Let’s start at the beginning. What exactly is Permitted Development?
Permitted Development is the part of the UK planning system which allows people to carry out low-impact improvements on their property without having to apply for planning permission. It was introduced in 1948 to enable people to make modest improvements on their homes without having to apply to the council.
What kind of things can people do to their houses under Permitted Development rules?
Typical home improvements you can undertake under permitted development rules are converting your loft into a bedroom, moving a door or a window, putting up a fence, adding a conservatory or building a garden shed.
That’s all very interesting. But what’s this got to do with fracking?
On 17th May the Government issued a Written Ministerial Statement which proposes that non-hydraulic exploratory drilling for shale gas should be considered Permitted Development, and therefore would not require planning permission from the local council.
What do they mean by ‘non-hydraulic exploratory drilling for shale gas’?
Before companies can frack, they need to build a well-pad and drill an exploratory well, which will then be used to take core samples of the rock about 2 miles below the surface. These are typically about 1.5 hectares in size, require hundreds of truck movements to construct, involve drilling day and night for weeks and installing a drilling rig of up to 125 ft in height.
That sounds like something that people living nearby might not be too happy about.
Exactly. See the photo on the right for what an exploratory fracking well-pad looks like. Pretty low-impact, I’m sure you’d agree.
So you’re telling me the government wants the planning system to treat a fracking well-pad in the same way as a garden shed?
You are correct. If the government gets its way, fracking companies will be able to put one of these 1.5-hectare well-pads – with all the traffic, noise, pollution and other issues that come with such a development – only a few hundred metres from your home, school, town or village without having to apply to the local council for planning permission.
That’s crazy. Why on earth would they be proposing such a move?
There are lots of reasons, but the main one is probably because in every single place where fracking is proposed, local communities are up in arms about it and raising all sorts of objections to the industrialisation of their local area and the threat fracking poses to their health, environment and water. This has resulted in thousands of objections from local people to every fracking application, and concerted opposition from almost everyone apart from the fracking companies themselves.
This widespread and unceasing opposition to fracking has meant that some applications for exploratory drilling have been refused, others have been challenged in court, and those that have been allowed have been the focus of widespread peaceful demonstrations. So, rather like the school bully complaining to the teacher that someone has stolen his lunch, fracking companies appear to have gone to the government to complain that local residents and democratically elected local councils are slowing down their attempts to frack.
This permitted development ruse is therefore a way for fracking companies (and the pro-fracking Conservative government) to bypass the pesky planning system run by locally elected councils and force fracking on unwilling communities.
This doesn’t seem to be in line with the Government’s stated commitment to encouraging localism and letting the local community have the final say.
That’s true, and perhaps one of the most disturbing aspects to these proposals is that the government seems happy to ignore local democracy and accountability in their desperation to kick-start the failing fracking industry in the UK.
For a political party this is a risky step, particularly when many of the areas that are being threatened, such as North Yorkshire, are run by Conservative majority councils. And worryingly for the government, a recent survey of Conservative Councillors showed that 80% were opposed to making exploratory fracking Permitted Development. And of course Labour, the Liberal Democrats, the Green Party and many Independents are implacably opposed to fracking anyway, and would ban the practice if they had half a chance.
Which minister made this Written Ministerial Statement?
His name is James Brokenshire MP, and he is the Secretary of State for Housing, Communities and Local Government.
That sounds an important job. I guess that means he must be some sort of expert in fracking and planning law.
Not really. He was appointed on April 30th, 2018, less than a month before he made this statement. Before that he was Secretary of State for Northern Ireland. So his knowledge and experience of the unconventional hydrocarbons industry is, um, somewhat limited.
And which constituency does the Honourable James Brokenshire MP represent?
Old Bexley and Sidcup, in south-east London.
Is there any fracking planned for his constituency?
I think you probably know the answer to that, but no, there is no fracking planned in the leafy suburbs of Old Bexley or Sidcup. However, to be fair to Mr Brokenshire, he was only following the orders of his boss, Greg Clark, who is the Secretary of State for Business, Energy and Industrial Strategy.
