Gideon Amos
MP for Taunton and Wellington · Liberal Democrat · United Kingdom
“My hon. Friend makes a very important point. He reminds me that, frankly, I struggle with the fact that such a momentous and significant policy instrument is going through Parliament without a vote.”
“Together, the existing and proposed frameworks begin to look like a greenfield-first approach. The golden rules, which would rightly require more affordable and social housing where green belt is released, are absolutely right. But the Government have consulted on allowing viability assessments to potentially undermine that.”
“Friend the Member for Wells and Mendip Hills put across very well, the 75,000 new dwellings will come as a surprise in terms of population growth compared with what has ever been achieved in the past. Urban areas where regeneration is needed have seen their targets reduced.”
“The proposed framework comes off the back of the recent regulations and direction that mean that decisions, both small and large, are now removed from local councillors, so that they have no power or control over those decisions.”
“Friend the Member for Wells and Mendip Hills pointed out, policy F5, paragraph 2(b)(ii), would create a new exemption from the sequential test for sites at risk of surface water flooding. As my hon.”
“The same instinct runs through proposals on the weight to be given to different policy considerations, giving the same weight to housing, economic development, and heritage and landscape, leaving Historic England to raise concerns about how those will be balanced.”
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“Few of us, and certainly not the Liberal Democrats, would object to local communities deciding that underused green belt land is degraded and could be released for development. But this policy overrides that local plan process, and disapplies protections against encroachment on the countryside, removing villages from the green-belt protections that they have had for decades and generations.”
“Friend the Member for Wells and Mendip Hills put across very well, the 75,000 new dwellings will come as a surprise in terms of population growth compared with what has ever been achieved in the past. Urban areas where regeneration is needed have seen their targets reduced. The second element driving development in rural green fields is green belt policy GB7. In short, that means that a developer can secure consent anywhere in the green belt, regardless of what the local plan says, on condition that it is near a town with a railway station. Ironically, an area with no green belt might be better protected because it is not subject to those policies to allow development around railway stations. The third and final part of the policy that leads to this greenfield development is GB2 for the grey belt.”
“The Town and Country Planning Association has called the framework “unprecedentedly permissive” for good reason. Three elements combine to have that effect. First, the standard method, where 0.8% of the existing housing stock is applied as a multiplier and then a further multiplier is applied according to areas of high house prices. By definition, green belts constrain supply; that is their purpose. Therefore, they are areas of higher prices. In short, the standard method takes the consequence of protecting a place as a justification for building more on it. That cannot be logical or acceptable. Rural councils have therefore been subject to much higher housing targets. For example, in Somerset, as my hon.”
“The same instinct runs through proposals on the weight to be given to different policy considerations, giving the same weight to housing, economic development, and heritage and landscape, leaving Historic England to raise concerns about how those will be balanced. It could mean that the historic setting of the Wellington monument on Oldway Road in my constituency, currently subject to appeal, could be another victim of these proposed policies. That approach could also be in contravention of the well-known wording in the Planning (Listed Buildings and Conservation Areas) Act 1990 that “special regard” will be paid to preserving heritage. Nowhere is the centralisation of such decisions in Whitehall’s grasp going further than in the green belt.”
“Across the proposed new framework document, that centralising instinct repeats itself, starting with the presumption in favour of sustainable development. Today, that presumption is a backstop, applying only where the local plan is absent or out of date, or where there is no five-year land supply. That rewards communities for investing in an up to date local plan. That presumption in favour of sustainable development is now to be abolished; instead, policies S3, S4 and S5 would impose a de facto presumption in favour of development in every circumstance for certain kinds of development. That begs the question: will councils continue to invest all their time and effort in local plan preparation?”
“The proposed framework comes off the back of the recent regulations and direction that mean that decisions, both small and large, are now removed from local councillors, so that they have no power or control over those decisions. It also means that proposed developments such as those at Orchard Portman near Taunton—where 1,100 acres of farms were sold off by the Crown Estate to a house builder without the usual return of payments to the public purse being required in the event of planning permission—could be decided in Whitehall, not by our elected counsellors in Somerset. For all applications now, the draft NPPF, which was recently out for consultation, is filled with policies that weaken local plans and community involvement. It is a power grab by central Government.”
