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INSERT INTO `Z1EZp7_postmeta` VALUES (23580,1678,'insight_modules_0_text_para','On 3 March 2025, the Government published a White Paper proposing that commonhold becomes the standard form of ownership for residential flats and mixed-use properties. New leasehold properties will eventually be banned and replaced by commonhold as the default tenure.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (23590,1678,'insight_modules_2_text_general','Commonhold combines freehold ownership of a single property within a larger development and membership of a limited company that will own and manage the common parts of the development..\r\n<ul class=\"custom-disc\">\r\n 	<li>Each residential flat in a commonhold building is referred to as a <strong>unit</strong> and the owner of a unit will hold the freehold. In a mixed-use development, each commercial premises will also be a unit.</li>\r\n 	<li>The freehold of the common parts is owned by the <strong>commonhold association</strong>, which is a company limited by guarantee. The common parts will include all shared areas including the structure of the building, hallways, staircases, lifts and gardens.</li>\r\n 	<li>All unit holders will be a member of the commonhold association which will own a share in the freehold of the common parts. This differs from current leasehold ownership where some tenants own the freehold through a company, but not all leaseholders are a member of the company that buys the freehold.</li>\r\n 	<li>The <strong>commonhold community statement</strong> sets out the standard rules governing the use and management of each unit, the rights and obligations of the commonhold association and each unit holder. The commonhold community statement should be in a prescribed form, so the same rules apply to every unit in every commonhold development.</li>\r\n 	<li>The rights and obligations of unit holders and the commonhold association are <strong>mutually enforceable</strong>, which means a unit holder can enforce the obligations contained in the commonhold community statement on another unit holder directly. This is one of the key advantages of commonhold, as opposed to a typical leasehold structure, where enforcement action against another tenant would usually need to be taken by the landlord.</li>\r\n 	<li>Each unit holder contributes to the costs incurred by the commonhold association for the management and maintenance of the building. This commonhold assessment is similar to the service charge in a leasehold structure.</li>\r\n</ul>');
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INSERT INTO `Z1EZp7_postmeta` VALUES (23594,1678,'insight_modules_3_heading_title','Commonhold White Paper: what has been proposed?');
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INSERT INTO `Z1EZp7_postmeta` VALUES (23596,1678,'insight_modules_3_text_general','Announcing the White Paper in March 2025, Matthew Pennycook, housing and planning minister, said:');
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INSERT INTO `Z1EZp7_postmeta` VALUES (23602,1678,'insight_modules_4_quote_text','\'By taking decisive steps to reinvigorate commonhold and make it the default tenure, we will ensure that it is homeowners, not third-party landlords, who will own the buildings they live in and have a greater say in how their home is managed and the bills they pay.\'');
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INSERT INTO `Z1EZp7_postmeta` VALUES (23610,1678,'insight_modules_5_text_general','<em> </em>Key aspects of the proposed reformed commonhold in the White Paper include:\r\n<ul class=\"custom-disc\">\r\n 	<li>Commonhold will apply to all types of developments, including mixed-use schemes. There will be flexibility for developers in constructing and selling commonhold schemes, as commonhold is thought to be well suited to new build developments.</li>\r\n 	<li>It will be cheaper, quicker and simpler for existing leaseholders to convert to commonhold.</li>\r\n 	<li>The commonhold unit owners will have more control over the operation of the commonhold. For example, agreeing an annual budget and having greater assurance that there will be funds for future repairs and emergency works in a reserve fund.</li>\r\n 	<li>The threshold for changing local rules will be raised to 75% and the concept of minority protection will be extended to decisions about setting local rules.</li>\r\n 	<li>There will be powers to replace directors of the commonhold association who do not comply with the rules of the commonhold.</li>\r\n 	<li>Commonhold associations will be permitted to obtain a loan secured either against the common parts or against future commonhold contributions. There will be protections so that the action taken is aligned to the interests of unit owners.</li>\r\n 	<li>It will be easier to take action against those who fail to pay their share of the commonhold’s costs, using of mediation or out of court methods of settlement.</li>\r\n 	<li>Mortgage lenders will have protections and the solvency of commonhold association will also be protected. There will be a role for lenders as a last resort to step in and apply to a tribunal to appoint a director or replace a failing one.</li>\r\n</ul>\r\nWhile the White paper discusses the conversion of existing leasehold blocks to commonholds, more detail will be needed to understand how current owners of residential or mixed-use buildings may be required to adopt commonhold. The Government’s proposal is that the consent threshold for conversion to commonhold is 50%, mirroring that for leasehold enfranchisement.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (23614,1678,'insight_modules_6_heading_title','Conclusion');
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INSERT INTO `Z1EZp7_postmeta` VALUES (23616,1678,'insight_modules_6_text_general','This White Paper is the first step in the process.  The Government’s will carry out a full consultation later this year on a ban on the use of leasehold for new flats. The consultation will need input on important points such as the conversion of existing leaseholds, exemptions for legitimate use and how to minimise disruption to current housing.\r\n\r\nA draft Leasehold and Commonhold Reform Bill containing the new commonhold framework will also be published later in 2025.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (23636,1679,'insight_modules_2_text_general','Commonhold combines freehold ownership of a single property within a larger development and membership of a limited company that will own and manage the common parts of the development..\r\n<ul class=\"custom-disc\">\r\n 	<li>Each residential flat in a commonhold building is referred to as a <strong>unit</strong> and the owner of a unit will hold the freehold. In a mixed-use development, each commercial premises will also be a unit.</li>\r\n 	<li>The freehold of the common parts is owned by the <strong>commonhold association</strong>, which is a company limited by guarantee. The common parts will include all shared areas including the structure of the building, hallways, staircases, lifts and gardens.</li>\r\n 	<li>All unit holders will be a member of the commonhold association which will own a share in the freehold of the common parts. This differs from current leasehold ownership where some tenants own the freehold through a company, but not all leaseholders are a member of the company that buys the freehold.</li>\r\n 	<li>The <strong>commonhold community statement</strong> sets out the standard rules governing the use and management of each unit, the rights and obligations of the commonhold association and each unit holder. The commonhold community statement should be in a prescribed form, so the same rules apply to every unit in every commonhold development.</li>\r\n 	<li>The rights and obligations of unit holders and the commonhold association are <strong>mutually enforceable</strong>, which means a unit holder can enforce the obligations contained in the commonhold community statement on another unit holder directly. This is one of the key advantages of commonhold, as opposed to a typical leasehold structure, where enforcement action against another tenant would usually need to be taken by the landlord.</li>\r\n 	<li>Each unit holder contributes to the costs incurred by the commonhold association for the management and maintenance of the building. This commonhold assessment is similar to the service charge in a leasehold structure.</li>\r\n</ul>');
