I congratulate the Minister on the depth of his reply, given the short notice that he had of this debate. It was a very useful analysis of everything. House rules now allow us to use our iPads; I can see that the Minister has an impressive track record in this area in local government. This has been an excellent debate.
I thank noble Lords for their contributions on the small developments amendment. My explanation was inadequate in comparison with that of the noble Lord, Lord Best, which highlighted exactly the potential gain there can be in splitting up developments. I am reassured by the Minister on that area. Clearly the Government are determined that such attempts to reduce the individual tranches of development will not be used.
Like my noble friend Lord Jenkin, I read the authoritative report from the Federation of Master Builders. It struck me as a denigration of its own profession, saying that smaller builders are not able to do this. I find that hugely disappointing. My experience, like that of the noble Lord, Lord Best, is the opposite. Smaller builders are far more able to provide consistent quality and to use local subcontractors for specialist functions, which these energy and emission-savings regulations would require. Rural communities are nearly always small but are also challenged on energy bills because they do not have access to gas. I am in that situation. I do not plead fuel poverty, but many people in my neighbourhood would because we have no access to gas and have to rely on oil, which I use, or bottled gas, if people are really well off. I cannot afford that luxury. It is a real issue. I ask the Minister and the Government to think again about this exemption.
I accept the Minister’s criticism that the very specific five-mile radius is perhaps not appropriate. I think we all agree that it would be preferable if alternative allowable solutions were implemented locally so that local communities and people in the houses concerned would see some of the benefits. I understand that it will be in the interests of the developer to point out local benefits that come through. In this case, would the Government see that that could be enforced?
It would really concern me if, having got permission for a development with allowable solutions, the developer, having done the sale, decides that it is all a little too difficult. We have seen a renegotiation of affordable housing or Section 106 agreements. Then, because of what they have decided to do in a development in Reading that is controversial, say, they decide to plant a forest in Northumberland after all. That is excellent for Northumberland and great for the climate, but not what the residents of Reading were promised. Will there be a preference for local solutions and, if agreed, will they be enforceable? I ask for the Minister’s thoughts in that area.