English Devolution and Community Empowerment Bill

Lord Jamieson Excerpts

Committee stage
Wednesday 4th February 2026 Grand Committee

[Lord Best (CB)]

My Lords, I have added my name to Amendment 131 in the name of the noble Lord, Lord Lansley, also supported by the noble Baroness, Lady Bennett of Manor Castle, and the noble Lord, Lord Shipley. The amendment requires local planning authorities, separately or jointly, to appoint one qualified and experienced person to be chief planner. It would give due recognition to the officer responsible for planning matters in each local authority, as promoted by the Royal Town Planning Institute—I declare that I am an honorary member of the institute. A very similar amendment was debated in the Planning and Infrastructure Bill last October. At the conclusion of that debate, the Minister said that she would

“keep this issue under review as we progress with further reforms to the planning system”.—[Official Report, 27/10/25; col. 1199.]

Our hope is that she will now be able to accept this proposition.

The case for a chief planner seems an excellent one. It would be a boost to the morale of those working in local planning authorities. It would represent an acknowledgement by the Government that planning needs to be recognised, as it once was, as a very prominent part of local government. When we debated this matter last year, it was noted that identifying the chief planner role is now more significant than it was following the Government’s action to achieve a national planning scheme of delegation for planning decision-making. Decisions on whether a planning application should be taken to the planning committee or dealt with by officers alone will depend on the judgment of two individuals: the elected member who chairs the planning committee and the chief planning officer. This important responsibility underlines the need for an enhanced status for the planning officer at the helm.

In preparation for the debate on this issue during the passage of the Planning and Infrastructure Bill, I spoke to the chief planner for Glasgow City Council, where legislation already confers a statutory status on the chief planning officer, accompanied by guidance from the Scottish Government on the duties, responsibilities, qualifications, skills and experience required. Glasgow’s chief planner told me of the importance of having one fully qualified person holding the position of chief planner, not least in enabling everyone to identify the key person responsible for planning matters. Indeed, events are now being organised that bring together chief planners from across Scotland, now that it is clear who shares this common identity. I spoke to an experienced planner in Wales who told me of hopes for a similar measure for Wales to that addressed by this arrangement. I strongly support this amendment as part of the devolution package for England.

[Lord Jamieson (Con)]

My Lords, I, too, welcome back the noble Baroness, Lady Pinnock—it is great to see her back here on her two feet. I shall speak first to Amendment 130 in my name and that of my noble friend Lady Scott of Bybrook. This amendment is straightforward. It provides that greenfield land should not be designated for development unless the relevant authority

“is satisfied that no suitable brownfield land is available within the relevant area”.

There appears to be universal agreement that building on brownfield first is the right thing to do. It provides a number of advantages. Not only does it save greenfield land, but it helps regeneration, utilises existing infra- structure and minimises transport distances, whether that is to work or to employment. It creates a better environment and promotes growth. While this is recognised, what does not appear to be recognised is the difficulty of building on brownfield land, particularly in high-cost areas such as London, due not only to the remediation costs but to high existing land use values.

When it comes to financing, if you are building an apartment block, you cannot generally sell an apartment until you have built the whole block, whereas if you are building on a green field, you can virtually sell house by house. Time scales tend to be longer and costs higher, due to the complexity of building in urban areas. Because of the high and early capital outlays, return on capital is often the determining factor, meaning that delays inevitably make projects unviable. In urban areas, it is all too easy to find grounds for objection, delaying the process. While a committed applicant may get through all these hoops, it can take years, by which time the project is no longer viable. Many do not even try, or they seek to build with lower quality in order to recoup their costs.

That is a particular problem in London. Last year only around 5,000 new private homes were started, against a target of 88,000 new homes. That has real-world consequences. London Councils estimates that more than 200,000 people in London are living in temporary accommodation or are homeless, of whom around 100,000 are children. That is more than 50% of the UK total. The previous Government introduced a presumption in favour of sustainable development. This has proved to be a very effective tool in delivering development in rural areas because the relatively low upfront costs and the potentially sudden significant uplift in land values where there is not a five-year supply mean that landowners and developers can profitably challenge the planning system and regularly do so. Local planning authorities generally recognise this and tend to be much more reasonable with applications because they do not want planning by appeal and the risk of unplanned and poor-quality developments. This does not appear to work in urban brownfield areas, where, as I outlined earlier, high upfront costs and the complexity of development militate against challenging planning decisions, with developers often taking the easier route of seeking greenfield development opportunities elsewhere.