“The Liberal Democrats welcome the ambition to deliver more homes, particularly the 150,000 social and council rent homes that the country needs, which we established as a target in our manifesto. But the right way to deliver those homes is by working with local communities and trusting them, not through more centralisation into Whitehall. Housing targets, for us, should be established firmly in a community-led process. The incoming Prime Minister has talked a lot about devolution and giving power back to local communities, and he is right to do so. Communities know what works for their area, but this proposed framework does the opposite, stripping power away from local decision makers rather than handing it to them.”
“It is a pleasure to serve with you in the Chair, Sir Desmond. I thank my hon. Friend the Member for Wells and Mendip Hills (Tessa Munt) and all the hon. Members who have contributed today, including my hon. Friends the Members for St Ives (Andrew George), for Thornbury and Yate (Claire Young), for Horsham (John Milne), for Didcot and Wantage (Olly Glover), for North East Hampshire (Alex Brewer) and for Melksham and Devizes (Brian Mathew). One of the abiding themes of the debate is that water and other infrastructure seem to escape the demanding targets that are applied to the delivery of housing. We need an infrastructure-first approach in which infrastructure is as prioritised as housing.”
“With 13,000 homes with planning permission unbuilt in Somerset and 359,000 empty homes in the country, we should be redoubling our efforts to deliver on both of those fronts first. What a community-led approach really means—and this framework lacks almost anything about community involvement—is homes that people can afford: council and social rent homes, alongside rent-to-own to help people get on to the housing ladder. The environment, our people and our communities are not the blockers of development; they are—or at least should be—the reason for development, and we can enhance the life chances of both if we get it right.”
“Friend the Member for Wells and Mendip Hills pointed out, policy F5, paragraph 2(b)(ii), would create a new exemption from the sequential test for sites at risk of surface water flooding. As my hon. Friend said, the insurance industry has pointed out that there could be as many as 400,000 mortgage prisoners in the future, unable to afford insurance as a result of these kinds of policies. To conclude, the Liberal Democrats are firmly committed to delivering the housing that we and our communities need, but placing all the emphasis on increasing permissions for private sector homes that few can afford is not the answer. We know that that will not reduce—and has not reduced—prices to make homes affordable. New homes are only 5% of the market, after all.”
“Similar centralising is proposed on nature and climate. National development management policies, along with constraints on local standard setting, will stop councils exceeding the statutory 10% of biodiversity net gain. Again, proposed policy PM13 will prevent councils from setting more ambitious energy targets. We saw the folly of that under the previous Government, who refused to continue with the zero-carbon homes programme. If they had continued that, and we had had solar panels on every house built since then, we could have avoided the need for an entire 900 MW power station—perhaps a small nuclear reactor or a gas-fired power station. Finally, as my hon.”
“Together, the existing and proposed frameworks begin to look like a greenfield-first approach. The golden rules, which would rightly require more affordable and social housing where green belt is released, are absolutely right. But the Government have consulted on allowing viability assessments to potentially undermine that. I encourage the Minister to say something on whether land should escape the golden rules requiring more social housing just because it has been previously developed. The binning of the garden city principles in the draft is equally damaging. They are the very foundation of what made the new post-war towns, such as Milton Keynes with its famous 22 million trees, some of the best places to live. That is no doubt a bit of drafting by those who know the cost of everything and the value of nothing.”
“My hon. Friend makes a very important point. He reminds me that, frankly, I struggle with the fact that such a momentous and significant policy instrument is going through Parliament without a vote. It can hardly be right that these major policy changes, which will unleash development all over the country and reverse decades-old planning policies, will not be subject to a vote, considering that we quite rightly spend weeks and months going through Bills. I am very grateful that my hon. Friend has chosen to prioritise these issues and is bringing them forward in his private Member’s Bill. I wish him well. I know that the Minister always works constructively across the House, and his work is appreciated for that. I know the Minister will work with my hon. Friend the Member for St Ives on his private Member’s Bill, as of course will I.”
