordable prices for the public good, those sorts of developments, such as community health centres and so on, will never come to fruition. We had those arguments on the levelling-up Bill. For me they are still important issues that we ought to respect, so for the noble Lord, Lord Roborough, I am afraid it is a big cross—I cannot support those amendments.

This leads us on to Amendment 250. It is always worth looking through the other lens of an issue of development, or no development, whether it is for the public good, public well-being and economic development, or the lens of the residents who live in the area. I have used that theme throughout discussions on this Bill. It is very important to those of us on these Benches that the views of local people who are affected by a development, be it a national strategic infrastructure project, a local planning application, mayoral development corporation plans or this issue, should and must be at the heart of those decisions.

What happens on the land affects their lives. It might be that the development is beneficial but, unless you take local people with you, it will not be, because they will constantly oppose it. I hear the legal arguments, but let us listen to people. I have been a local councillor for many years, and one thing I know for certain is that if you try to impose a decision on people—certainly in Yorkshire, anyway; I do not know about the rest of the country—and say, “It’s to do with the law. This is what’s been agreed. It’s bound to be good for you”, they will make their voice heard loud and strong and long. You need to take people with you on these big issues.

--- Later in debate ---

I am getting the hard stare from the Government Whip, but these are important issues. Listen to people, and then we might get some of this right.

[Lord Cromwell (CB)]

My Lords, I will say just one sentence in support of Amendment 238A in the name of the noble Lord, Lord Meston. It is a deeply humane, very minor amendment, and I hope that the Government will get behind it.

[Baroness Scott of Bybrook (Con)]

My Lords, Amendments 238ZA, 238ZB and 238ZC from my noble friend Lord Lucas seek to change the definition of a local newspaper for the purpose of compulsory purchase orders. I listened carefully to his argument for these changes, but we have some concerns that these amendments might be overly prescriptive and place unnecessary burdens on local authorities. That said, we look forward to hearing the Minister’s reply on improving the transparency of public notices relating to CPOs. Clearly, where CPO powers are exercised by Ministers or Natural England, the public should be made aware, so can the Minister set out the Government’s assessment of the current requirements and confirm whether Ministers have plans to strengthen them?

Amendments 242 and 243, in the name of my noble friend Lord Roborough, seek to return to the position whereby farmers are paid the market value of their land when it is subject to compulsory purchase. As we have heard, these amendments seek to reverse changes made under the previous Government, but under this Government the situation of farmers has changed significantly. The Government’s policies have put farmers in an impossible position. Noble Lords listening to this morning’s “Today” programme will have heard James Rebanks’s comments on the challenges faced by farming communities across this country.

We have spoken consistently of the need for food security, and Ministers need to deliver a fairer deal for farmers. Can the Minister confirm whether the Government will consider giving farmers whose land is subject to compulsory purchase the fair market price for their land? While we may not get an agreement this evening, we hope that Ministers will take on board these concerns and seek properly to support farmers across this country.

Amendment 251, in the name of my noble friend Lord Sandhurst, also speaks to fairness in the compulsory purchase system. The amendment calls for a report on the compatibility of compulsory purchase powers with the European Convention on Human Rights, which includes a specific right to property. Given the expansion in compulsory purchase powers in the Bill, we agree with my noble friend that the impact of these powers on landowners’ rights should be considered carefully and in full. We hope that the Government can give an undertaking that they will commence a report on that.

Finally, Amendment 250 is in the name of my noble friend Lord Banner. Listening to our proceedings, I am not quite sure whether the things I thought we would be debating have been debated. None the less, this amendment seeks to establish legal clarity. We have seen too many examples of development being blocked after permission has been granted, based on historic technicalities. There will be circumstances where historic constraints are appropriate and should be heeded, but there have also been some very high-profile examples of historic technicalities resulting in perverse outcomes in the planning process, inappropriately blocking the delivery of much-needed homes.

I will take this opportunity to describe my understanding of the Bill. The noble Baroness, Lady Pinnock, talked a lot about consultation, but it is my understanding that this amendment would not change in any way the requirement for consultation. Also, if there is a change of use for any piece of land, planning permission will still be needed, and the things we have discussed in this debate can be relooked at, discussed and consulted on, and decisions can then be made on the proposed changes.

