Written questions by Collins.

Communities and Local Government, whether his Department plans to (a) amend planning policy and (b) issue guidance on (i) the sequential test and (ii) flood-risk management in the context of recent (A) appeal and (B) other judicial decisions.

The National Planning Policy Framework makes clear that inappropriate development in areas at risk of flooding should be avoided by directing development away from areas at highest risk (whether existing or future). Where development is necessary in such areas, the development should be made safe for its lifetime without increasing flood risk elsewhere. To ensure a proportionate, pragmatic and constituents approach to surface flood risk, we published updated planning practice guidance to clarify how the sequential test should be applied in September 2025. We will consider whether any further changes are required to national planning policy for flooding as part of the new suite of national policies for decision making that we intend to consult on later this year.

Communities and Local Government, when his Department plans to publish the Community Cohesion Strategy; and what recent progress he has made in developing the Strategy.

The Ministry for Communities, Housing and Local Government is leading cross-Government efforts to develop a longer-term, more strategic approach to social cohesion - working in partnership with communities and local stakeholders to rebuild, renew and address the deep-seated issues. On 25 September, MHCLG published the Pride in Place Strategy, which sets out how we will deliver £5 billion funding and support over ten years to 339 neighbourhoods experiencing the highest levels of deprivation. This funding can be used to support community cohesion interventions. Our strategy is a significant step change in how we support communities. It focuses on three overarching objectives: building stronger communities; creating thriving places; and helping communities to take back control of their own lives and areas.

Communities and Local Government, whether he is taking steps to help tackle the practice of subdividing agricultural land into multiple small plots for onward sale without an accompanying (a) planning and (b) change of use application; and what assessment he has made of the potential impact of such practices on (i) planning enforcement capacity and (ii) local communities.

It is for individual local planning authorities to take enforcement action where development, including change of use of land, is undertaken without planning permission.

Communities and Local Government, what assessment he has made of the potential impact of Section 106 obligations on developer funding for the (a) long-term maintenance or (b) adoption of sustainable drainage infrastructure where those assets fall outside the red line boundary of new housing developments.

The National Planning Policy Framework makes clear that developments of all sizes should use sustainable drainage techniques where the development could have drainage impacts. This is supported by National Planning Guidance which sets out that local authorities should be satisfied that all Sustainable Urban Drainage Systems (SUDS) have maintenance and adoption arrangements in place for the lifetime of the development.It is the responsibility of local planning authorities to consider whether otherwise unacceptable development could be made acceptable through the use of conditions or planning obligations when determining applications. All section 106 contributions must comply with the three tests in regulation 122 of the CIL regulations (necessary to make the development acceptable in planning terms, directly related to the development; and reasonable in scale and kind). Infrastructure such as SUDS, which can lie outside the red line boundary of new housing developments, can be capable of being funded by section 106 contributions where it meets the statutory tests.National design guidance, which is part of the Planning Practice Guidance, also explains that well-designed places are designed and planned for long-term stewardship, and well-managed and maintained by their users, owners and other stakeholders.

Communities and Local Government, what steps his Department is taking to improve coordination between Local Planning Authorities and Lead Local Flood Authorities on ensuring (a) adequate resources and (b) clear mechanisms for reviewing planning applications in flood-prone areas.

Planning practice guidance sets out that when considering proposals for major development the local planning authority will need to consult the lead local flood authority on surface water drainage. The guidance is clear that local planning authorities may find it helpful to agree with lead local flood authorities the circumstances and locations where site specific flood risk assessments will be required due to surface water or other local flood risks and lead local flood authority advice can be sought on other planning applications which raise surface water or other local flood risk issues. This can be achieved by having regard to the available information on local flood risks, including the Strategic Flood Risk Assessment and the updated map of flood risk from surface water which can be found on gov.uk here. In addition, the National Planning Policy Framework is clear that sustainable drainage systems provided as part of proposals for major development should take account of advice from the Lead Local Flood Authority. As independent bodies, local planning authorities have to make decisions about where to prioritise their resources when carrying out their planning functions. We recognise that planning departments across the country are experiencing challenges with recruitment, retention, and skills gaps. For an overview of the steps the government is taking to increase local planning authority capacity and capability, I refer the hon. Member to the answer given to Question UIN 67508 on 21 July 2025.

Communities and Local Government, whether her Department plans to issue a formal definition of a Large Built-Up Area for the purposes of planning decisions.