If we are to get more brownfield development, the balance between brownfield and greenfield needs to be tilted more in favour of brownfield. That is why the previous Conservative Government proposed a strong material presumption in favour of development on brownfield land. The purpose of this amendment is to oblige planning authorities to look at brownfield first, to recognise the potential additional costs and timescales of brownfield development and, through the strategic spatial plan, to seek to address them. With greater certainty and speed in the planning process, we will get the homes that this country needs with more on brownfield, helping urban regeneration and protecting greenfield sites. While the Minister may say that this is already in guidance, that has been the case for many years and it is simply not delivering. It needs to be stepped up; it needs to be in legislation.

I will speak briefly to the other amendments in this group. The amendments from the noble Baroness, Lady Pinnock, reflect a shared concern that strategic planning powers must be accompanied by safeguards, transparency and engagement with local communities. The amendment from the noble Baroness, Lady Freeman of Steventon, would extend this to national parks in a similar vein. My noble friend Lord Lansley’s Amendment 131 relates to a chief planner. We believe it has considerable merit, and I have heard similar from both the industry and the planning profession, as he outlined. My noble friend Lady McIntosh of Pickering rightly raised again the issue of flooding and the role and benefits of SUDS. This is an important issue that needs to be addressed. I look forward to the Minister’s response on all these issues and, in particular, on whether this Government are prepared to take the necessary step of legislating for brownfield development.

[Baroness Dacres of Lewisham (Lab)]

My Lords, I thank the noble Baroness for tabling Amendment 132. Local planning authorities already carry out flood assessments as part of their duties, just as with conservation assessments, tree assessments or bat assessments. Flooding is already part of the routine of planning authorities’ assessments. SUDS are constantly being put in. The number of SUDS is constantly changing, and I fear that a statutory duty would cost money that could be put to better use. A local authority is best placed to assess which flooding remediation is best for an area. We have to remember that regional flooding bodies also review flooding in catchment areas as part of their duties. I fear that this amendment would cause duplication and put an excess financial burden on local authorities and the Government.

Regarding Amendment 241E, I would have thought that the national parks were protected land in a similar way to metropolitan open land, which is highly protected. As it is part of a planning authority’s duties, it should consult with all relevant parties already.

I thank the noble Lord for bringing forward Amendment 130, but I believe it would delay the building of the homes that, as he eloquently said, we desperately need across the country. Planning authorities can look only at developments that come before them; they cannot force a developer to bring an application for brownfield land, or any land. They can judge only the applications that come before them. I fear that this amendment would cause delay in delivering the houses that we so desperately need in this country.

[The Parliamentary Under-Secretary of State, Ministry of Housing, Communities and Local Government (Baroness Taylor of Stevenage) (Lab)]

My Lords, I also welcome back the noble Baroness, Lady Pinnock. It is very nice to see her back in her place, and I hope her leg is recovering speedily.

I thank noble Lords for these amendments relating to planning and housing. I understand the spirit of Amendment 126, which seeks to restrict the use of strategic planning powers. It is important that the right checks and balances are in place in the governance of strategic authorities. However, we believe that the Bill already puts the right procedures in place. Combined authorities and combined county authorities already have to make decisions collectively. Constituent councils each have at least one voting member and, thanks to Clause 6, decisions will require a majority to be taken forward.

Even then, there are some circumstances where we go further. For example, mayors and their authorities must consult the relevant constituent councils and local planning authorities before using compulsory purchase powers in their area. Non-mayoral strategic authorities cannot acquire land in this way without consent. I can assure the noble Baroness that when a mayor exercises their powers on mayoral development orders, there will be consultation with local communities and local planning authorities. That will be set out in secondary legislation.

Where the mayor exercises strategic planning functions directly, there are appropriate checks and balances. For example, the mayor’s spatial development strategy cannot be adopted until the combined authority or combined county authority has passed a motion to do so. I thank my noble friend Lady Shah for sharing her experience of the planning process. Introducing a requirement that every use of a strategic planning power requires the consent of every constituent council would be excessive and fetter the ability of strategic authorities and their mayors to make strategic decisions for the benefit of their whole area.

I thank the noble Baroness, Lady Pinnock, for Amendment 127. We have often had discussions about parish and town councils, and I know how strongly she feels about them. Schedules 16 and 17 already place requirements on strategic authorities to work with their constituent councils and local planning authorities, such as national park authorities, before seeking to use compulsory purchase powers on land in their area. The types of organisations they must consult or get the consent of are the same as those from which existing strategic authorities already must seek consent. Extending these requirements to parish councils would, I believe, take this too far. There are over 10,000 parish councils in England.