“I am sure we would all be interested to hear that. We ask the Minister for an infrastructure-first requirement, so that regeneration schemes are properly funded to deliver the GP surgeries, schools and transport links that increased density requires; a national target for 150,000 social rent homes per year, rather than the market-led approach that we have at the moment; the delivery of a 10-year emergency home upgrade programme, starting with free insulation and heat pumps for low-income households, and a recognition that regeneration should never be done to a community, but done with and by the community.”
“The Liberal Democrats want to see a properly funded high streets strategy that genuinely brings empty units back into use as accommodation and housing above shops, strengthens the town centre-first principle and supports property owners who want to do those conversions. We would deliver on our 10-year emergency home upgrade programme, starting with free insulation and heat pumps for low-income households, so that regeneration is not the only route to warm homes. We welcome the fact that the Government have made housing a priority. We have read that the new Prime Minister will want to increase the number of council and social rent homes being built. Does the Minister believe that the new Prime Minister will match the Liberal Democrat ambition to reach 150,000 new social rent homes per year?”
“We want infrastructure to come first in these developments, so that regeneration comes with the GP surgeries, transport and drainage capacity that the extra density demands, rather than as an afterthought. As we have said: no doctors, no development. We would also get serious about the housing that already exists, but sits empty. There are more than 359 homes across the country that have been empty for six months or longer. Addressing that would ease the pressure to drive up to unsustainable densities in other parts of towns and communities, and would relieve pressure on greenfield sites. The same principle applies to our high streets.”
“Another example is the Cambridge road estate in Kingston upon Thames, in the constituency of my right hon. Friend the Member for Kingston and Surbiton (Ed Davey). The Liberal Democrat council there insisted on subjecting the proposed regeneration scheme to the kind of ballot that the hon. Member for Basingstoke referred to. Those involved worked hard with local residents and the proposal received overwhelming support, resulting in 2,100 new homes and 871 new council houses—218 more than were on the site before. Those are not marginal examples; they are proof that the choice is not between going ahead with regeneration or getting community consent. With leadership and real involvement, communities can and do vote for more housing, not less. The Liberal Democrats want to see that ambition matched nationally, and we would go further.”
“My Somerset councillor colleagues, including Federica Smith-Roberts, Tom Deakin and Lee Baker, have led the way on the regeneration of the North Taunton estate. There are 162 defective prefabricated concrete Woolaway homes, unfit for the 21st century, being demolished and replaced with 229 council homes for affordable rent—67 more than we had before. The scheme was built around a resident design group from the outset, not token consultations or consultation after the drawings were finished. Local community champions like Lesley Councill, who has done amazing work at the Priorswood community centre, helped to lead that involvement and deserve to be credited for a lot of the work. Existing tenants were rehoused during the works, with a guaranteed right to return.”
“Community involvement, consent and consultation are fundamental necessities if that kind of positive and transformative outcome is to be achieved. Regeneration is one of the best tools we have to help solve the housing crisis. It allows us to build the new homes we desperately need—including, crucially, new social homes—on brownfield sites, saving precious greenfield from development. It allows residents to exchange some of the coldest, leakiest housing stock in Europe for better homes that are affordable to run, while adding the kind of infrastructure that the hon. Gentleman referred to, such as GP surgeries, school places and playparks, which some estates built 60 years ago never had. Many Liberal Democrat councils are showing the way to do this.”
“It is a pleasure to serve with you in the Chair, Dr Murrison. I congratulate the hon. Member for Basingstoke (Luke Murphy) on securing the debate. His call for minimum repair standards seems very reasonable, and I am happy to echo it. I was pleased to hear the hon. Member for Strangford (Jim Shannon) identifying the regular attendees in this Chamber—I am tempted to say that it takes one to know one. I am sure we will see him again; it is always a pleasure to have him with us in a debate. It is a shame that the constituents of the hon. Member for Basingstoke do not feel they have been fully consulted, as they should have been, on the regeneration project he mentioned. Regeneration, when done with genuine community involvement, can change lives in some of the best ways possible.”