I understand that the Government are looking seriously at that, which I welcome. These are complex and technical issues, but I hope that the idea that the decision will come in future legislation can be made much clearer. Perhaps the Minister could say that it could be brought back in the devolution Bill, which is in the other place and is likely to come here in the new year. That would be an ideal way forward in our opinion.

We need legal clarity. Given the hour that this amendment will come for a decision, we may not get a final answer tonight. However, I hope that Ministers will continue to talk to the noble Lords who tabled the amendments, take them away, look at them in detail and, very soon, in the next available Bill, establish a better way forward.

--- Later in debate ---

[Lord Cameron of Dillington (CB)]

My Lords, a similar amendment to this was brought forward in Committee and very ably spoken to by the noble Lord, Lord Cromwell. The problem the amendment tries to resolve is the fact that the Government’s powers of compulsory purchase are being used and abused by private operators. The Government quite rightly have statutory powers of compulsory purchase for developing our infrastructure. But in recent years the statutory bodies responsible for building this infrastructure have been delegating, or outsourcing, these powers of compulsory purchase to private operators that are abusing the system for their own private gain. There are numerous examples of the use of bullying tactics and scandalous delays in payment.

In Committee the noble Lord, Lord Cromwell, highlighted some of the appalling aberrations and bully-boy tactics that are currently prevalent in the system, which only seem to be getting worse. I will not repeat the examples he gave, but bad behaviour is not hard to find, involving a range of statutory bodies from highway authorities to water companies, electricity operators and, of course, railway companies—HS2 being a prominent offender.

I will not detain your Lordships with too much detail, but it cannot be right that householders should, for instance, be given three months’ notice to leave their homes and get offered only 90% of the market value, and that they often get paid long after the three months are up. How can they buy an equivalent new home for themselves and their family under those circumstances?

It cannot be right that businesses, farming or otherwise, can be threatened with either temporary or full-time confiscation of their premises without the upfront—I stress that word—full compensation for what they are losing. I may also say that, in the case of HS2, many of the businesses involved in a cancelled section—cancelled over two years ago now—have yet to see either their land back or proper payment for their property. In the private sector you have to pay 100% up front before you can take occupation of a house or land on a farm. All we are asking for is for compulsory purchases to be bound by the normal code of conveyancing practice. You should not be allowed to chuck a family out of their house or off their land without giving them full compensation before you do so. These people have done nothing wrong. They just happen to have found themselves living or working in the wrong place. Furthermore, the dispossessed should have an easy means of recourse if the code of behaviour is abused.

A flagrant HS2 example which I came across recently involves a commercial site in Birmingham where HS2 took over the property of a partnership over seven years ago now. Six months after the purchase, HS2 had paid the partnership only 20% of a conservative value put on its property by its bank. I should point out that banks never overvalue property; they would not survive if they did. Well, some of them did in 2008, and we all know what happened then. A spokesman for that partnership told me:

“Our sense is that HS2’s strategy has been to seek to delay payment for as long as possible. They have used the letter of the law to obfuscate and avoid meaningful interaction with us at all times. At no point has there been a genuine desire to settle this case or even to meet to share information and views. As a result, we are likely to incur thousands of pounds, tens of thousands of pounds, on legal costs, trying to drag them through the courts to force their hand”.


Involving slightly less money, I give your Lordships an example from Wales which came to me just last week. I quote from the lady farmer involved:

“Our farm has been in our family for four generations and includes an eco-campsite by the Colwyn Brook Marshes SSSI, a protected wetland habitat supporting rare species. On 7 July 2025, a Land Agent called to say that Green Gen Cymru (part of Bute Energy) planned to conduct surveys during the weeks of 14 and 28 July—our busiest period. He said they intended ‘to make an example out of somebody’ and would issue a summons and seek costs if access was refused.