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INSERT INTO `Z1EZp7_postmeta` VALUES (23656,1679,'insight_modules_5_text_general','<em> </em>Key aspects of the proposed reformed commonhold in the White Paper include:\r\n<ul class=\"custom-disc\">\r\n 	<li>Commonhold will apply to all types of developments, including mixed-use schemes. There will be flexibility for developers in constructing and selling commonhold schemes, as commonhold is thought to be well suited to new build developments.</li>\r\n 	<li>It will be cheaper, quicker and simpler for existing leaseholders to convert to commonhold.</li>\r\n 	<li>The commonhold unit owners will have more control over the operation of the commonhold. For example, agreeing an annual budget and having greater assurance that there will be funds for future repairs and emergency works in a reserve fund.</li>\r\n 	<li>The threshold for changing local rules will be raised to 75% and the concept of minority protection will be extended to decisions about setting local rules.</li>\r\n 	<li>There will be powers to replace directors of the commonhold association who do not comply with the rules of the commonhold.</li>\r\n 	<li>Commonhold associations will be permitted to obtain a loan secured either against the common parts or against future commonhold contributions. There will be protections so that the action taken is aligned to the interests of unit owners.</li>\r\n 	<li>It will be easier to take action against those who fail to pay their share of the commonhold’s costs, using of mediation or out of court methods of settlement.</li>\r\n 	<li>Mortgage lenders will have protections and the solvency of commonhold association will also be protected. There will be a role for lenders as a last resort to step in and apply to a tribunal to appoint a director or replace a failing one.</li>\r\n</ul>\r\nWhile the White paper discusses the conversion of existing leasehold blocks to commonholds, more detail will be needed to understand how current owners of residential or mixed-use buildings may be required to adopt commonhold. The Government’s proposal is that the consent threshold for conversion to commonhold is 50%, mirroring that for leasehold enfranchisement.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (23686,1687,'faq_0_answer','We are only able to accept applications via our online portal. Please note that we are unable to retain CVs sent to us by email.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (23732,1688,'faq_4_answer','We offer opportunities each summer as part of our Summer Vacation Scheme for those who are eligible to start as trainee solicitors in two years\' time. We also work with Career Academy to offer work experience in partnership with local schools.\r\n\r\nUnfortunately, due to the number of applications we receive, we cannot accommodate all requests for work experience. If you wish to find work experience within the legal sector, there is an organisation called the Sutton Trust that provides help in finding work experience within law firms. You may also find the LawCareers.net ‘The Beginner’s Guide to a Career in Law’ applicable: <a href=\"https://www.lawcareers.net/Starting-Out/Beginners-Guide-Career-Law\" target=\"_blank\">https://www.lawcareers.net/Starting-Out/Beginners-Guide-Career-Law</a>.\r\n\r\nAs a member of Aspiring Solicitors, you can find opportunities we have with them on their website, <a href=\"www.aspiringsolicitors.co.uk\" target=\"_blank\">www.aspiringsolicitors.co.uk</a>.\r\n');
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INSERT INTO `Z1EZp7_postmeta` VALUES (23746,1689,'faq_0_answer','We are only able to accept applications via our online portal. Please note that we are unable to retain CVs sent to us by email.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (23750,1689,'faq_1_answer','Please upload your CV via our online portal <a href=\"https://www.allhires.com/bdbpitmans/.\" target=\"_blank\" class=\"small-para text-greens\">https://www.allhires.com/bdbpitmans/</a>.\r\n\r\nPlease note that we are unable to retain any CVs sent to us by email at <a href=\"mailto:hrrecruitment@broadfield-law.com\" class=\"small-para text-greens\">hrrecruitment@broadfield-law.com</a>\r\n');
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INSERT INTO `Z1EZp7_postmeta` VALUES (23762,1689,'faq_4_answer','We offer opportunities each summer as part of our Summer Vacation Scheme for those who are eligible to start as trainee solicitors in two years\' time. We also work with Career Academy to offer work experience in partnership with local schools.\r\n\r\nUnfortunately, due to the number of applications we receive, we cannot accommodate all requests for work experience. If you wish to find work experience within the legal sector, there is an organisation called the Sutton Trust that provides help in finding work experience within law firms. You may also find the LawCareers.net ‘The Beginner’s Guide to a Career in Law’ applicable: <a href=\"https://www.lawcareers.net/Starting-Out/Beginners-Guide-Career-Law\" target=\"_blank\" class=\"small-para text-greens\">https://www.lawcareers.net/Starting-Out/Beginners-Guide-Career-Law</a>.\r\n\r\nAs a member of Aspiring Solicitors, you can find opportunities we have with them on their website, <a href=\"www.aspiringsolicitors.co.uk\" target=\"_blank\" class=\"small-para text-greens\">www.aspiringsolicitors.co.uk</a>.\r\n');