Local planning authorities (LPAs) must necessarily exercise judgement to interpret and apply national planning policy to their particular local circumstances. The government published revised Green Belt guidance on 27 February 2025, to help LPAs review their Green Belt and identify grey belt land. This guidance sets out key considerations for informing judgements on the contribution land makes to checking the unrestricted sprawl of large built-up areas.

Communities and Local Government, whether her Department plans to review the scope of permitted development rights for above-ground utility infrastructure in residential areas; and if she will make an assessment of the potential merits of requiring prior community consultation before such installations occur.

My Department has not issued any such guidance. The government continues to keep permitted development rights under review.

Communities and Local Government, whether her Department has issued guidance on the (a) siting and (b) appearance of statutory undertaker infrastructure on highway land; and whether she plans to ensure that (i) local authorities and (ii) residents can determine the placement of visible above-ground installations in residential neighbourhoods.

My Department has not issued any such guidance. The government continues to keep permitted development rights under review.

Communities and Local Government, whether her Department plans to issue planning practice guidance on the (a) use and (b) interpretation of Grey Belt policy.

My Department published updated guidance on Green Belt policy on 27 February 2025 to assist local authorities and other decision-makers, including planning inspectors, in determining whether land is grey belt. It can be found on gov.uk here. It is for decision-makers to consider how best to apply the policy to particular local circumstances.

Communities and Local Government, what assessment she has made of the adequacy of the interpretation of the definition of Grey Belt by planning inspectors in (a) rural and (b) semi-rural areas.

My Department published updated guidance on Green Belt policy on 27 February 2025 to assist local authorities and other decision-makers, including planning inspectors, in determining whether land is grey belt. It can be found on gov.uk here. It is for decision-makers to consider how best to apply the policy to particular local circumstances.

Communities and Local Government, what steps her Department is taking to ensure that the implementation of Grey Belt policy aligns with the settlement hierarchy set out in adopted local plans.

My Department published updated guidance on Green Belt policy on 27 February 2025 to assist local authorities and other decision-makers, including planning inspectors, in determining whether land is grey belt. It can be found on gov.uk here. It is for decision-makers to consider how best to apply the policy to particular local circumstances.

Communities and Local Government, whether her Department has made an assessment of the potential impact of the Renters’ Rights Bill on the ability of charitable landlords to offer flexible housing in areas lacking affordable private rentals.

The Renters' Rights Bill delivers the government's manifesto commitment to overhaul the regulation of the private rented sector, including by abolishing Section 21 'no fault' evictions. Upon the commencement date, the new tenancy system provided for by the Bill will apply to all private tenancies - existing tenancies will become periodic, and any new tenancies will be governed by the new rules. We recognise that regaining possession is sometimes necessary to ensure supply of specialist types of accommodation. The Bill therefore introduces a limited number of possession grounds to ensure there is an adequate supply of properties in vital sectors such as supported accommodation, and for those offering 'stepping stone' accommodation. These grounds may be available to registered charities who provide relevant accommodation.

Communities and Local Government, if she will make an assessment of the potential merits of introducing (a) tailored exemption and (b) alternative mechanism to the Renter’s Rights Bill for non-profit charitable landlords.

The Renters' Rights Bill delivers the government's manifesto commitment to overhaul the regulation of the private rented sector, including by abolishing Section 21 'no fault' evictions. Upon the commencement date, the new tenancy system provided for by the Bill will apply to all private tenancies - existing tenancies will become periodic, and any new tenancies will be governed by the new rules. We recognise that regaining possession is sometimes necessary to ensure supply of specialist types of accommodation. The Bill therefore introduces a limited number of possession grounds to ensure there is an adequate supply of properties in vital sectors such as supported accommodation, and for those offering 'stepping stone' accommodation. These grounds may be available to registered charities who provide relevant accommodation.

Communities and Local Government, what assessment her Department has made of the potential impact of permitted development rights on (a) community engagement with and (b) levels of local oversight for planning; and what steps she is taking to ensure that all developments of a significant scale require local (i) consultation and (ii) scrutiny at the planning stage.

Where permitted development rights consent development which could have local impacts, a prior approval process can allow for consideration of specified planning matters by the local planning authority and the local community. Planning law requires local planning authorities to publicise applications for planning permission and consult any relevant statutory bodies for a minimum of 21 days. The local planning authority must not determine the application until after this period. This is 30 days if the development is subject to Environmental Impact Assessment. The government continues to keep permitted development rights under review.