“We call for: a new EU-UK defence pact providing the basis for negotiating UK entry into SAFE, or Security Action for Europe; decent homes for service families and single living accommodation; and a £20 billion programme of defence bonds to inject the capital that our forces urgently need to meet the challenges set out by my hon. Friend and the strategic defence review. That is the defence of our country that Liberal Democrats have been campaigning for, and that is what we would deliver.”
“I welcome the £15 billion defence investment plan, but as my hon. Friend the Member for Tunbridge Wells said, it does not go nearly far enough. With £4.75 billion of that yet to be found, any raiding of the military housing budget would be a false economy and bitterly opposed by Liberal Democrats. If this defence investment is to be spent well, the promise made to our small businesses to properly integrate them into procurement must be kept. The current 5% procurement budget for SMEs is a pittance. An SME in my constituency—Coker Engineering in Taunton—needs reliable access to steel imports. I repeat the call for defence companies to be granted exclusions from steel import tariffs so that they can make the arms our forces need. In conclusion, if the Government’s ambition falls short, the Liberal Democrats’ ambition does not.”
“I urge the Government to consider whether anything can be done to better prevent people from interfering with guards’ duties. Cadets are tomorrow’s servicemen and women, so I welcome that our cadet forces are set to keep growing, and the 30% target must be met as soon as possible. A decent home for serving personnel matters, so I was proud as the Liberal Democrats housing spokesperson to take forward the work begun by my hon. Friend the Member for North Shropshire (Helen Morgan) and propose amendments to the Renters’ Rights Bill, which were eventually made by the Government, to bring service family accommodation up to a decent home standard by law. I am delighted that the amendments of my hon. Friend the Member for Lewes (James MacCleary) to the Armed Forces Bill would extend that to single living accommodation.”
“They have helped bridge the gaps between the NHS, local GP surgeries, and the commitments made under the Armed Forces Covenant… Their work really does make a difference.” The support that we give our veterans should also include those who served in Operation Banner in Northern Ireland. They should never have to face double jeopardy. That is why the Liberal Democrats voted against carrying over the Government’s Northern Ireland Troubles Bill. Given the heat, I will spend a moment thanking soldiers on ceremonial duties. I am personally appalled by the way a minority of members of the public treat the guards and their horses, as is regularly shown on social media. Veterans in my constituency have asked me to raise that here today.”
“Speaking of those who have been on active service, I also congratulate my hon. and gallant Friend the Member for Tunbridge Wells (Mike Martin) on his service. He brings to these Benches the sharpest of insights on defence and rearmament, and great experience too. How we treat our veterans is a vital component of how we will attract the men and women to serve in the forces and deliver the warfighting readiness that this debate is about. That is why the superb work of the NHS Somerset armed forces link team must not be cut back as a result of cuts to integrated care boards by the Department of Health and Social Care. Former Royal Marine Steven Summers has said to me that “the support provided…has been life changing.”
“Given the important armed forces community in Taunton and Wellington, which includes 40 Commando Royal Marines, 675 Squadron Army Air Corps, our sea and air cadets and our army cadet force, I start by thanking all those who are serving and all the veterans in my community who have served. At the weekend, I was pleased to have the opportunity to thank Ed Cullen and all the veterans who organised our superb Somerset Armed Forces Day event, drawing 49,000 people, which was a record attendance. I hope that the Minister will join me in congratulating them, as well as Terry Williams, who is fundraising to establish the “poppy of honour”, with 1.1 million named paper poppies for every individual lost in world war one. Indeed, I call on the Government to support that fundraising effort in a meaningful way.”
“Forty-two years will pass before leaseholders are free of the scourge of ground rent. Yet we still have no goal from the Government on how long it will take for the majority of leaseholders to enfranchise or to gain the right to manage, or for freehold estates to be sorted out. In closing, therefore, I ask the Minister for three things. First, enact the remaining Law Commission recommendations, so that leaseholders get the support they need. Secondly, create a regulator as a matter of urgency, and give it teeth to end rip-off charges. Finally, set a clear timetable for enfranchisement and right to manage becoming the norm, so that people win control over their own home. Let us free people from the leasehold trap. The Liberal Democrats would do that without delay.”