On 29 July, Green Gen representatives arrived unannounced at our campsite shop saying surveyors would arrive on 31 July but they could not confirm where or when. I showed them our map and asked them to identify the survey areas—they refused. I explained that we offer our guests open access to our land while ensuring that environmentally sensitive sites were properly protected. Despite this, I was told that legal action would be taken if we attempted to obstruct the surveyors, and that the energy company would seek a warrant and pursue court action if we refused access.


The next day, I was told by email that the surveys had been deferred. I thought this was because they’d had second thoughts, but then we found out it was because they had already been. Hidden wildlife camera footage showed them walking through the Colwyn Brook SSSI in dirty boots and overalls, having entered my land on 29 July. No biosecurity measures were followed. And when I reviewed the CCTV footage, I discovered that the surveyors had also been in the stream below our house—despite assurances that no surveys would be carried out”.


These are the sorts of cowboys that are being let loose with government powers across our country. There are now 300 cases looming against Green GEN Cymru of a similar nature. What we all want—at least, what I want—is for the compulsory purchase system to work as effectively and as speedily as possible. That would be so good for our infrastructure, our economy, our economic growth—everything that this Bill is trying to achieve. But there are too many cowboys involved, using state powers to manipulate the system to their advantage.

The compulsory purchase system is, in the opinion of many, lurching towards a crisis. It is now looked on with suspicion by all involved. The key thing is that if no one trusts it, property owners, householders and farmers will dig their heels in and use every legal means available to delay having to surrender their house, their farm or their business. Thus our new infrastructure and our growth will go out of the window.

In Committee, the Minister mentioned existing government guidance which states how the acquiring authority should behave. As I have already pointed out, these do not behave. It could be because the government guidance is 191 pages long. She also indicated that the Government believe that the necessary rules are already in place and should be clear to all. First, having rules and regulations is not the same as having a code of practice to abide by. Secondly, it is not the same as having a referee to oversee fair play. Football has rules but without a ref it would soon descend into a bloodbath. Sometimes it gets quite close to that, even with a ref. It is precisely what is happening now with our compulsory purchase system. Without anyone to blow a whistle, the bad behaviour will only get worse—and our infrastructure growth will be permanently mired in legal entanglement. We must restore faith in the system.

When, two or three Governments ago, the public and politicians became aware of the bully-boy tactics of the large supermarkets over the small food producers, Parliament, with the strong support of the Labour Party, got all parties together to agree a groceries code and appointed a Groceries Code Adjudicator to oversee fair play. It has been a big success. The very existence of the adjudicator has changed how supermarkets work. This is what we desperately need in the compulsory purchase system—some sort of agreed code and a referee.

I hope the Government have noted that I minutely changed the wording of this amendment from the one that I tabled in Committee. I felt that for the Secretary of State to nominate a body or individual to monitor compliance, rather than to establish a new one, might make it more acceptable. However, if the Government want the compulsory system to work effectively, to speed up our infrastructure, from roads and rail to—especially—housing, this amendment or something like it will be essential. I hope that I get a satisfactory response from the Front Bench on this. If the Government cannot accept my amendment, they might undertake to bring their own forward at Third Reading or, at the very least, to have a meeting to work out some way of resolving the problem that I have outlined. I beg to move.

[Lord Cromwell (CB)]

My Lords, I support this amendment. A code of practice would curb the bad practice that the noble Lord, Lord Cameron of Dillington, has very movingly illustrated to us this evening. It is based on the evidence of lived experience of compulsory purchase as currently enforced by commercial agents. I urge the Government to reflect on its merits as driving a far more humane, more swift and less expensive process than the current guidelines achieve. I hope the Government will not reject it simply because they can.

[Baroness Pinnock (LD)]

My Lords, in Committee, the noble Lord, Lord Cameron of Dillington, made a compelling case for the issue which he has reiterated this evening—the necessity for a code of practice to set rules that can be enforced on compulsory purchase order issues. I said in Committee that I had a lot of sympathy with what the noble Lord had to say. He has made an even stronger case this evening with the real-life examples that he has quoted to us.

I hope that the Minister can respond very positively this time to the genuine issues that are being raised, with a solution being offered. So, as the noble Lord, Lord Cameron, has said, we look forward to what the Minister has to say, but this issue is not going to go away unless the Government grasp it and deal with it.