This amendment as written would give parish councils the ability to veto compulsory acquisitions of land. It cannot be right for a parish council to unilaterally block a strategic purchase by a strategic authority—on which all the constituent councils have agreed—that may have benefits beyond that parish. While it is of course right that strategic authorities consider the views of local communities, including parish councils, in their decisions, individual parish councils should not be able to block those decisions.

I turn to Amendment 130 from the noble Baroness, Lady Scott, and the noble Lord, Lord Jamieson, which seeks to require mayors, combined authorities and combined county authorities to prioritise brownfield over greenfield land when they designate land for development. Once the relevant provisions of the Planning and Infrastructure Act 2025 are commenced, combined authorities and combined county authorities, including those with mayors, will have a duty to produce a spatial development strategy. Spatial development strategies will guide local plans in their area; identify broad locations for development and key infrastructure requirements; and set housing targets for local authorities. They will not themselves allocate specific parcels of land for development. When preparing a spatial development strategy, authorities will be required to have regard to the need to ensure that their strategy is consistent with national policy.

The promotion and reuse of brownfield land is a central part of the current National Planning Policy Framework. Authorities are expected to give substantial weight to the benefits of using suitable brownfield land within existing settlements to maximise density. The framework particularly emphasises the importance of appropriate uses in town centres, although, of course, it will not be appropriate in all cases for development to be situated on previously developed land and town centres.

We aim to go even further to cement this approach in the proposed changes to the National Planning Policy Framework, on which we are currently consulting. New policies on development inside and outside of development boundaries promote a sustainable pattern of development by steering proposals to appropriate locations, maximising the use of suitable land in urban areas and taking a more selective approach to the types and locations of development outside settlements. Mayors will also be able to grant upfront planning permission for specific types of development on specific sites through mayoral development orders. We want to ensure that the legislation is flexible enough to allow mayors to use these orders for a range of different uses across different types of land, reflecting the mayor’s plans to support the growth of their area.

Paragraph 125 of the current National Planning Policy Framework states:

“Planning policies and decisions should … give substantial weight to the value of using suitable brownfield land within settlements for homes and other identified needs”.


Following the revision in December 2024, this paragraph has been strengthened further. It now states that proposals for such brownfield sites

“should be approved unless substantial harm would be caused”.

It is of course right that we promote the effective use of previously developed land, but we should avoid creating overly inflexible legal requirements that may not work in every situation and would serve only to inhibit the growth that this country needs; my noble friend Lady Dacres referred to these issues. Although I appreciate the intent behind this amendment, I do not think that it is necessary or proportionate.

[Lord Jamieson (Con)]

I thank the Minister for her response. The key issue here is the one to which I referred. We have had guidance for many years. I appreciate that there is potentially to be some mild strengthening of that guidance but the fact is that it is not working, as I illustrated with the very low number of houses that are being built in the large urban area of London. We therefore need to step up. This is not about preventing development elsewhere or slowing development down. This is a strategic plan. It is about facilitating development and putting a greater onus on mayors to find brownfield land because we know that, as we have illustrated, it is more difficult to develop on brownfield land, whether or not it is contaminated. This is not a slowing mechanism but a mechanism that will create more sites and get more development done—and with more of it being in urban and brownfield areas, protecting some of our greenfield land. It is not about slowing; it is actually about the reverse.

[Baroness Taylor of Stevenage (Lab)]

I understand what the noble Lord says. I do not have the statistics in front of me but I have visited a number of very good brownfield sites in London. The issue of building on brownfield is not the only issue preventing building in London; there are viability issues that are quite unrelated to that. I accept that viability can be an issue on brownfield land. Indeed, we are very much taking into account some of the issues around viability in the new packages that we are developing with London in order to encourage London boroughs and the Mayor of London to think about how we can work further to deliver against the housing demand in London.

This is a key issue, but it is not as simple as a lack of use of brownfield sites. Nearly all the housing sites that I have visited right across the country have been, to one extent or another, developments on brownfield sites. That is the right way to go. We will of course continue to monitor this, but I do not want to create an inflexible requirement that will mean that people who are in a situation where they cannot use brownfield sites cannot develop anything. We must be very careful about this, but I understand the points being made.

