Bermondsey Councillors sitting on the local community council have made an utterly barmy decision on a planning application which deserves wider circulation as it is a classic example of how to misread and misapply national planning policy for non-planning ends. It will be a case which will prove very costly to Southwark Council and where there will be very likely to be forced to back down.
London SE1
A bid to open a controversial payday loan shop in Tower Bridge Road has been halted by Bermondsey Community Council.
The community council’s six Liberal Democrat members voted unanimously to refuse planning permission despite the recommendation of council officers that the go-ahead should be given.
Instant Cash Loans Ltd – which trades as The Money Shop – has more than 400 branches up and down the country.
The application for change of use from amusement arcade to class A2 (financial and professional services) for the shop at 82 Tower Bridge Road was brought to the community council due to the number of objections received.
The 11 written representations included claims that the change would encourage people on low incomes to borrow money at high rates of interest whilst more affordable loans are available locally from London Mutual Credit Union.
Opposition to the proposed new payday loan shop has been led by Labour councillor Claire Hickson whose Chaucer ward includes the western side of Tower Bridge Road opposite the premises. She was joined at the meeting by local residents and Labour activists Kevin Dolan and Charlie Samuda.
In a written submission Cllr Hickson said that the southern end of Tower Bridge Road was home to a large number of small, independent businesses which should be protected. The applicant was a national chain and allowing more national chains could push small businesses out.
The Agenda Pack is here – its the first item 6.1
The Officers report said
A number of local residents have raised objections regarding the type of service that the business would offer, with particular concerns that it would be used by vulnerable people or those on low incomes, who in turn would be charged very high rates of interest for the loans and services offered. Objectors consider that this would not benefit the community and could lead to crime and social unrest in the area if people are unable to pay back their loans and fall into further financial difficulties.
Concerns have also been raised that the proposal would be contrary to strategic policy 10 of the Core Strategy which seeks to increase the number of jobs in Southwark and create an environment in which businesses can thrive, including the protection of existing business space and supporting the provision of new business space.
The use of the premises, when it was occupied, was as an amusement arcade and this is not classified as a business or B class use. It is identified in the Town and Country Planning (Use Classes) Order (1987) as being a sui generis use, which means that it does not fall into any particular use class. As the existing use is not classed as a business use, the proposal would not conflict with strategic policy 10 of the Core Strategy. Furthermore, given that the existing use is not B class, saved policy 1.4 of the Southwark Plan which seeks to protect such uses does not apply. Saved policy 1.9 does not apply either, because this policy relates to changes of use within protected shopping frontages from Class A1 retail uses to other classes. As such, there are no policies to protect against the loss of the existing sui generis amusement arcade.
The provision of a new Class A2 use, which is defined as financial and professional services within the Use Classes Order, would be appropriate within this retail parade and these uses are a common feature of shopping streets. Financial and professional services include banks, building societies, estate agents and employment agencies.
The proposal would return a vacant unit back into active use and would generate activity which would contribute to the vitality and viability of the parade, which the two vacant units at 82 and 84 Tower Bridge Road currently detract from. The concerns raised with regard to the type of businesses operated in terms of interest rates for loans are duly noted, but this is not a planning matter and cannot be taken into account. How such money lending uses are controlled is dealt with under separate financial regulatory legislation.
Whilst there is clearly a level of local concern about the proposed use, the matters raised are not material considerations. Members should assess this as an application for a financial and professional use, which, in terms of land use planning policy, is considered acceptable in this location.
Its a good little report, though it does not make it clear that the site is not within a protected shopping frontage. The report mentioned Planning for Growth (now cancelled) and the draft NPPF, however the meeting was held after the NPPF was published leading to the confusion.
So what happened on Monday?
In a written submission Cllr Hickson said that the southern end of Tower Bridge Road was home to a large number of small, independent businesses which should be protected. The applicant was a national chain and allowing more national chains could push small businesses out.
