Planning and Infrastructure Bill

Lord Pannick Excerpts

Committee stage
Monday 15th September 2025 Lords Chamber

[Lord Grabiner (CB)]

My Lords, I support the noble Lord, Lord Banner, and have added my name to his amendment.

Every so often, we get a court decision which produces an unsatisfactory outcome. If, as is the position in relation to this amendment, it is a decision of the Supreme Court, there is no further appeal process. In that event, it is possible to have recourse to Parliament for the resulting problem to be put right. This is such a case.

Quite often, because of the demands made on parliamentary time, it is not practical to get a speedy solution. Fortunately, the Planning and Infrastructure Bill is in progress and is, I believe, tailor-made for the resolution of this problem. The mischief addressed by the amendment was, as you would expect, identified by Lady Rose, delivering the unanimous judgment of the five-judge Supreme Court in the case of R (Day) v Shropshire Council that we are concerned with. In paragraph 116, at the end of her judgment, Lady Rose said:

“I recognise that this leaves a rather messy situation”.


This is one of those situations where Parliament can and should step in to perform some corrective surgery.

I will not weary your Lordships with a detailed analysis of some arcane trust law or a lengthy exegesis of Section 164 of the Public Health Act 1875, Sections 123 and 128 of the Local Government Act 1972, and the provisions of the Open Spaces Act 1906—the noble Lord, Lord Banner, has already done that. I do not mean he has bored your Lordships; I mean he has accurately, if I may respectfully say so, summarised the import of that mixture of ancient legislation.

Where a local authority is proposing to dispose of land, it is technically obliged to advertise that fact for two successive weeks in the relevant local press—that is by virtue of Section 123 of the 1972 Act. This enables residents to register their objections in advance of the disposition. It is a consultation process. I describe the advertising requirement as technical because the 1972 Act specifically provides that any failure to advertise—for example, by mistake or oversight—will not impede or undermine the transaction. The buyer is fully protected and gets title to the land purchased—that is Section 128, as the noble Lord, Lord Banner, made reference to.

That provision says that the sale is not invalid for want of advertising and that the purchaser

“shall not be concerned to see or enquire”

whether the advertising requirement has been satisfied. Careful and complex historical investigation conducted by a potential purchaser may reveal that the land is subject to a public or statutory trust under the 1875 Act, entitling the public to go on to the land for recreational purposes. The effect of the Day case is far-reaching. It is accepted that the purchaser gets a good title, but the failure to advertise means that the public right to use the land remains in place. Moreover, that will continue to be the case for ever, because only the local authority has the power or duty to advertise under the 1972 Act, so it has a most profound and permanent effect.

Your Lordships will immediately appreciate the devastating impact of the Day decision. The land is blighted. The potential purchaser—for example, a developer—will walk away either because he does not know if the parcel of land, for historical reasons, is caught by the 1875 Act, or because he discovers it is caught, he can do nothing about it and his development plans would be frustrated. At a time when it is in the public interest to encourage housebuilding, it is important that unjustifiable impediments should not be allowed to undermine the furtherance of that crucial objective.

One can see that an objection to the amendment might be made along the lines that the public right to enjoy the land would be taken away. That is true, but there are two important countervailing arguments: first, there is an important public interest in doing whatever we can about the chronic housing shortage; secondly, it is obvious that, in the 1972 Act, Parliament was giving local authorities the power to sell the land and thereby to ensure that the public recreation rights would fall away for ever. The decision in Day makes it plain that if the advertising requirement had been satisfied, the public right would indeed have disappeared. When we take account of the fact that the purchaser gets a good title in any event, the intention of Parliament in 1972 is clear. That Act was designed to facilitate or ease the transfer of land.

The Day decision has produced an uncontemplated hurdle that can, and I respectfully suggest should, be set aside. I hope your Lordships, and indeed the Government in particular, agree with this analysis and will agree to the amendment.

[Lord Pannick (CB)]

My Lords, I too have added my name to the amendment. As the noble Lord, Lord Grabiner, has just mentioned, the Supreme Court concluded its judgment by recognising that it would leave a “rather messy situation”. This amendment gives Parliament the opportunity to clear up that mess. The mischief that the noble Lord, Lord Banner, explained is impeding many developments up and down the country, not least the plans of the All England Lawn Tennis Club to expand its facilities at Wimbledon—a much-needed development that will enable the club to better perform its functions of national and, indeed, international importance. It is a great pleasure to follow the noble Lords, Lord Banner and Lord Grabiner, in relation to this development; they are a formidable doubles team. I will just add a few points.

The first point I want to emphasise is that the law already provides that, if the local authority complies with the statutory requirements and properly advertises the sale, the purchaser takes the land free from the trust. See Section 123 of the Local Government Act and paragraph 102 of the Supreme Court judgment. There is no question of the trust being sacrosanct in law.