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INSERT INTO `Z1EZp7_postmeta` VALUES (23780,1691,'insight_modules_0_text_para','On 3 March 2025, the Government published a White Paper proposing that commonhold becomes the standard form of ownership for residential flats and mixed-use properties. New leasehold properties will eventually be banned and replaced by commonhold as the default tenure.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (23784,1691,'insight_modules_1_text_general','<p data-pm-slice=\"1 1 []\">Commonhold is form of freehold land ownership in England and Wales, established by the Commonhold and Leasehold Reform Act 2002.  Interestingly, fewer than 20 commonhold developments have been registered since its creation in 2002.</p>\r\nLeasehold flats have been criticized over the years as they are a depreciating asset, with some landlords charging unregulated ground rents, and wielding a disproportionate threat of forfeiture of the lease.\r\n\r\nCommonhold is proposed as a fairer ownership system. Changes to the current commonhold system have been suggested to deal with some of the problems which have left it unpopular and unused.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (23790,1691,'insight_modules_2_text_general','Commonhold combines freehold ownership of a single property within a larger development and membership of a limited company that will own and manage the common parts of the development..\r\n<ul class=\"custom-disc\">\r\n 	<li>Each residential flat in a commonhold building is referred to as a <strong>unit</strong> and the owner of a unit will hold the freehold. In a mixed-use development, each commercial premises will also be a unit.</li>\r\n 	<li>The freehold of the common parts is owned by the <strong>commonhold association</strong>, which is a company limited by guarantee. The common parts will include all shared areas including the structure of the building, hallways, staircases, lifts and gardens.</li>\r\n 	<li>All unit holders will be a member of the commonhold association which will own a share in the freehold of the common parts. This differs from current leasehold ownership where some tenants own the freehold through a company, but not all leaseholders are a member of the company that buys the freehold.</li>\r\n 	<li>The <strong>commonhold community statement</strong> sets out the standard rules governing the use and management of each unit, the rights and obligations of the commonhold association and each unit holder. The commonhold community statement should be in a prescribed form, so the same rules apply to every unit in every commonhold development.</li>\r\n 	<li>The rights and obligations of unit holders and the commonhold association are <strong>mutually enforceable</strong>, which means a unit holder can enforce the obligations contained in the commonhold community statement on another unit holder directly. This is one of the key advantages of commonhold, as opposed to a typical leasehold structure, where enforcement action against another tenant would usually need to be taken by the landlord.</li>\r\n 	<li>Each unit holder contributes to the costs incurred by the commonhold association for the management and maintenance of the building. This commonhold assessment is similar to the service charge in a leasehold structure.</li>\r\n</ul>');
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INSERT INTO `Z1EZp7_postmeta` VALUES (23796,1691,'insight_modules_3_text_general','Announcing the White Paper in March 2025, Matthew Pennycook, housing and planning minister, said:');
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INSERT INTO `Z1EZp7_postmeta` VALUES (23810,1691,'insight_modules_5_text_general','<em> </em>Key aspects of the proposed reformed commonhold in the White Paper include:\r\n<ul class=\"custom-disc\">\r\n 	<li>Commonhold will apply to all types of developments, including mixed-use schemes. There will be flexibility for developers in constructing and selling commonhold schemes, as commonhold is thought to be well suited to new build developments.</li>\r\n 	<li>It will be cheaper, quicker and simpler for existing leaseholders to convert to commonhold.</li>\r\n 	<li>The commonhold unit owners will have more control over the operation of the commonhold. For example, agreeing an annual budget and having greater assurance that there will be funds for future repairs and emergency works in a reserve fund.</li>\r\n 	<li>The threshold for changing local rules will be raised to 75% and the concept of minority protection will be extended to decisions about setting local rules.</li>\r\n 	<li>There will be powers to replace directors of the commonhold association who do not comply with the rules of the commonhold.</li>\r\n 	<li>Commonhold associations will be permitted to obtain a loan secured either against the common parts or against future commonhold contributions. There will be protections so that the action taken is aligned to the interests of unit owners.</li>\r\n 	<li>It will be easier to take action against those who fail to pay their share of the commonhold’s costs, using of mediation or out of court methods of settlement.</li>\r\n 	<li>Mortgage lenders will have protections and the solvency of commonhold association will also be protected. There will be a role for lenders as a last resort to step in and apply to a tribunal to appoint a director or replace a failing one.</li>\r\n</ul>\r\nWhile the White paper discusses the conversion of existing leasehold blocks to commonholds, more detail will be needed to understand how current owners of residential or mixed-use buildings may be required to adopt commonhold. The Government’s proposal is that the consent threshold for conversion to commonhold is 50%, mirroring that for leasehold enfranchisement.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (23814,1691,'insight_modules_6_heading_title','Conclusion');
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INSERT INTO `Z1EZp7_postmeta` VALUES (24480,1735,'insight_modules_0_text_general','<strong>This news was also featured in <a href=\"https://city-news.co.uk/2025/04/07/broadfield-helps-book-aid-international-to-turn-a-new-page-with-distribution-centre-purchase/\" target=\"_blank\" rel=\"noopener\">City News</a>, <a href=\"https://dailybusinessnow.com/2025/04/07/broadfield-helps-book-aid-international-to-turn-a-new-page-with-distribution-centre-purchase/\" target=\"_blank\" rel=\"noopener\">Daily Business Now</a>, <a href=\"https://globalbusinessnewsdesk.co.uk/2025/04/07/broadfield-helps-book-aid-international-to-turn-a-new-page-with-distribution-centre-purchase/\" target=\"_blank\" rel=\"noopener\">Global Business News</a>, <a href=\"https://internationalbusinessnews.co.uk/broadfield-helps-book-aid-international-to-turn-a-new-page-with-distribution-centre-purchase/\" target=\"_blank\" rel=\"noopener\">International Business News</a> and <a href=\"https://uk-business-news.co.uk/2025/04/07/broadfield-helps-book-aid-international-to-turn-a-new-page-with-distribution-centre-purchase/\" target=\"_blank\" rel=\"noopener\">UK Business News</a>.</strong>\r\n\r\nBroadfield has acted for Book Aid International on the purchase of new warehousing in Swindon.\r\n\r\nThe purchase of the 15,298 sq ft double warehouse will act as the distribution hub for the charity which sends more than one million books every year to communities in Africa and around the world.\r\n\r\nBook Aid International works with publishers to provide new books to schools, libraries and communities in hard-to-reach and isolated communities, supporting learning and education, health and social care, and also donating reference books and books for reading for pleasure.\r\n\r\nIn 2024, Book Aid International distributed more than 1.3 million books, almost all of which were donated brand new by UK publishers.\r\n\r\nThe Broadfield team was led by property and charity Partner Jonathan Fewster, supported by real estate Associate Kinali Patel. Gerald Eve acted as agents to Book Aid International.\r\n\r\nJonathan said:');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25060,1757,'insight_modules_0_text_general','Law 360\'s \"Expert Analysis\" series interviews practice group leaders who provide insights on legal trends and challenging cases. This edition interviewed the head of Broadfield\'s intellectual property practice, Consultant Sajjad Khan.