She continued: “The proposal is contrary to the Core Strategy of reducing inequalities. MPs from all political parties have been campaigning against the practices of payday loan companies which apply huge interest rates, and this business has been criticised in Parliament for such practices.”
Speaking during the meeting she stressed that the Government’s new National Planning Policy Framework should be a “material consideration” despite officers’ claims that it wasn’t relevant.
The applicant’s agent claimed that the payday shop would bring increased footfall to Tower Bridge Road and create 16 new jobs.
The hour-long debate covered traffic problems as well as objections to the introduction of any financial services which might reduce the area’s retail attraction.
However, the main discussion focused on the interpretation of the National Planning Policy Framework which emphasises ‘a presumption in favour of sustainable development’.
Lib Dem councillors claim that alterations to the NPPF proposed by their parliamentary colleagues enable councillors to consider the social and environmental consequences of development as well as economic sustainability.
Cllr Nick Stanton considered that traffic issues were a “red herring” but backed Cllr Hickson’s claim that the NPPF was relevant.
“We have seen in Bermondsey Street a loss of retail for licensed premises and offices and it would be nice to protect this part of Tower Bridge Road as a niche area,” he said. “We prefer this to be retail and nothing else.”
In answer to suggestions that the new planning guidelines had yet to be tested on appeal, Cllr Mark Gettleson declared: “Someone has to test the NPPF and it might as well be us.”
Speaking after the meeting, Cllr Hickson said: “I am delighted that we succeeded in getting this application for a new payday loan shop refused.
“The local Labour Party campaigned against it and for it to be taken to community council for a decision.
“The recently published National Planning Policy Framework says sustainable economic development should be at the centre of all planning decisions.
“I argued that the presence of these shops is the opposite of sustainable economic development – they have grown rapidly in deprived areas while the economy and incomes decline. They send a bad signal about the health of our high streets.
“I am thrilled that Bermondsey councillors agreed that this part of Tower Bridge Road needs a boost not a business like this one.
“My major concern about payday loans is that they can trap consumers in a cycle of debt if they cannot pay off the loan on time. Southwark and Lambeth Labour councillors have been campaigning against them since last year.
“Given the amount of concern about them, I am disappointed the Government is not prepared to go further than discussing a voluntary code of conduct to regulate them.”
Cllr Nick Stanton said: “We want to protect the retail offer in shopping parades like Tower Bridge Road and don’t want to see shop units being lost to the financial services industry.
“I’m pleased this new power, created by our local MP and the Liberal Democrats in the Coalition Government, has allowed us to reject this planning application – it is an example of the good work being done by the Liberal Democrats in Government which is having a real impact for local people here in Southwark.”
Now I should make clear I have used Money Shop in Woolwich to send Western Union. I don’t particularly like certain moral aspects of the business they are in and that is a legitimate agenda for campaigning. I have seen when I was there on more than one occasion someone go in who in the parlance was clearly a ‘smackhead’ seeking to use a suspicious amount of old fashioned gold jewellery as collateral for short term loans. If pubs should not serve drunks neither should money shops for secured loans by clearly drug using or influenced individuals?
However such moral issues are not material planning considerations. Planning applications can never be decided on whether someone is a nice or not nice person or someone is running a nice or not nice business. Imagine the humiliation if you applied for an extension and your parish neighbours told you you didn’t deserve one because you went to the pub too often. There have certainly been parish council meetings where that has been the tone. A free society has to avoid planning decision meetings becoming moralistic Jacobin committees for public decency.
The General Principles for making planning decisions are set out in The Planning System General Principles – this has not been cancelled by the NPPF and I understand the aim is to up date it is due course, removing the paras that are no longer relevent. Paras 7 , 8 (bar reference to RSS), and 10-16 on material planning considerations are still as relevant as ever.Paras 17-19 are replaced by annex 1 of the NPPF. 20-24 on conditions are still relevant. 25-26 on the Secretary of States role has been replaced by more up to date parliamentary answers on call in and recovered cases policy. Para 27 on propriety is still relevant, 28 on standards board needs updating in the light of the localism act. 29 on public and private interests and 30 on other legislation remain relevant (though the first two acts referred to need to be replaced by reference to the Equalities Act 2010 which replaced them).