I turn to Amendment 131. I am glad to see that the House of Lords is taking our environmental responsibilities very seriously, because we have a number of amendments to this Bill that have been recycled from the Planning and Infrastructure Bill, of which Amendment 131 is an early contender. However, I appreciate that this amendment is slightly different in that it relates specifically to strategic development strategies. I am grateful to the noble Lord, Lord Lansley. His amendment seeks to make it a statutory requirement for local planning authorities, either separately or jointly, to appoint a suitably qualified chief planning officer. I absolutely understand the intention behind the amendment. As we discussed during the passage of the Planning and Infrastructure Act, I share the view that it is very important for planners to have a presence within the leadership structures of local authorities. As I have said previously, it is our mission to try and make sure that we highlight the role and importance of planning for all local authorities, whichever level of planning they are operating at.

However, I do not believe that this is an issue that should be addressed through legislation at this stage. The Government consider it essential that each authority should retain the flexibility to determine the most effective way to organise its own planning functions, particularly because, in England, they vary widely in scale and nature. In practice, many already operate with a chief planner, as I think the noble Lord said, or the equivalent senior role, although what that role entails varies widely between, for example, a county authority focused mainly on minerals and waste, a small district council and a large London borough.

As I promised to do during the passage of the Planning and Infrastructure Bill, I will continue to keep this matter under review as we take forward further reforms to the planning system. This is something that I am happy to explore further with local authorities and the sector as part of that work. I will aim to expedite that work, but it would not be appropriate to introduce this into legislation without doing that first. I therefore want to do a bit more work on this before we take any decisions on it.

I thank the noble Baroness, Lady McIntosh, for Amendment 132, which would require strategic authorities to prepare sustainable drainage assessments. I admire her persistence on the issue of sustainable drainage systems; she has a great deal of knowledge on this that I greatly appreciate her bringing to planning matters. I reassure her that the Government are committed to taking a systemic approach to tackling drainage issues and , in particular, improving the implementation of sustainable drainage systems. Through this Bill, we are giving mayors of strategic authorities outside London the ability to call in planning applications of potential strategic importance. Where a planning application is called in, the mayor must consider the application in accordance with the development plan for the area and national planning policy.

In December 2024, we revised the National Planning Policy Framework to require all developments that may have drainage impacts to incorporate sustainable drainage systems. We are proposing to go further through the current consultation on the new framework, which proposes that all sustainable drainage systems should be designed in accordance with new national standards introduced by the Government last year. The consultation also includes proposals for clearer engagement between plan-making authorities and wastewater companies when plans are being made, taking into account the impacts of planned growth. This is to provide a clearer understanding of capacity and any additional infrastructure needs.

Against this background, I am concerned that the noble Baroness’s amendment would impose a burden on strategic authorities without being effective. Mayors of strategic authorities will deal with only a small number of planning applications themselves, so it would be disproportionate to expect them to produce a statutory drainage assessment, which would likely be very partial, as they would not be able to look holistically at all potential development coming forward in their area. Nor should this amendment be necessary, given the steps that we are taking to improve the assessment of drainage needs and the delivery of sustainable drainage systems and the clear requirement for drainage matters to be addressed when individual development proposals are being considered.

I will take back the issue that the noble Baroness raised on the specific legal case. That is as a relatively new court decision, so I am sure that the MHCLG team are reviewing any impact on the Bill. I will respond in writing to her and other Members of the Committee on that.

--- Later in debate ---

[Lord Shipley (LD)]

My Lords, I will be brief. I support all three of the amendments tabled by the noble Lord, Lord Best. The contributions so far have been very helpful; I hope that the Minister will take due notice of them.

I particularly support the optimal use of land. Amendment 240 talks about placing

“a statutory duty on English local authorities and all forms of development corporation, to secure the optimal uses of their land, including when disposing of it, to achieve public policy objectives and requirements”.

This really matters. It is fundamental to achieving the housing growth objective that the Government have set themselves. I very much hope that the Minister will be very positive when she replies; if not, and if the noble Lord, Lord Best, wants to return to this issue on Report, he will have our support in so doing.

[Lord Jamieson (Con)]

My Lords, I will also speak briefly in support of what the noble Lord, Lord Best, has raised with these three amendments.

First, Amendment 133

“would enable the Secretary of State to support the creation of Mayoral Development Corporations”.

Noble Lords have already outlined why development corporations are a good idea, so I will not repeat that. The one thing I will say is that, in getting things done quickly, there may be some issues with the wording; there is still a role for local councils, too, and we want to make sure that they are not forgotten.

