My Lords, I am grateful to all noble Lords who have participated in this debate. I am also grateful to the noble Earl, Lord Howe, for his response. I am afraid that enforcement is an element of planning that is little understood by the public; they often think that our powers and resources are much greater than they are to deal with some of the issues that arise. I pay tribute to planning officers who field all of this on a daily basis. Even in our short discussion here, it has been clear that it is not always very straightforward. We are all striving to improve confidence in the process as we go through the amendments to the Bill.
Some confusion has arisen around the proposed amendments to the time periods, but, having had the explanation from the noble Earl, that is a bit clearer. It was about whether the four-year time limit was there to begin enforcement action and that was now being moved to 10 years, which gives a longer wind. I accept all the comments that have been made—particularly by the noble Earl, Lord Lytton—asking whether, if nobody has noticed it in four years, they will notice it in 10 years, and whether it really matters if they do. However, these issues can be very serious, as we have heard in previous debates in this Committee. I think a longer time period for enforcement to be able to be taken does not make sense, particularly where, as explained, there are two timescales at play in the Town and Country Planning Act.
Our concern is that this might give reasons for delay to the enforcement action itself, particularly for issues around environmental action. We need to make absolutely sure that we are not going to give any opportunity for delay in responding to enforcement action. If there is going to be a delay in the reporting of it, that is one thing. If there is going to be a delay in responding to it, that is a whole other issue. In terms of the points made by the noble Earl on engagement with key stakeholders, I was reassured to hear him say that the delay to the time period had come directly from the key stakeholders involved.
We have had plenty of discussions in previous Committee sessions on the Bill about digitisation. I think that local government has gone quite a lot further than some of the people in DLUHC might think. I will leave that there, but of course we can always do better on digitisation.
The issue of local authority resources is very important to all of us, as we are constantly debating. There are quite a lot of acutely aware people in the public who might see the introduction of enforcement notices, potentially creating an expectation that we are going to have further action on them. We always have to be careful that we look at the resources that are going to be required to deal with new measures, and the same applies to this part of the Bill. I was extremely pleased to hear about the increase in fines for retrospective applications, which have been a long-standing bugbear of mine, as I said earlier.
The noble Earl mentioned that it is not the intention to give relief from affordable housing provisions. I understand what he said: that that provision is directed at emergency provision for construction sites. Those of us who were in local government at the time had plenty of contact from both the construction sector and from members of the public about changes to that—there was a need for emergency procedures then. We will take a closer look at that, as we believe there could be unintended consequences—particularly on the provisions for affordable housing—from that issue.
I will now turn to some of the comments made by other noble Lords. I have already mentioned the comment by the noble Earl, Lord Lytton, who asked whether, if something had not been spotted in four years, it was really an issue at all. It is often surveyors who pick up these issues at the exchange of property: a surveyor might go in and realise that something is not quite right with the property. I was quite surprised to hear the noble Earl say that there should be a line drawn under this after four years. Owners may not be aware of the Article 4 directions; I do think there is a very widespread lack of understanding around Article 4 directions and what they can mean. The rules are certainly a bit opaque, but I do not think it is repressive and intrusive local councils that are causing the problem here.
We do have the issue around HMOs and permitted development—which the noble Baroness, Lady Thornhill, referred to very powerfully—where you end up with these beds in sheds developments. The permitted development and HMO regimes exacerbate that and may need just as much attention as the enforcement mechanisms. I would agree that a better outcome would be trying to get compliance, rather than going into litigation. I really chimed with her point about people chopping down trees with TPOs—they would do that and then worry about the TPO afterwards.
I am grateful for all the responses to the points that have been made. I do remain concerned that the Bill is not terribly clear about whether it is enforcement or reporting of enforcement breaches that are extended to 10 years. That could do with some clarification. We will take a further look at that. With that, I withdraw my amendment for the time being.