Housing and Planning Bill — House of Lords, 2016-03-23
Topic: Housing
James Bridges (Conservative, Centre-right): My Lords, I, too, will try to be relatively brief. It is very good to be here at last; good things come to those who wait. The noble Lord has just raised some important points about these amendments. Let me turn directly to Clause 183, which requires Ministers of the Crown, in developing proposals for the disposal of their interests in land, to engage on an ongoing basis with each local authority in whose area the land is situated and other public authorities specified in regulations Clause 183 was inspired by local authorities which have experienced varying levels of engagement from central government, ranging from excellent to none at all. The aim is to ensure consistency in the way the Government engage with them. Amendments 105 to 109 would undo that common approach by making separate provision for the way authorities in London engage with each other. Amendment 108 could create particular confusion by requiring authorities in London to have regard to two sets of guidance, one published by the Secretary of State and the other by the mayor Turning briefly to Amendment 106, Clause 183 provides for the Minister for the Cabinet Office to issue statutory guidance on how the duty to engage is to be complied with. The clause is framed in this way to allow for flexibility. The duty to engage is new and we want to be able to monitor how it works in practice so that the detailed requirements can be fine-tuned if necessary. However, I agree that the regulations and guidance will need to take account of the role of the mayor in London. The mayor has a fundamental role in housing, planning and regeneration in London and has wide powers to acquire land, including by compulsion, and to develop or dispose of land as appropriate to a given scheme. Noble Lords will know much about that. In view of that important role, I can reassure the noble Lord and the noble Baroness that we will specify the Mayor of London in regulations made under this clause, so that Ministers and public bodies, when developing proposals for the disposal of land in London, will need to engage with the Mayor of London Clause 184 is a transparency measure. It aims to incentivise bodies to release land in a timely manner, and where they have good reasons for not doing so, ensures that these are made transparent. Reports are not intended to be provided to a particular body, but made available publicly so that bodies can be held to account in respect of their use of surplus land. Reports will be readily accessible by the Mayor of London and there is no need for the express provision sought by Amendment 110. However, it will be important to ensure that the mayor is made aware of any reports under Clause 184 which include land in London. We will therefore undertake to consult the mayor when drawing up regulations under subsection (9) to ensure that the mayor’s views on how they should be published are taken into account Turning to mayoral combined authorities, I am unconvinced that the amendment would be helpful, as it would add to bureaucracy and reduce efficiency by requiring authorities to provide information to the mayoral combined authority or requiring the mayoral combined authority to request information from local authorities in its area. Individual local authorities will take decisions as to which land is surplus and will have this information readily to hand. Requiring individual authorities to report is the simplest and most straightforward approach Amendments 112 and 113 would insert two new, almost identical clauses which would prevent a relevant public body from disposing of any surplus land without first giving a mayoral combined authority, or the Mayor of London respectively, the right of first refusal to acquire that property, either at best consideration or at a sum that is less than best consideration by consent of the Secretary of State. Here, I point out that the mayor already has significant powers in relation to land. The mayor can acquire land, including compulsorily with the consent of the Secretary of State, and can develop and dispose of land and property. Where large, strategic opportunities arise, the mayor is empowered to designate a mayoral development area, which then triggers the establishment of a mayoral development corporation. For smaller opportunities, the London Land Commission has been established to play a strategic role in brokering agreements between land-owning bodies and government departments to facilitate development I am concerned that the amendments would add time and complexity to the disposal process without guaranteeing the best disposal routes. While there will be instances in which the mayoral combined authority or Mayor of London will be an appropriate disposal route for sites, they will not always be so. Schemes such as large urban extensions or garden cities require authorities to work with a number of developers and other partners, often over a number of years. In such instances it would not be appropriate for authorities to offer land to a mayoral combined authority or the Mayor of London, or for the mayoral combined authority or Mayor of London to dictate what the disposal route should be. Moreover, the proposed process would add considerable time and complexity to the disposal process Amendments 114 and 115 would amend Clause 185 to devolve the power to order disposal to the Mayor of London for relevant public authorities in Greater London. The bodies to which the power applies are not limited to local authorities but include a range of authorities with public functions, which span the whole country. How authorities with a national focus use their land must be judged in the wider context, taking account of their strategic need for land now and in the future. It would be inappropriate for the Mayor of London, with functions concentrated within the boundaries of Greater London, to make a judgment on whether a given piece of land within London is surplus to requirements. Devolving the power could risk undermining the ability of such bodies to carry out their functions properly. Government Ministers have the strategic overview necessary to identify where local directions to dispose of land may have a broader impact nationally Finally, Clause 183 already provides for regulations to be made setting out how relevant public authorities should engage with other relevant public authorities when taking forward plans to dispose of land. Clause 184 would require authorities to publish details of land that has been declared surplus for two years or more, or six months in the case of residential land. The Government are also consulting on updating the transparency code to require local authorities to record details of their land and property assets on the Government’s electronic property information management system. Given these new measures, which will improve engagement and increase transparency, it is unclear what Amendments 117 and 118 would add I hope I have dealt in some detail with some of the points raised by the noble Lord and noble Baroness, that I have been able to give some reassurance in the area in which it was sought, and that the noble Lord, Lord Tope, will feel able to withdraw his amendment.