\r\n\r\nIn this article, Sajjad Khan explains how trade mark issues that may seem straightforward can quickly become complicated, highlights the urgent need for reform in the regulatory framework surrounding artificial intelligence and copyright, and encourages junior lawyers to stay persistent if they\'re passionate about succeeding in this competitive legal field.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25062,1757,'insight_modules_1_quote_text','\"AI-related technology will also affect the media and entertainment sector. For example, there are questions around rights to create digitally manipulated photos, video or audio, also known as deepfakes, that create new issues for performers and other individuals in relation to their image rights.\"');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25068,1757,'insight_modules_2_text_general','Read the full article on the <a href=\"https://www.law360.com/articles/2306097\" target=\"_blank\" rel=\"noopener\">Law360</a> website.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25082,1759,'insight_modules_0_heading_title','The Bill and the amendments');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25084,1759,'insight_modules_0_text_general','The <a href=\"https://www.gov.uk/government/publications/data-use-and-access-bill-factsheets/data-use-and-access-bill-factsheet-growing-the-economy\">Data (Use and Access) Bill</a> (the Bill) proposes several reforms to how personal and business data can be used. Despite the obvious overlap between data and copyright law in the context of AI models, it is not a stated aim of the Bill to address this intersection. Nonetheless, at this key stage in the Bill’s reading, several amendments have been tabled by the crossbench peer Baroness Kidron that would require the government to implement a new regime that would apply to operators of internet scrapers and general-purpose AI models. Legislation created under the Bill (if enacted) would require such operators to:\r\n<ol>\r\n 	<li style=\"color: black;\"><a href=\"https://bills.parliament.uk/bills/3825/stages/19280/amendments/10016157\" target=\"_blank\" rel=\"noopener\">Comply with UK copyright law, and to abide by a set of procedures</a>;</li>\r\n 	<li style=\"color: black;\"><a href=\"https://bills.parliament.uk/bills/3825/stages/19280/amendments/10016161\" target=\"_blank\" rel=\"noopener\">Be transparent about the identity and purpose of their crawlers; operate distinct crawlers for different purposes; and not penalise copyright holders who choose to deny scraping for AI by downranking their content in, or removing their content from, a search engine</a>; and</li>\r\n 	<li style=\"color: black;\"><a href=\"https://bills.parliament.uk/bills/3825/stages/19280/amendments/10016160\" target=\"_blank\" rel=\"noopener\">Be transparent about the copyrighted works they have scraped, allowing copyright holders to understand when their work has been scraped.</a></li>\r\n</ol>');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25088,1759,'insight_modules_1_heading_title','Practical implications and possible consequences');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25090,1759,'insight_modules_1_text_general','The scope of the amendments goes much further than anything we have seen to date in terms of protecting rightsholders from unlawful scraping and web crawling. Regulations created under the Bill would apply at each stage of when AI models may be fed data, namely in pre-training, fine tuning, grounding and retrieval-augmented generation. For operators and developers of AI models, the proposed amendments will undoubtedly be seen as restrictive and anti-innovation.\r\n\r\nIt is noteworthy that any regulations made under the first proposed amendment may be applied extra-territorially with any operator that markets their AI models in the UK being in scope. This amendment is also interesting in the context of any confirmation that may come from civil decisions in respect of the application of the Copyright, Designs and Patents Act 1988 (CDPA). The government would be able to act quickly and make provisions clarifying the steps the operators of web crawlers and AI models must take to comply with United Kingdom copyright law. This would be particularly relevant if the claim brought by <a href=\"https://www.bbc.co.uk/news/technology-64285227\" target=\"_blank\" rel=\"noopener\">Getty Images against Stability AI </a>were to be decided in Getty’s favour.\r\n\r\nAlso of note, the last proposed amendment would in effect require operators of AI models to maintain a register of source data that must be accessible to the copyright holder upon request. This amendment is surely an attempt to address the evidential difficulties that currently exist for rightsholders when it comes to establishing copyright infringement against the operators and developers of AI models.\r\n\r\nThe Lords may ultimately decide that the Bill is not the proper legislative vehicle in which to include such bold measures. The government has promised an AI Bill, which would seem the more obvious fit. However, there is a feeling that too much weight has been placed on the AI Bill, which may come too late for rightsholders. The fact that the technology is outpacing legislation may be a motivation behind the proposed amendments. In any event, these are noteworthy proposals demonstrating the influence of the rightsholders’ lobby in the debate.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25094,1759,'insight_modules_2_heading_title','What comes next?');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25096,1759,'insight_modules_2_text_general','The proposed amendments will be debated in the Lords either during the 16 December sitting or the 18 December 2024 sitting. After this committee stage in the Lords, there will be one further reading before the Bill transfers to the Commons. We expect a lively debate and will be monitoring the Bill through its passage.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25112,1760,'insight_modules_0_text_para','This week’s entry looks at the unsuccessful challenge to the grant of the A66 DCO in more detail and a consultation on infrastructure planning in Scotland.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25116,1760,'insight_modules_1_heading_title','Judge kicks A66 challenge');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25118,1760,'insight_modules_1_text_general','We have previously reported on the challenge by Transport Action Network to the granting of the A66 Northern Trans-Pennine DCO. The hearing was on 23 October 2024 and the judge gave the judgment orally a mere two days later on 25 October 2024; it has taken since then to get hold of a copy of the judgment.\r\n\r\nThe first ground was on habitats, where socio-economic impacts were allegedly wrongly categorised as health impacts, and how did impacts on human health weigh neutrally in the planning balance in the decision letter and yet be enough to be imperative reasons of overriding public importance? The judge considered that enough attention was given to human health in the IROPI context and that it was not irrational to conclude that the test was met.\r\n\r\nThe second ground was on the impact on the North Pennines Area of Outstanding Natural Beauty – DCO applications that cause harm to AONBs should be refused unless there are exceptional circumstances and where consent is in the public interest. The judge said that the test was met and the precise words needn’t be used ‘like an incantation’. The impact on the AONB was in fact concluded to become acceptable over time. The new duties to ‘seek to further the purposes’ of National Parks and AONBs in s11A of the National Parks and Access to the Countryside Act 1949 and s85 of the Countryside and Rights of Way Act 2000, respectively, are the new battleground.