Localism Bill

My Lords, I have the fourth amendment —Amendment 170CH—in the group, which is a bit of a mixed bag. I also added my name to the first amendment which was tabled by the noble Lord, Lord McKenzie of Luton, and support everything he said about it. Amendment 170CH is another amendment which originated with the RTPI. I am also grateful for help with it from Vivien Green, who is a planning consultant who lives not very far away from me in Pendle. The amendment would add two new sections to the Town and Country Planning Act 1990. The first would be new Section 106D, ““Notification of initiation of development””, the key part of which reads: "““A person who intends to carry out development for which permission has been granted or for which a local development order, a neighbourhood development order or a community right to build order has been made must as soon as practicable after deciding on a date on which to initiate the development inform the local planning authority of that date””." It also requires the local planning authority to draw attention to this provision when it gives permission for development. The second new section, Section 106E, ““Display of notice during development””, states that, "““A person carrying out relevant development must display a notice containing prescribed information while the development is taking place””," and gives some more details about the classes of development to which this applies—it obviously would not apply to small developments or simple changes of use—and to some other provisions in relation to it. There is no doubt that there is a general problem with enforcement. In general, enforcement is something that local planning authorities do not always do as well as they do some of their other tasks. It is seen as something that you do when you have a bit of spare time, perhaps, and it does not get the same resources put into it. That includes enforcement of conditions and of compliance with the details of planning applications. It is our view that a provision that developers and people with planning permission should have to inform the local planning authority when development starts would be of help in this respect. Such a provision would ensure that checks can then be made on pre-commencement conditions and subsequently that development is proceeding in accordance with approved plans. It is already a mandatory requirement for developers to give 48 hours' notice of intention to commence work under the Building Regulations. Of course, developers may use someone other than the council to provide building control, but, nevertheless, many still use the council. Even if a developer is going to use a council building inspector, in a number cases the development can commence by the actions of the developer long before a building control notice is required. I have been provided with correspondence between the Member of Parliament for Pendle, Andrew Stephenson MP, who was originally contacted by Vivien Green to take this matter up, and Bob Neill, the Minister, whose letter puts the argument about why the Government are not happy about this, which is perhaps what the Minister is going to say. The letter says: "““However, I would be reluctant to impose a further statutory requirement of this nature on developers, in addition to those that apply under Building Regulations and the Community Infrastructure Levy system, particularly when we cannot know whether local planning authorities would be likely to use the information routinely or only exceptionally. If a developer is suspected of having failed to comply with any pre-commencement condition, the local planning authority's enforcement team is still able to take action””." However, I think the argument that it is onerous should not be taken too seriously. Filling in a simple form, possibly a prepaid one, to notify the council of the intention to start development is not a great burden and is definitely not in the same league as the CIL system. Where developers are using the local authority for building control purposes, they have to notify them under the Building Regs. It would be perfectly possible to have a joint form so that there would be hardly any extra work. It has been a statutory duty to notify the planning authority in Scotland since 2009, and developers did not raise this requirement as an issue or a cost when the impact of those changes was assessed recently by the Scottish Government. It is a relatively minor thing for people to do but it could have a significant effect in improving the system of making sure that people are adhering to conditions and to the planning application that has been approved. In our view, it would be a useful small reform. I look forward to the Minister's comments.