“I understand that the Government have asked the Law Commission to look into this, which is welcome, but the track record on Law Commission advice being acted on is worrying. On 27 January, the Minister promised my hon. Friend the Member for Thornbury and Yate (Claire Young) that those residents would get protection in this Parliament, but that protection is not in the Bill. When will it be legislated for? In the meantime, councils should be given greater powers to adopt estates. Also, we need a property management regulator of the sort Lord Best recommended, which has the power to crack down on and cap the most exploitative service and estate management charges. Six years have passed since the Law Commission made its recommendations and seven since Lord Best reported.”
“Landlords and freeholders, who hold all the information and resources, should be required to offer right to manage through a ballot of residents, with a presumption in favour unless more than half of residents vote against it. In respect of leaseholders being enfranchised into owning their own home, and setting a target, the Minister should bring back the amendment he tabled in opposition on properly setting deferment and capitalisation rates. The Bill appears not to contain such a provision. Before I end, I want to say a word about “fleecehold” as it affects freeholders. They face exactly the same issues of moving in, then having no control over the fees they are forced to pay. Homeowners should be given the right to manage the estates they are contracted into having responsibility for.”
“Residents were forced to set up two separate right-to-manage companies, duplicating costs, simply to manage two buildings in one estate. Once they had finally won the right to manage, they found no legal way to recover even the basic costs of the right-to-manage company because the costs were outside what the lease defined as a service charge. There was a similar story when they went to amend their leases. What links all three problems is that the Law Commission recommended they be fixed back in 2020, so why not implement them in the forthcoming Bill? Right to manage should not be a niche arrangement that only a determined minority can navigate their way into.”
“As a first step to achieving those targets, the Government should enact all the remaining Law Commission recommendations on enfranchisement, including cutting out the swindle of development value—recommendations that came out six years ago but, for some reason, remain unimplemented. The Government inherited that delay but then promised in the 2024 King’s Speech to enact them. Let me give the House a specific example of what the delay in implementing those recommendations means in practice. One constituent in Taunton and Wellington went through the right-to-manage process as it stands. It took him four years, and he told me it “felt like a full time job.” The delay meant that he kept paying an overpriced service charge, adding up to an extra £5,000.”
“Nearly 5 million households in England are living under this feudal system today. The Housing Secretary himself has called ground rent “money for nothing”, so why pay £250 for nothing for the next 40 years? For any of the 5 million leaseholders living under this system right now, the draft Bill does very little to help them gain enfranchisement, fix service charges or take control of how their buildings are run. The Government have said they are committed to bringing “the feudal leasehold system to an end.” Where are the goals and milestones that mean it will happen? A target date is needed by which all leaseholders have had an affordable opportunity to convert to commonhold and for the right to manage across the sector.”
“I thank the hon. Member for Vauxhall and Camberwell Green (Florence Eshalomi) and her Select Committee colleagues for their excellent report and for securing this important debate. Members on both sides of the House have made important points, including my hon. Friends the Members for Woking (Mr Forster) and for Surrey Heath (Dr Pinkerton), who resolutely spoke up for their residents. The Liberal Democrats welcome the introduction of a commonhold framework, the abolition of leasehold for new build flats and the end of forfeiture. Those are clear steps in the right direction, but they do not go nearly far enough. Liberals and Liberal Democrats have been campaigning for an end to unfair residential leasehold since the Liberal Government’s 1909 people’s Budget, and over 100 years on, progress has been woeful.”
“We need more support for them to covert those spaces into residential use. In conclusion, the Liberal Democrat asks are clear: swifter, stronger closure orders; penalties for landlords who turn a blind eye; planning enforcement against opaque store fronts; the reversal of employer national insurance rises; bus fares cut to £1; and more help to unlock homes above shops. Our great traders and small businesses deserve that support, and they will repay it in bucket loads if we give it to them.”