Communities and Local Government, if she will publish the funding allocation for planning enforcement for local authorities for the next (a) year and (b) five years; and what steps she is taking (i) to ensure timely enforcement action in cases of alleged breaches and (ii) with local authorities to help improve enforcement capacity.

Local planning authorities do not receive a standalone funding allocation for planning enforcement.Planning enforcement is at the discretion of local planning authorities and it is for them to decide when and how they use the powers available to them depending on the circumstances of any given case.Resourcing planning departments remains a priority for this government.On 25 February 2025, the draft Town and Country Planning (Fees for Applications, Deemed Applications, Requests and Site Visits) (England) (Amendment and Transitional Provision) Regulations 2025 were agreed. These regulations increase planning fees for householder and other applications, with a view to providing much-needed additional resources for hard-pressed LPAs.The Planning and Infrastructure Bill also includes provisions that will allow LPAs to set planning fees or charges at a level that reflects the individual costs to the LPA to carry out the function for which it is imposed and to ensure that the income from planning fees or charges is applied towards the delivery of the planning function.

Communities and Local Government, what steps his Department is taking to support the digitalisation of the property transaction process.

The government is committed to modernising the home buying and selling process. We recently announced local authority pilots involving making key property information available online and the introduction of common data standards so that data can be shared between trusted professionals more easily.

Communities and Local Government, what the (a) average and (b) longest waiting times are for appeals awaiting an inspector assignment.

The Planning Inspectorate's Strategic Plan commits to removing all casework backlogs and meeting all Ministerial targets by 2027. The Inspectorate continues to make considerable progress towards meeting that ambition across casework areas including nationally significant infrastructure projects, local plan examinations, critical Secretary of State casework and appeals against refusal of planning permission. It is, for example:meeting all statutory timeframes for national infrastructure applications;increasingly deciding planning appeals by hearing and inquiry in around 26 weeks (the Ministerial measure), having already cleared a backlog of casework;beginning to decide enforcement appeals by hearing and inquiry in around 26 weeks (the ministerial measure) for the first time in many years, as it clears a long standing backlog of casework; andreducing the total number of live planning appeals by written representations every month (the highest volume area of casework). Appeals against enforcement notices and refused lawful development certificates is the remaining significant area of casework backlog. The Planning Inspectorate is an Arm's Length Government Body with responsibility for allocation of resources, prioritisation and overall operational performance. The Inspectorate publishes updates on its performance on its website regularly. The Planning Inspectorate does not record the date an inspector is assigned to a case and are unable to give the average and longest wait time for an inspector.

Communities and Local Government, what steps her Department is taking to reduce the time taken for enforcement appeals pending by written representations.

The Planning Inspectorate's Strategic Plan commits to removing all casework backlogs and meeting all Ministerial targets by 2027. The Inspectorate continues to make considerable progress towards meeting that ambition across casework areas including nationally significant infrastructure projects, local plan examinations, critical Secretary of State casework and appeals against refusal of planning permission. It is, for example:meeting all statutory timeframes for national infrastructure applications;increasingly deciding planning appeals by hearing and inquiry in around 26 weeks (the Ministerial measure), having already cleared a backlog of casework;beginning to decide enforcement appeals by hearing and inquiry in around 26 weeks (the ministerial measure) for the first time in many years, as it clears a long standing backlog of casework; andreducing the total number of live planning appeals by written representations every month (the highest volume area of casework). Appeals against enforcement notices and refused lawful development certificates is the remaining significant area of casework backlog. The Planning Inspectorate is an Arm's Length Government Body with responsibility for allocation of resources, prioritisation and overall operational performance. The Inspectorate publishes updates on its performance on its website regularly. The Planning Inspectorate does not record the date an inspector is assigned to a case and are unable to give the average and longest wait time for an inspector.

Communities and Local Government, whether her Department plans to reform the residential conveyancing process to (a) reduce the time taken and (b) increase transparency for (i) buyers and (ii) sellers.

The government is committed to modernising the home buying and selling process. We recently announced local authority pilots involving making key property information available online and the introduction of common data standards so that data can be shared between trusted professionals more easily.

Communities and Local Government, what steps her Department is taking to protect supported housing in (a) Harpenden and Berkhamsted constituency and (b) Hertfordshire.

I refer the hon. Member to the answer given to Question UIN 51474 on 19 May 2025.