Which constituency does Greg Clark represent?
Tunbridge Wells. And before you ask, there is no fracking planned there either.
And Claire Perry, Minister of State for Energy and Clean Growth?
She represents the constituency of Devizes. And no fracking planned there either.
Isn’t it interesting how all the people who are making these decisions don’t actually live in areas which are under threat from fracking?
You make a good point. But some Conservative MPs who do represent fracking communities are very concerned about this. For example, Lee Rowley MP, Conservative MP for North-East Derbyshire (where INEOS are planning to frack), said: “I’m afraid I don’t agree with these proposals and will say so when the consultation opens.” And even pro-fracking Conservative MP Kevin Hollinrake, who represents the North Yorkshire constituency of Thirsk and Malton, said, “I have serious concerns about potential new measures on shale gas, particularly permitted development and transfer to national planning system.”
Blimey! Does that mean Kevin Hollinrake is anti-fracking now? Perhaps I have fallen asleep and woken up in a parallel universe.
Don’t get your hopes up, and no, this is still the real world, in which Mr Hollinrake is a supporter of the industry, However, he does seem genuinely concerned about the fact that the permitted development would effectively bypass local democracy and mean that local people and their elected representatives would not be responsible for granting permission for fracking in their areas.
Is this permitted development rule now enshrined in the laws of the land?
No, not yet. The Government launched a public consultation on Permitted Development on the final afternoon of Parliament before the summer recess (a cynic would suggest this was to avoid comment or criticism ). We will be posting guidelines on how to respond to this before the October 25th deadline soon but in the meantime, please see the Let Communities Decide website for how to get involved in the campaign against permitted development. You can also read this summary of all the reasons this is a bad idea on this Friends of the Earth briefing.
And if you are moved to write to your MP and councillors to raise your concerns about this, please see our guidelines on our Campaign Page by clicking here.
But this permitted development would just be for exploratory drilling, right? If a company then wanted to establish a multi-well fracking site for commercial production, they’d still need to apply for planning permission, wouldn’t they?
Currently, that is true. However, it would be a very brave council that would refuse permission for production if commercially viable quantities of gas were found during the exploratory phase, particularly as by then the well pad would already be in place. And even if they did, their decision would most likely get overturned on appeal by the Secretary of State anyway. But just in case, the government have a plan for that too. It’s called NSIP.
Hmm, acronyms are never good. What does NSIP stand for?
Nationally Significant Infrastructure Project. The Written Ministerial Statement also proposes that full scale industrial fracking becomes an NSIP, which would mean that even full-scale commercial production would not need local planning permission, as it would all be decided and imposed by the Secretary of State and the government-appointed Planning Inspectorate. And yes, there is also consultation on NSIP in the summer.
It sounds to me like the government realise that they have completely lost the argument over fracking, and have decided that they are just going to force it on people anyway.
I couldn’t have put it better myself. But all is not lost. This is causing a huge controversy and this is not in place yet. Many groups up and down the land are fighting this and opposition to these outrageous and undemocratic plans are growing every day.
So, what can I do to stop this happening?
Firstly, please write to your MP and councillors to raise your concerns about this, please see our guidelines on our Campaign Page by clicking here.
And please visit the Let Communities Decide website for information on the campaign against Permitted Development, for updates on how to help and downloadable materials to help you campaign. You can also sign up for updates from Let Communities Decide by clicking here.
And what about the two consultations you mentioned? Presumably you’ll be posting guidelines on how to respond to these?
We are working on these at the moment. If you haven’t already done so, please click here to sign up for our newsletters, which will inform you when these are ready and bring you all the news on this issue and other fracking-related topics straight to your in-box. And don’t forget to check the Frack Free Ryedale Facebook page and Twitter feed too.
Thanks for all the information. There’s only one thing I’m can’t stop thinking about.
Whether I should go out and buy a new garden shed.
Well, if you do, at least you won’t need planning permission for it!