It was intended to replace this with the abortive Development Management PPS and its annexes, however with the NPPF Bob Nudd has stated that separate guidance on development management (now known as decision taking) will be issued. But for the moment the General Principles document is the best we have. It largely anyway is just based on still relevant planning caselaw. The NPPF of course cannot make material something which caselaw has stated is not a material planning consideration unless subsequent law or national policy now says that it is material.
Para 11 of the above cites the well known Stringer case which every planning decision maker, officer or cllr, should have tattooed on their butt. ‘any consideration which relates to the use and development of land is capable of being a planning consideration.’ The fact that poor people pay interest on loans is not a material planning consideration it relates to the use of money in people’s pockets not the use and development of land.
However of course the General Principles goes on (para 13):
The Courts have also held that the Government’s statements of planning policy are material considerations which must be taken into account, where relevant, in decisions on planning applications. These statements cannot make irrelevant any matter which is a material consideration in a particular case. But where such statements indicate the weight that should be given to relevant considerations, decision-makers must have proper regard to them. If they elect not to follow relevant statements of the Government’s planning policy, they must give clear and convincing reasons (E C Grandsen and Co Ltd v SSE and Gillingham BC 1985)
Now government policy has evolved over the years to include factors which indirectly affect the use and development of land. For example on affordable housing, local financial considerations etc. The latter case is interesting because the government in debates on the Localism Bill clause 124 stated that taking account of new homes bonus etc. would only be material and lawful to the extent that it effected the use and development of land. So clearly the governments view is that it still has to be a material land use consideration – that this is the trump factor – even in the reformed system.
So has the NPPF widened what is a material consideration? No, some issues given additional stress, such as viability, have been material considerations for years. As has the three aspects of sustainable development, social, economic and environmental – all the way back to PPG1 in the early noughties. The Southwark Councillors fell into a classic elephant trap. They assumed that the draft NPPF was policy and the final one represented a change in that policy. Now the policy it replaces is PPS1, that is where the comparisons should be drawn. Once final policy is issued draft policy ceases to be a material consideration at all, and draft policy (in terms of differences with extant policy) is a weak material consideration in any case (see para 14 of the general principles).
So what are the differences between PPS1 and the NPPF on the social and environmental, versus the economic, aspects of sustainable development?
Para 4 of PPS1 says the three aspects should be perused in an ‘integrated way’ Para 8 of the NPPF says they are mutually dependent, stronger as a philosophical point but weaker as an operational one. In terms of operational implementation of SD the NPPF says two things of relevance. In para 9 it says pursuing SD means both making it easier to create jobs, and improving the conditions in which people live, work, travel and take leisure. But in terms of decision making it says nothing about the balance between these factors. This is a matter for the decision maker, in the light of para 19, which gives ‘significant weight’ ‘on the need to support economic growth’ and the presumption in favour of sustainable development in 11-19.
No-one seems to be claiming that the development plan (recent) is out of date here so para 14 states that you should approve schemes that accord with the development plan without delay (unless material considerations indicate otherwise).
The rest of the clause requires the ‘significantly and demonstrably’ threshold to apply where a plan is ‘absent, silent or relevant policies are out‑of‑date’ which does not apply here.
where the development plan is absent, silent or relevant policies are out‑of‑date, granting permission unless:
–any adverse impacts of doing so would significantly and demonstrably outweigh the benefits, when assessed against the policies in this Framework taken as a whole; or
–specific policies in this Framework indicate development should be restricted
The councillors are concerned that it will national chains will drive out local independents. Does the NPPF then introduce a fascia test? No it does not.
Does the NPPF end the planning law principle of non-duplication that it should not tread onto ground of other legislation – such as regulation of financial services – no it does not?