\r\n\r\nThe third ground was essentially that the DCO should have been refused because the benefit-cost ratio was less than one. The judge decided it was not irrational for the Secretary of State to give consent, saying as he did that there were qualitative benefits that could not be monetised.\r\n\r\nThe fourth ground was the same as the single ground that was unsuccessful in the challenge to the A38 Derby Junctions DCO decision, namely that the decision was unlawfully based on an out-of-date economic assessment. The judge said that although the A38 case had been appealed to the Court of Appeal, he nevertheless had confidence in his judgment on the point. That permission has been denied, and so this ground is dropped from the claimant’s appeal to the Court of Appeal.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25122,1760,'insight_modules_2_heading_title','Keeping up with the Joneses');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25124,1760,'insight_modules_2_text_general','Not to be outdone by the consultation on infrastructure planning in Wales (closing date 13 December 2024) there is a consultation in Scotland about introducing several Planning Act 2008-like measures.\r\n\r\nIn Scotland there is not an equivalent to the Planning Act 2008, and for electricity generation and power lines, the Electricity Act 1989 is used, whatever the size of the project. The (Scottish and UK) government have issued a consultation on making improvements to the process (so just for those two types of infrastructure rather than more generally). This one closes on 29 November 2024, it was only 28 days.\r\n\r\nAlthough the consultation proposes changes to make the process more similar to the Planning Act regime, there are several differences, highlighted below.\r\n\r\nMandatory pre-application consultation is proposed to be introduced, explicitly based on the Planning Act 2008. Accompanying the consultation must be a ‘Preliminary Information Report’, the equivalent of a preliminary environmental information report. The consultees are to be agreed with the Scottish Government rather than being a fixed list (which will presumably add a bit of time). A Statement of Community Consultation is to be sent to the local authority for comments, but these are made to the Scottish Government rather than the prospective applicant, and it is the Scottish Government who then decides what changes should be made (for offshore projects this would only apply to any onshore elements). The consultation is required to include at least two public events (it later suggests exactly two), as well as a website, email and postal address. There is a question as to whether two stages of consultation should be held for electric line projects. A Pre-Application Consultation Report is submitted with the application, equivalent to a Consultation Report. Of course everything is going to get a slightly different name.\r\n\r\nThere is to be an acceptance stage, but the only reason for rejection is inadequate consultation rather than the standard of the application documents, although the document later says an application can be rejected if not all the required documents are submitted. It doesn’t say how long this stage is proposed to take. The list of application documents under the Electricity Act 1989 is greater for electric lines than generating stations. It is proposed to harmonise these and supplement them with a detailed plan, the pre-application consultation report, a statement of alternatives considered, a statement on benefits and needs, and a statement of all the components requiring consent. This appears a lot lighter touch than for a DCO.\r\n\r\nPost-application, the Scottish Government will invite representations rather than the applicant. The consultation suggests that the government be able to set time limits for each stage, rather than having these set in advance (which isn’t great for certainty). It also suggests more strategic engagement with statutory bodies, including a forum, a framework, and additional funding, which sounds a good move.\r\n\r\nOn amendments to applications during their consideration, it is merely proposed that a point be declared after which amendments are no longer permitted. They must already not be substantial. For examination generally, the consultation proposes that only if a local authority objects, a reporter is appointed who may have a site inspection, request written information, and/or hold a hearing or public inquiry. There could also be a pre-examination (procedural) meeting. Seem familiar? There is a proposal to introduce fees for applications for ‘necessary wayleaves’ for electric lines, currently free.\r\n\r\nFor post-decision changes, the consultation says that the process for electric line variations is vaguer than for generating stations and suggests making the former clearer. The consultation also proposes that the Scottish Government can propose variations where there has been a change in environmental circumstances, technology, or to correct errors. On legal challenges, it is proposed to unify the currently differing process and timescales to allow a statutory appeal within six weeks. This is narrower than a simple rehearing of the case; it must be that the decision is not within the powers of the Scottish Ministers or one or more relevant requirements have not been complied with.\r\n\r\nThe consultation suggests that any changed process will even apply to applications that are in progress, from the point they have reached onwards. What could possibly go wrong with that? There are some interesting questions, such as whether you agree that these proposals will ‘increase the speed of the end-to-end project planning process overall’ (I think this should extend beyond the planning process), and how many people in your organisation will need to familiarise themselves with any change in process.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25146,1761,'insight_modules_0_text_general','In Thomas v Surrey and Borders Partnership, the Employment Appeal Tribunal (EAT) held that a belief in English nationalism which included anti-Islamic beliefs was not a protected philosophical belief under the Equality Act 2010.\r\n\r\nMr Thomas was engaged by Surrey and Borders Partnership NHS Foundation Trust on a three month consultancy contract. Shortly before this contract expired, he was dismissed for failure to disclose an unspent conviction for electoral fraud. Mr Thomas then brought a claim of discrimination in the Employment Tribunal alleging that the real reason for his dismissal was his philosophical belief in English nationalism. A preliminary hearing was held to determine whether this could constitute a protected belief.\r\n\r\nFor a philosophical belief to be protected, it must satisfy the criteria set out in the 2010 case of Grainger Plc v Nicholson:\r\n<ul>\r\n 	<li>It must be genuinely held;</li>\r\n 	<li>It must concern a substantial aspect of human life;</li>\r\n 	<li>It must have a sufficient level of cogency, seriousness, cohesion and importance;</li>\r\n 	<li>It must not be incompatible with human dignity or conflict with the fundamental rights of others; and</li>\r\n 	<li>It must be worthy of respect in a democratic society.