“Our long-standing position is clear: replace business rates with a system of commercial landowner levy, based on land value rather than capital value, thereby shifting the burden from tenants to landowners and prioritising high streets in the process, stimulating the investment that we need. It is no matter how nice our high streets are if people cannot visit them, so we have called for bus fares to be cut to £1 for all. A family of four making a trip into Taunton from a nearby village have spent a significant sum at £3 each before they have spent a penny in a local shop. Homes above shops also have a transformative role, putting more people on to our high streets day and evening, weekday and weekend. The current policy framework allows for that, but shop owners often have neither the time, expertise or resources to navigate the system.”
“In Taunton and Wellington, I often speak to local traders who offer brilliant products and services, but they are under massive pressure to make ends meet, given the cost pressures and tax increases that have been levied. The Government increases in employers national insurance are a jobs tax, and they hit businesses hardest. That is why the Liberal Democrats oppose them at every opportunity. I call on the Minister to lobby the Treasury to reverse those increases and take more costs off our small businesses, which are the backbone of the UK economy and its single biggest sector. In some cases, business rates now exceed rents and squeeze out the independent businesses that give high streets their character.”
“With an amendment to the guidance to clarify that one feature of a shop is a display of some sort or a shop window, enforcement action could be taken, and a stop notice could be issued under the Planning Act 2008, requiring unauthorised use to end. I urge the Government to include that measure in their review of powers, as well as addressing the issue of illuminated signs, which was raised by several hon. Members. We should all recognise that antisocial behaviour can be deeply traumatising; as well as bringing back proper community policing, the Liberal Democrats want more use of directly employed community safety wardens, and mobile CCTV to enforce localised issues such as fly-tipping and harassment. However, enforcement alone will not regenerate a high street.”
“It is a simple point, but a shop usually has a shop window and a display, not an opaque screen hiding the internal activities from view. The window on to the street provides natural surveillance into and out from the premises. It is an invitation to the customer, and what makes the high street feel alive—it is part of its aesthetic appeal. Although it is difficult to quantify, that is incredibly valuable to the vitality that makes our town centres places where people want to go. Planning enforcement could be used to enforce that principle. If a business converts its shopfront into a blank wall or an entirely blacked-out façade, it is no longer operating as a retail unit in the traditional sense of the word. Planning use classes A and E define what a shop is, and both those classes include several mentions of a display.”
“Members raised, measures need to be taken against dodgy landlords who knowingly and repeatedly let their premises to illegal traders. All those changes must come alongside investment in proper community policing to curb not only that kind of activity, but antisocial behaviour and shoplifting, which drive customers away. The Liberal Democrats would call on the National Crime Agency to establish a dedicated unit to tackle organised shoplifting gangs and give small businesses the tools they need to protect themselves. Several hon. Members rightly raised planning controls. Someone walking down many of our high streets will find units that are technically occupied and trading but with shop windows deliberately blacked out with various coverings.”
“However, they are struggling against the backdrop of energy costs, the difficult financial environment and those dishonest traders who do not play by the same rules as the rest of us. We cannot allow our high streets to become sites of decline. In Taunton, thanks to the team of councillors, trading standards officers and local police, a number of shops have rightly been shut down—a crackdown that I called for and supported when it happened. Although I am encouraged by the Government’s measures on closures, they must go further on this issue. I reiterate the call I made on behalf of the Liberal Democrats in this Chamber a few weeks ago: there need to be greater powers for police officers to issue closure orders more swiftly and permanently close down repeat offenders and, as other hon.”
“It is a pleasure to serve with you in the Chair, Ms Vaz. I congratulate the hon. Member for Bromsgrove (Bradley Thomas) on introducing this important debate, on the constructive spirit in which he introduced the subject and on his generosity in taking interventions. My hon. Friend the Member for Mid Dunbartonshire (Susan Murray) rightly highlighted the issue of business rates; they need to be abolished and replaced with an entirely different system, which I will come back to. High streets are at the heart of our communities. In Taunton and Wellington we have a great range of independent traders, shopkeepers and hospitality businesses. Footfall in Taunton is up by 4.6%, which is way above the national average, in large part due to their efforts and work to promote the independent quarter and other parts of our town.”