--- Later in debate ---

[Lord Lansley (Con)]

Before the Minister replies, I just intervene, not having spoken previously, to say there are always two sides to any argument. There were clearly two sides to the argument before the Supreme Court, the other side being Dr Day’s argument that those people who had the benefit of access to open space should have been consulted about the loss of that.

I agree with my noble friend Lord Banner that, clearly, the intention of the 1972 legislation was that local authorities could dispose of that land and that they would be able to do so notwithstanding the previous Open Spaces Act 1906. The point that was asserted on Dr Day’s behalf before the Supreme Court was that those people who benefit from access to open spaces should have been consulted. The opportunity should be taken just to establish that not only do we need to change the law, we need to examine how and under what circumstances local authorities that wish to dispose of land to which the public have access should consult those people who would be affected.

[Lord Pannick (CB)]

In answer to the excellent speech by the noble Lord, Lord Blencathra, it was not my noble friend Lord Grabiner and I who described the situation as a mess. Those were the words of Lady Rose herself in the Supreme Court. I would not presume to suggest that the Supreme Court judgment was a mess.

While I am on my feet, I am grateful for the opportunity to mention that my noble friend Lord O’Donnell is here but was not here at the beginning of the debate. He tells me that he very much supports this amendment and would wish to be included in any meeting, if the Minister will grant one. He is a main committee member at the Wimbledon club. He strongly supports the amendment but cannot speak because he was not here at the beginning of the debate.

[Baroness Taylor of Stevenage (Lab)]

My Lords, I thank the noble Baroness, Lady Hodgson, and the noble Lord, Lord Banner, for their amendments related to land purchasing, and the noble Lords, Lord Grabiner and Lord Pannick, who have contributed to the debate.

Amendment 227C seeks to ensure that, when approaching landowners to buy or lease their land in connection with a proposed development, developers declare their interest in purchasing adjacent land and confirm whether purchasing that land is being done in connection with a nationally significant infrastructure project for development consent via the Planning Act 2008. While I appreciate the intent behind this amendment—to increase transparency and discourage speculative land banking, which none of us wants to see—I respectfully argue that it is neither appropriate nor necessary within the framework of the Bill.

Purchasing land in relation to developments, particularly those that relate to nationally significant infrastructure projects, can often be sensitive in nature and thus require confidential discussions between parties to ensure that the most appropriate and proportionate outcome is achieved for all. Requiring developers to disclose whether they are in talks with other landowners could inadvertently breach confidentiality agreements, potentially jeopardising progress on the development of projects.

Furthermore, within the Planning Act 2008 guidance related to procedures for the compulsory acquisition of land, there is government guidance on where purchasing land is required in connection with nationally significant infrastructure projects. This encourages developers to enter into early discissions with people who could be affected by land acquisition as a result of an NSIP. The Government stand by this guidance and seek to build on those principles without complicating negotiations with additional burdens on developers.

Lastly, where land is being purchased in connection with an NSIP, applicants are required to produce and keep up to date a book of reference, which is submitted with the application for development consent. This is a crucial document that is available for the public to view once an application has been submitted and accepted by the Secretary of State and outlines all land and interests in the land associated with the application. This includes land and interests in land that may be affected by the development, including through compulsory acquisition, temporary possession or interests being suspended or extinguished. This document, therefore, provides a clear and transparent account of all land and interests in land proposed to be affected by an NSIP.

With that, I thank the noble Baroness for her helpful proposal. However, in the light of the sensitivities noted, the guidance published, and the existing requirements of the Planning Act 2008, we do not consider that this amendment is necessary.

I turn to Amendment 227E. I hesitate to take on the combined ranks of the eminent noble Lords who have spoken in this debate, but I am grateful to the noble Lord, Lord Banner, for raising this important matter related to the disposal of land by local authorities and extinguishing the trust under which the land is held for public enjoyment, whereby it is preserved for recreational use and cannot be repurposed without following statutory procedures. The Government agree with the intent behind this amendment.

Open and green spaces and public parks are an essential part of local social infrastructure. They are one of the main reasons why people feel proud of their local area. They provide places for social connection, support health and well-being, increase community engagement and volunteering and help people to connect with nature, and can be a strong foundation for social capital.

We acknowledge that not all open spaces continue to serve their original recreational purpose. In fact, when they become neglected, they can cease to be an asset and become a burden for local authorities and communities. That is why there is a long-established procedure under Section 123 of the Local Government Act 1972 to allow for the disposal of open land held in trust.

If the procedure is followed, the land can be disposed of free from the trust provisions. Local authorities must advertise the intention to dispose of the land for two weeks in a local newspaper and consider any objections to the proposed disposal. Purchasers of land from local authorities can already protect themselves from acquiring land that they cannot develop because of a statutory trust by considering with their legal advisers whether the correct procedures have been followed, or raising appropriate pre-contract inquiries with the local authority prior to acquisition.