</li>\r\n</ul>\r\nThe Tribunal held that Mr Thomas’ belief in English nationalism, which was focused on national culture and identity rather than common descent or race, satisfied the Grainger criteria and could in principle be a protected belief. However, as part of his belief in English nationalism, Mr Thomas also held anti-Islamic beliefs which had been expressed publicly on social media and in a previous Tribunal case. This included advocating removal of Muslims from the UK and banning Islam unless it was \'anglicised\' and \'toned down\'. The Tribunal found that this \'disdainful and prejudiced focus on Islam\' amounted to a \'generalised form of harassment targeting one particular religion.\' This contradicted the final two Grainger criteria and prevented Mr Thomas’ belief in English nationalism from being protected under the Equality Act.\r\n\r\nMr Thomas appealed to the EAT, arguing that his belief easily satisfied the Grainger criteria and did not come close to being the type of belief that should be excluded from protection. The EAT acknowledged that the threshold for protection under the Equality Act is low. As established in the 2021 case of Forstater v CGD Europe, a philosophical belief will only be considered unworthy of respect in a democratic society if it is an extreme belief akin to Nazism or totalitarianism, or a belief which incites hatred or violence in the gravest of forms. Minority beliefs which are offensive, shocking or disturbing to others may therefore still be protected. In this case, however, the EAT agreed that Mr Thomas’ anti-Islam beliefs did not pass even this low threshold as they amounted to a grave form of hate speech.\r\n\r\nThe EAT highlighted that there is some conflict in European case law about the appropriate threshold for excluding philosophical beliefs on grounds of being unworthy of respect in a democratic society. This may mean that Forstater is too narrow, and that beliefs advocating intolerance and discrimination also fall outside the Grainger criteria, not just those espousing violence and hatred in its gravest forms. Dealing with conflicting rights and freedoms can be a very difficult issue for employers, and further case law to clarify the boundaries of protected beliefs would be welcome.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25156,1762,'insight_modules_0_heading_title','Christmas competition, data centres, prisons and planning reform memes ');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25158,1762,'insight_modules_0_text_general','Today’s entry contains our Christmas competition, but also looks at the Government’s ambition to grant consent for 150 DCO projects, appeals relating to a data centre and a prison and sets out some memes that might help us think through planning reform.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25162,1762,'insight_modules_1_heading_title','Racing to 150');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25164,1762,'insight_modules_1_text_general','The Government has announced that it has a target of fast-tracking the determination of 150 DCOs over the course of this parliament. You might want to underline the word \'determination\' (not \'granting\') in that sentence, but the drive is clear: the Prime Minister wants to send \'a very clear message to the nimbys, the regulators, the blockers and bureaucrats\'. The total number of DCOs granted since the regime came into force (15 years ago or so) is approximately 140, 10 below the target over the course of the coming five years.\r\n\r\nThe other interesting phrase the Prime Minister used was \'fast-tracking\', but it does not appear that many developers are taking up the (formally defined, new) fast-track route. How could this target be met? There are currently 36 applications in the post-acceptance stage. As far as the official record is concerned, there are 46 applications at the pre-application stage (though that includes some zombie projects). Together, those would constitute just half of the target, but getting the other half to come forward – noting the requirements for pre-application consultation, EIA production and development, means that it is an ambitious target indeed.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25168,1762,'insight_modules_2_heading_title','A tale of two appeals');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25170,1762,'insight_modules_2_text_general','Whilst we’re waiting for some DCO decisions to be made, two appeal decisions caught my eye. First, <a href=\"https://assets.publishing.service.gov.uk/media/6752d28020bcf083762a6c99/Recovered_appeal_decision_-_Court_Lane_Industrial_Estate_Court_Lane_Iver_SL0_9HL.pdf\" target=\"_blank\" rel=\"noopener\">an appeal</a> where the Inspector and Secretary of State agreed that the proposal for a data centre in Slough would be inappropriate development in the Green Belt. This meant that there was a conflict with the local plan meaning some other material consideration would have to override that conflict, and for the purposes of the NPPF, ‘very special circumstances’ would need to be found. And, bam, they were indeed found:  importantly the need for data centres to come forward was a substantial part of that finding (see paragraphs 271 and 272).\r\n\r\nThat is a welcome and stark departure from some of the more recent refusals from last year (see <a href=\"https://www.bdbpitmans.com/news-and-insights/1019-new-environmental-duty-and-no-new-data-centres/\" target=\"_blank\" rel=\"noopener\">here</a> for a proposal in which very special circumstances were not made out by the need for data centres). Interestingly in the more recent decision, there is also an affirmation that legal costs borne by the council in connection with the development (see paragraphs 252-5 of the Inspector’s Report) should not be paid by the developer. This is an interesting contrast to much of the recent discourse on ensuring cost recovery, and is also to be encouraged.\r\n\r\nThe second <a href=\"https://assets.publishing.service.gov.uk/media/674f0bed7cbc7f3d295da963/Land_adjacent_to_HMP_Garth_and_Wymott__Layland__Lancashire__refs_3295556___3_December_2024_.pdf\" target=\"_blank\" rel=\"noopener\">appeal decision</a> that caught my eye was the Secretary of State overruling an Inspector’s recommendation that a new prison in Lancashire should not be granted planning permission. The key issues in this appeal related to highway traffic and safety impacts. In all the cases, the Secretary of State finds limited harm reinforcing the point that highway impacts have to be really, really bad on an overall scale before they are a basis for refusing planning permission. In this case too, the need for the development (i.e., prisons which are nearing 98% capacity nationally) carried the day.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25178,1762,'insight_modules_5_heading_title','How memes can help us understand planning reform ');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25180,1762,'insight_modules_5_text_general','These memes feature someone causing some form of catastrophe and then asking who is responsible. You can find more of an explanation and examples of the former meme <a href=\"https://knowyourmeme.com/memes/who-killed-hannibal\" target=\"_blank\" rel=\"noopener\">here</a> and the latter meme <a href=\"https://knowyourmeme.com/memes/were-all-trying-to-find-the-guy-who-did-this\" target=\"_blank\" rel=\"noopener\">here</a>. I’ve been amused that there have been two recent instances where a regulator has said \'not me!