I have a few specific questions for the Minister. First, how will the Bill directly strengthen the role of development corporations, both improving their effectiveness and ensuring that they are readily used to support strategic plan-making? Secondly, do the Government believe that the powers currently available to development corporations are sufficient to meet their ambitions on large-scale housing development and regeneration in mayoral areas? Finally, do the Government see development corporations as a central delivery vehicle for the future mayoral growth strategy? If so, why is that intent not reflected more clearly in the Bill?

If I understand them correctly, Amendments 240 and 242 are similar in effect, but one applies to public land and one to local authority land. They aim to secure the optimal use of public land,

“including when disposing of it”,

in pursuit of wider policy objectives. The intent behind these amendments is plainly sound. Numerous Governments have sought over the years to ensure that public land is used strategically, transparently and in a way that supports the long-term social and economic outcomes we all desire. The Government may have some issues with the drafting—in particular, taking into account whole council objectives, not just the specific objectives mentioned—but I hope that, in that spirit, they will reflect carefully on whether the Bill, as currently drafted, goes far enough to meet these ambitions, as well as whether there is scope for the legislation to do more to embed those principles in practice.

[Lord in Waiting/Government Whip (Lord Wilson of Sedgefield) (Lab)]

My Lords, I thank the noble Lord, Lord Best, for his keen interest in and support for the Government’s intentions on mayoral development corporations. I can announce that earlier today, Minister Pennycook announced a consultation on a development corporation for Greater Cambridgeshire.

I begin with Amendment 133 in the name of the noble Lord, Lord Best. Clause 37 and Schedule 18 extend the ability to establish mayoral development corporations to all mayoral strategic authorities. They are powerful delivery vehicles that let mayors bring together private and public sector expertise to tackle strategic spatial challenges in their area. However, it remains the decision of each mayoral strategic authority as to whether a mayoral development corporation is the right vehicle in its area and for each challenge.

--- Later in debate ---

There is an issue. As I said last week, I do not want to see upwards drift in either powers or responsibilities for matters that would be better held at existing local authority level. That is what I want to achieve. I fully accept that there are places and occasions when you need to think bigger than a single local authority, but the worst outcome from all of this is that local authorities will say that the mayor is doing culture now, and that there are financial implications in that. I just hope that local council tax payers, business rate payers and so on will understand the need to ensure that local government maintains the key responsibility that it has always had for the development of cultural assets in its area. When I was a councillor, that was one of the things we did which we knew drove growth. That is why Amendment 147 is so important, because it provides the cultural ecosystem plan, and I can see that being really very helpful.

[Lord Jamieson (Con)]

My Lords, I will speak briefly to these amendments that relate to culture. I again welcome the good work of the noble Earl, Lord Clancarty, on culture, and we welcome the spirit of Amendment 147, which seeks to have a cultural ecosystem plan and to protect cultural assets.

Culture is not always easily defined, and decisions about the forms or expression of culture that should be prioritised can be the subject of significant debate. Nevertheless, we often recognise culture when we encounter it. It is the old adage, “Try describing an elephant, but you sure as hell know what it is when you see it”. Much of it is often taken for granted, whether that is historic buildings, works of art, cultural events or long-standing traditions, such as choral music in our churches. Mayoral combined authorities and local councils should recognise the cultural assets that exist in their communities and do what they can to support them. That said, I have some reservations about this amendment as currently drafted; it needs careful thought on that drafting just to ensure that it does not end up encouraging either vanity projects or leading to a more rigid and formalised definition of a cultural asset. That potentially risks some limiting. It is drafting that we feel we need to think through. I thank the noble Earl, Lord Clancarty, for his commitment and for this amendment.

Amendments 141 and 146 in the name of my noble friend Lady McIntosh of Pickering seek to ensure that local growth plans make provision for cultural venues. My noble friend raises several important points, and I hope the Minister will address them directly.

Finally, Amendment 222 would place a duty on local authorities to have regard to the agent of change principle, and I will not recycle all the arguments we went through in the last session of the Planning and Infrastructure Bill. While the drafting may need a little refining, I hope that this amendment serves as a useful nudge to the Government to reflect further on how best to protect cultural venues from unintended consequences of development.

[Baroness Taylor of Stevenage (Lab)]

My Lords, I thank the noble Baroness, Lady McIntosh of Pickering —who never tests my patience, she has so much knowledge and experience—and the noble Earl, Lord Clancarty, for their amendments on the role of culture in local growth plans and on the agent of change principle.