Does the NPPF change the consideration of the balance to be made between the three pillars of sustainable development? Yes it does. PSS1 required these three to be pursued in an ‘integrated way’ including in decision taking. Whilst the NPPF says that (para 152)
Local planning authorities should seek opportunities to achieve each of the economic, social and environmental dimensions of sustainable development, and net gains across all three. Significant adverse impacts on any of these dimensions should be avoided and, wherever possible, alternative options which reduce or eliminate such impacts should be pursued. Where adverse impacts are unavoidable, measures to mitigate the impact should be considered. Where adequate mitigation measures are not possible, compensatory measures may be appropriate.
Note however this ‘balence’ para appears only in the plan making section, not in the section on the general sustainable development principles or in the decision taking section. Indeed my view is it was moved (it sits poorly in its context) to allow on cases for the consideration of the weight to be given to the three pillars to be left to the decision taker, in the light of the hierarchy of weight in the NPPF. This gives ‘significant weight’ to job creation and economic growth, which would be outtrumped by the ‘great weight’ of national parks, heritage assets etc, but which outtrumps the normal weight given to social wellbeing, community cohesion, and local environmental assets. Now you could argue that para 152 sets out principles which are material at all times. We await the first appeals and SoS decisions on that one.
How did councillors get fooled into thinking the policy gave greater rather than lesser weight to non economic factors? Read the policy of your coalition partners in future in more detail. Don’t get fooled again.
Of course a key issue any inspector would consider is what is the fallback position ….errr an amusement arcade, so even if fleecing was material consideration it would get approved on appeal anyway as the fallback would fleece you a lot more.
And of course stopping a legitimate high street operation would leave the poor of Bermondsey only one place to go at times of financial distress, loan sharks.
I am not making a political point here, I have cllrs friends in all major parties and none. It is an issue of good decision making. I note that Southwark is about to abolish controversal non strategic planning decisions being made by solely local councillors. Problems here have been legion and expensive.
The cllrs did not set down reasons for non-compliance with national policy, as required in the General Principles and the Costs circular, rather they missplied national policy.
Para b16, b18, B20 and b21/B22 of the costs circular 03/09 are relevant.
Planning authorities will be expected to produce evidence at appeal stage to substantiate each reason for refusal with reference to the development plan and all other material considerations including anyrelevant judicial authority. If they cannot do so, they risk a costs award against them for any unsubstantiated reason for refusal….
vague, generalised or inaccurate assertions about a proposal’s impact, which are unsupported by any objective analysis, are more likely to result in a costs award.
Planning authorities are not bound to accept the recommendations of their officers. However, if officers’ professional or technical advice is not followed, authorities will need to show reasonable planning grounds for taking a contrary decision and produce relevant evidence on appeal to support the decision in all respects. If they fail to do so, costs may be awarded against the authority.
While planning authorities are expected to consider the views of local residents when determining a planning application, the extent of local opposition is not, in itself, a reasonable ground for resisting development. To carry significant weight, opposition should be founded on valid planning reasons which are supported by substantial evidence. Planning authorities should therefore make their own objective appraisal and ensure that valid planning reasons are stated and substantial evidence provided.
Planning authorities will be at risk of an award of costs for unsubstantiated objections where they include valid reasons for refusal but rely almost exclusively on local opposition from third parties, through representations and attendance at an inquiry or hearing, to support the decision
And above all para B29
The following are examples of circumstances which may lead to an award of costs
against a planning authority:
• ignoring [Note not misinterpreting, though they did ignore NPPF paras 14 and 19] relevant national policy …
• acting contrary to, or not following, well-established case law
So im sure when an appeal is lodged and a threat that costs will be claimed at that appeal a report will be written recommending no case to answer. An additional reasons might be added which was not mentioned before, such as effect on the setting of the world heritage site, that would be an act of desperation which would risk a partial award of costs in itself.
So Southwalk Cllrs have a choice, either they back down, or if they ‘play to the gallery’ risk an ward of costs which would costs a good part of someone’s job. At a time of 20% cuts in London leaving them ever more vulnerable to fighting appeals on genuine grounds on behalf of their communities.