\' in response to backlash. The <a href=\"https://www.onr.org.uk/publications/regulatory-reports/other-reports/onr-s-regulatory-influence-on-the-epr-design-in-the-uk/\" target=\"_blank\" rel=\"noopener\">first</a> relates to almost 7,000 design changes at Hinkley Point C, with the regulator stating that they were not responsible for considering cost, and the second relating to the now infamous £100m bat tunnel with the regulator being forced to publish <a href=\"https://naturalengland.blog.gov.uk/2024/11/08/natural-england-role-in-high-speed-2/\" target=\"_blank\" rel=\"noopener\">a statement</a> (‘it is for HS2 Ltd to make choices, consider risks and factor in costs when deciding how to comply with environmental law)\r\n\r\nThere are two potential lessons here. First, if cost and proportionality are not part a public body’s remit, shouldn’t they be? Second, whilst we’re all wondering who is responsible for disproportionality, it’s worth bearing in mind that our system naturally incentivises risk-aversion because of legal challenges and, importantly, picking and choosing your battles. That means even when, as in those two examples above, the regulator says ‘we simply assessed what was put in front of us, we didn’t require it’, it’s failing to decouple the explicit actions of a regulator from the implicit requirements, culture, and choosing the path of least resistance (e.g., it’s sometimes easier to simply agree, then have it out). Both of those recommendations require resources so that regulators feel comfortable challenging proposals, but – given culture is amorphous - it also requires re-asserting proportionality into processes for example through Written Ministerial Statements or other Government policy so that the mood music is \'please don’t do this\'.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25184,1762,'insight_modules_3_heading_title','How memes can help us understand planning reform ');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25186,1762,'insight_modules_3_text_general','It is the season so here’s something fun, or at least more fun than usual. How can internet memes help us understand planning reform. Here are a few I’ve thought of, please take these in good humour and send your suggestions on a postcard.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25188,1762,'insight_modules_4_text_para','Why would X do this / We’re all trying to find the guy who did this');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25190,1762,'insight_modules_6_text_para','Cheems mindset');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25194,1762,'insight_modules_7_text_general','Jeremy Driver wrote <a href=\"https://normielisation.substack.com/p/cheems-mindset\" target=\"_blank\" rel=\"noopener\">this highly relatable essay</a> in which cheems (pronounced ‘keems’), a small Shiba inu dog signifies someone who scrambles around for reasons why something cannot be done. There are instances where raising reasons why something cannot be done is important but the mindset does this almost reflexively and, as Jeremy says, is ‘a deadly cause of sclerosis if it is the reflexive reaction to any new idea or policy proposal’; the mindset takes raising challenges not just as necessary (which it is), but as the defining characteristic to a policy response, with \'it’s too complicated\' being the knee-jerk reaction.\r\n\r\nJeremy gives many examples in a non-planning context, but I’m struck by how often some commentators adopt the same mindset. For example, the Spanish and Germans are streamlining EIA in exchange for slightly more onerous environmental protections along the lines of the Special Compute Zones recently suggested by <a href=\"https://inferencemagazine.substack.com/p/getting-ai-datacentres-in-the-uk\" target=\"_blank\" rel=\"noopener\">Jack Wiseman</a> and <a href=\"https://institute.global/insights/climate-and-energy/revitalising-nuclear-the-uk-can-power-ai-and-lead-the-clean-energy\" target=\"_blank\" rel=\"noopener\">the Tony Blair Institute</a>. Those ideas are loosely based on infrastructure planning zones, explained <a href=\"https://www.bdbpitmans.com/news-and-insights/967-could-infrastructure-investment-zones-help-keep-the-lights-on/.\" target=\"_blank\" rel=\"noopener\">here</a>. The natural reaction of someone with Cheems mindset is to simply to say that there are international agreements that would prevent this (without specifying what, or considering that the overall system of environmental protection would be the same, if not better; without considering what the specific enforcement mechanisms are and whether that is likely, or if withdrawal is a feasible or necessary option).\r\n\r\nOr take judicial review, some explicitly said that the idea of reducing the number of bites of the cherry was not possible, that changing standing rules was not possible or that, even if it was as Lord Banner KC’s review contradicts, it wouldn’t be that significant. We’ve long been advocates of reforming JR, and we welcome and endorse the recommendations from his Lordship. Gradualism (i.e., slow change) is a form of trial and error that shouldn’t be shunned, and cheems mindset hampers or derides even those small movements, but we shouldn’t stop pushing for more. I’ve made the point before: but if you are seriously using the idea that international agreements are a block to any further thought, do you want us to remove the long-established Wednesbury unreasonable test which <a href=\"https://www.landmarkchambers.co.uk/news-and-cases/15-the-status-of-decisions-of-the-aarhus-compliance-committee-in-english-law-respect\" target=\"_blank\" rel=\"noopener\">the Aarhus Compliance Committee is \'concerned\' about</a>?\r\n\r\nThe lesson here is be creatively ambitious, even as you seek to overcome the hurdles: it’s going to be hard, for example, to do a robust SEA for the zones mentioned, and an actual assessment of what European countries charge in the JR costs is necessary before we can make grand claims about violating international agreements, but the mindset dismisses even considering what an assessment would look like or what EU countries are actually doing in their court systems nor the enforcement mechanisms, or what taking that view consistently would mean for the wider system.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25196,1762,'insight_modules_8_text_para','\'Boardroom suggestion\' / model-based thinking');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25200,1762,'insight_modules_9_text_general','<a href=\"https://knowyourmeme.com/memes/boardroom-suggestion\" target=\"_blank\" rel=\"noopener\">This meme</a> features a guy being thrown out of a window of a boardroom meeting when he suggests a simple solution following suggestions that miss the point. This meme is the natural counter-weight to the anti-Cheems mindset. There is a tendency to suggest in unfavourable environments \'what if we just came up with an entirely new planning regime\', when more gradual but politically feasible changes are likely to have more chance of making an actual positive impact. A good example is the ongoing debate about consultation. On the one hand, someone would say wouldn’t be wonderful if we just removed it? On the other hand, the political resistance and the alleged benefit of identifying problems sooner gets raised.