On Amendments 141, 146 and 147, the Government are committed to ensuring that arts and culture thrive in every part of the country. In January, the Government announced an investment package of £1.5 billion, of which £1.2 billion is new, to support arts, culture, museums, libraries and heritage. Noble Lords have made a very powerful case for the inclusion of culture, heritage and arts to be included in mayoral competences, which is still under active consideration. We have committed to working with mayoral strategic authorities, including through a devolved fund, to drive growth in this important sector.

We know that mayoral combined authorities and mayoral combined county authorities recognise the role of culture and the creative sector in supporting thriving communities. I also mention the cohesion role that they play, which was mentioned so powerfully by the noble Baroness, Lady Prashar, in an earlier debate on this subject. Indeed, many of them are raising culture in their local growth plans. Many places are taking this further, such as Greater Manchester with its dedicated culture strategy and the West Midlands—for the noble Baroness, Lady Griffin—establishing a partnership programme with the industry. Indeed, the noble Baroness gave other powerful examples. I take this opportunity to congratulate those two absolutely brilliant young women from the BRIT School who won Grammy awards. They absolutely stormed it at the Grammy awards the other day—so congratulations to them.

Introducing an additional duty would be burdensome and, as demonstrated, is not necessary to achieve the desired effect. In December, the noble Baroness, Lady Hodge, published her independent review of Arts Council England. Following that, the Government are considering how to ensure that culture is supported by strategic authorities. As part of this, we are considering how it relates to all strategic authorities, not just the mayoral combined authorities and mayoral combined county authorities that are developing local growth plans.

Specifically on the amendments from noble Baroness, Lady McIntosh, which relate to the pipeline of investment projects that must be set out as part of local growth plans, I point out that our guidance sets an expectation that this pipeline should be a shortlist of projects that are critical for unlocking growth, with the potential to crowd in private investment, and capable of unlocking significant returns. It is our view that, ultimately, it must be up to local areas to determine which projects fit that bill. These amendments would run counter to that principle and would require a one-size-fits-all approach that I know many Members are wary of. Rather than being mutually reinforcing for local growth, and the arts and culture, these amendments could cause confusion over the types of projects to include as part of that investment pipeline.

I thank the noble Baroness, Lady McIntosh, for her Amendment 222, and share her desire to ensure that new housing does not constrain the operation of existing facilities in the surrounding area. I think that the music trust makes a very powerful case in this regard. However, new legislation would be duplicative of existing policy and is also less flexible, as it gives authorities less ability to weigh important considerations when making planning decisions. The agent of change principle is firmly established in the planning system as a relevant policy consideration. The current National Planning Policy Framework is clear that businesses should not have unreasonable restrictions placed on them as a result of development permitted after they were established.

Local planning authorities can request noise impact assessments when they consider it necessary; when making decisions, they have the ability to consider factors such as the type of development and how close it is to major sources of noise. The planning process can help to reduce adverse impacts by using measures such as careful layout and good design to limit noise transmission. The licensing regime also already enables local authorities to consider the agent of change principle when making decisions. The legislation is designed to recognise that different communities face different challenges, and local licensing authorities are able to incorporate the principle into their statements of licensing policy if they consider it necessary or useful to do so.

Furthermore, local authorities can consider a range of factors when deciding whether a complaint amounts to a statutory nuisance. They have a legal duty to investigate each case individually, taking into account relevant circumstances and their knowledge of the local area. I recognise the importance of safeguarding key cultural establishments from new residential development, and we are already taking a number of steps to improve the implementation of the agent of change principle. I hope that answers the points from the noble Lord, Lord Freyberg, about this being in place. We want to toughen it up, and I will talk now about some of those steps.

In planning, we are consulting on a new National Planning Policy Framework, which includes the option of strengthening the agent of change policy and clearly setting out that applicants must consider both the current and permitted levels of activity for nearby existing uses, such as licensed music and cultural venues. As I pointed out before, although the National Planning Policy Framework is not a statutory document in itself—it cannot be because it needs to be flexible as circumstances change—it sits in the statutory planning process and carries substantial weight because of that.

In licensing, we recently conducted a call for evidence as part of the licensing reforms programme, which included a question on the application of the agent of change principle within the licensing regime. Detailed analysis covering responses to this will be published in due course.

For all these reasons, I hope that the noble Baroness, Lady McIntosh, and the noble Earl, Lord Clancarty, will feel able not to press their amendments.