“It is a pleasure to serve with you in the Chair, Sir Desmond. The only certainty that consigning applications to officers will bring is a greater certainty of refusal. Officers refuse a greater proportion of planning applications than planning committees, which is not an argument in favour of the draft regulations.”
“When I spoke to the chair of my local planning committee in Somerset recently, I heard about a similar example just outside my constituency where officers were recommending a refusal, but members overturned that decision and the housing was granted. That will not be possible under the draft regulations, and applicants will have nowhere to go. Whether they are local residents or local builders, they will not be able to do anything. They will be allowed to contact their councillors, but their councillors will turn around and say, “Even though I’ve been elected as a councillor, I cannot have any say or effect over this council decision. It has been taken away from me by the regulations.””
“One does not have to spend a lot of time as a member of a planning committee to come across applications where officers recommend a cautious refusal, but members of the committee then overturn that decision. I dealt with one in Wiltshire many years ago where an owner wanted to divide a large house into two by blocking up two doorways. The planning officer and the senior planning officer were adamant that this would create a new dwelling in the open countryside and so must be refused, and they would listen to no other representations. With the support of local councillors, it was taken to the planning committee and the planning committee unanimously approved the application to create an additional dwelling and increase the housing supply.”
“Councillors have already been removed from making a free decision on developments for over 150 homes; they cannot refuse them unless they first go cap in hand to the Minister and ask whether that is okay. Under that recently introduced direction, they lost their ability to decide on applications over 150 homes, and under the draft regulations, they will also lose their ability to decide on smaller applications. Guidance on the draft regulations would be a good thing, but this is not about guidance—the key word is “must”. The Minister referred to democratic oversight, but that will be removed unless the draft regulations are defeated. There is absolutely no question of any democratic oversight in any of these decisions. Two examples came to my mind.”
“In particular, our target for social homes is higher than the Government’s, as we would aspire to deliver 150,000 per year, and we would allocate funding in that direction. Many of the measures that the Government are bringing forward seem to be directed at increasing planning permissions, largely for private sector housing, which many people in my constituency cannot and will not be able to afford. There is also little evidence that increasing planning permissions will reduce house prices—in fact, that has never happened, and it never will. Of course, house builders work on a commercial model in which they need to sustain their price to make their profit, which is an entirely reasonably approach. Recent other changes also seem to be bearing in this direction.”
“I will give two examples that have a bearing on the hon. Gentleman’s point momentarily. The Liberal Democrats have supported elements of the Government’s reforms. We supported the housing measures in the Renters’ Rights Act 2025, and we support the principle of strategic planning. We also have no objection to a standard scheme of delegation or an upper limit on the size of planning committees. However, we do not accept that decisions must—the word “must” is used several times in the draft regulations—be taken away from elected councillors such that councils will approve decisions in cases where every single councillor disagrees, and the council’s name will still be on that decision. How can that be just? How can that be right? The delivery of new homes is important.”
“In our view, the draft regulations dangerously undermine democratic accountability—in fact, they remove it altogether—and leave the way open for those who will say, “It doesn’t matter how you vote or what you think—it has no effect.” The regulations will extend that principle to councillors and their powers: it does not matter what they think or what they say; they will not be allowed to affect decisions that are taken in their name and the name of their council. We will be pressing the regulations to a Division if the Opposition do not. Every councillor will regret these changes.”
“The consultation outcome document goes on to state: “However, where agreement is not possible, the case must be delegated to officers under regulation 5(3).” The questions raised by the Opposition spokesperson, the hon. Member for Orpington, about whether officers will be required to prepare the same registers of interest and to be subject to the same degree of openness and accountability that councillors have to have are well put.”
“The hon. Gentleman makes a good point about the importance of close working between councillors and officers, and I do not deny it, but the planning committees and the national scheme of delegation consultation outcome document is crystal clear, and I am grateful to him for allowing me the opportunity to quote it. It says in paragraph 17: “Nominated officers and nominated members should make every effort to reach agreement on which cases should be referred to committee.” Of course, that is only in schedule 2 applications; in schedule 1 applications, there is no opportunity for councillors to have a word with the officers and have the application referred to committee, but in schedule 2 applications there would be.”