\r\n\r\nI guess the point here is that a model for planning reform which is just \'this is good, and this is bad\' without considering secondary effects and political viability ends up eating a lot of time without doing much. For example, if I had a large majority in a new government, I might be more ambitious on reforming consultation. If I didn’t, and was worried about long-term backlash, I might suggest ‘why don’t you get rid of Category 3 persons’, make changes to statutory guidance to stop excessive consultation, and – at a stretch – remove the requirement for a PEIR. Not thinking through political constraints, different actors and power-brokers (e.g., PINS, the civil service) means you run the risk that your ideas will be lost like a fart in the wind.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25202,1762,'insight_modules_10_text_para','\'Everythingism\'');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25206,1762,'insight_modules_11_text_general','Joe Hill posted about \'everythingism\' <a href=\"https://x.com/jo3hill\" target=\"_blank\" rel=\"noopener\">on X</a> recently: the basic idea is that we make decisions about a particular thing, into decisions about all the things we are interested in. For example, if you wanted to make a decision about whether X was the best energy generation, and then you started taking into account the extent to which that technology contributed to wider social value. The remedy to this is not to make each individual policy (or planning) decision reflect all the outcomes we want, but to have as many policies as desired outcomes. Joe’s idea is a re-telling of the Tinbergen Rule: governments must use multiple policy instruments if they want to impact multiple policy targets.\r\n\r\nWhat does this have to do with planning? I think one of the greatest complexities in planning is that it forces us to treat a planning decision not as an overall trade off, but a series of clashes between competing principles. Let’s say you wanted energy generation infrastructure quickly, but you wanted to ensure environmental protection too. There is a conflict, and inevitably a trade off between the two. Rather than preventing permission for the former because of the latter, you could seek to use things outside of the planning decision to enhance the environment. Taking the Tinbergen Rule seriously you might even simply say that the role of the planning system in environmental protection could be even more reduced by, for example, requiring environmental contributions (which are then directed by a government body) based on the scale of the development but the development itself will proceed. A system like this would align with the Tinbergen Rule, and may end up being better at protecting the environment.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25210,1762,'insight_modules_12_heading_title','Christmas competition');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25212,1762,'insight_modules_12_text_general','It\'s time for the Planning Act blog\'s annual Christmas champagne competition - enter for a chance to win a bottle of champagne!\r\n\r\nThis year\'s competition is based on <a href=\"https://www.linkedin.com/games/crossclimb/\" target=\"_blank\" rel=\"noopener\">the LinkedIn game \'Crossclimb\'</a> that was launched at the beginning of May 2024.\r\n\r\nEach clue is to a six-letter word.  The words can then be reordered into a word ladder such that each word differs by one letter from the previous word.  Finally, one word can be added at the beginning and one at the end of the ladder, which in this case are both places mentioned in the <a href=\"https://national-infrastructure-consenting.planninginspectorate.gov.uk/project-search\" target=\"_blank\" rel=\"noopener\">names of nationally significant infrastructure projects</a>.\r\n\r\nHere are the clues:\r\n\r\n1. A type of sugar\r\n2. What pancakes are made from\r\n3. A fastening for a shirt etc.\r\n4. A device for applying fat to a roast\r\n5. Someone with equal billing\r\n6. A medieval peasant or farm labourer\r\n7. A wood strip for securing hatches on a ship\r\n8. Alain de, philosopher\r\n9. A seller of fruit\r\n\r\nPlease submit the answers to the clues and the two additional infrastructure project locations in ladder order to <a href=\"mailto:anguswalker@broadfield-law.com\">anguswalker@broadfield-law.com</a> by the deadline of Wednesday 8 January 2025 (they can start with either location and end with the other one).  The first correct solution drawn out of the virtual hat after the deadline will win a bottle of champagne - good luck!');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25224,1763,'insight_modules_0_text_para','In Carozzi v University of Hertfordshire, the EAT has ruled that comments about an employee’s accent could be harassment under the Equality Act 2010 even though they were not motivated by her race.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25228,1763,'insight_modules_1_text_general','<p data-pm-slice=\"1 1 []\">Harassment is defined in section 26 of the Equality Act as unwanted conduct related to a protected characteristic that has the purpose or effect of violating an individual’s dignity or of creating an intimidating, hostile, degrading, humiliating, or offensive environment for them. Tribunals must take into account the perception of the victim, the other circumstances of the case, and whether it is reasonable for the conduct to have that effect. As this case highlights, the definition of harassment is wider than the test for direct discrimination, which requires treatment ‘because of’ a protected characteristic (rather than ‘related to’).</p>\r\nVictimisation may occur where an employer subjects an employee to a detriment because they have done or may do a protected act such as bringing proceedings under the Equality Act 2010.\r\n\r\nMs Carozzi, a Brazilian national of Jewish ethnic origin, was employed by the University of Hertfordshire in a marketing role but resigned before the end of her probationary period, which had been extended twice. She brought a number of Employment Tribunal claims, including constructive dismissal, race and religious discrimination, harassment, and victimisation.\r\n\r\nAll of Ms Carozzi’s claims were dismissed by the Tribunal. She was given permission to appeal to the EAT, and two grounds of her appeal are of wider interest.\r\n\r\nFirst, Ms Carozzi challenged the Employment Tribunal’s ruling that since comments about her accent were observations about her intelligibility or comprehensibility, rather than being racially motivated, they could not amount to race-related harassment. The EAT upheld this part of her appeal. Harassment can occur under the Equality Act definition even when the harasser is not motivated by a protected characteristic. Accent can be an important part of a person’s national or ethnic identity. It follows that comments about someone’s accent may be related to the protected characteristic of race. Whether or not those comments in fact amount to harassment will depend on whether the other conditions set out in the definition are met, including whether the comments were unwanted and had the purpose or effect of violating dignity or creating an offensive environment.\r\n\r\nSecondly, Ms Carozzi appealed against the Tribunal’s rejection of her claim that the University’s refusal to provide meeting notes amounted to victimisation because it was linked to concerns that she might bring a discrimination claim. The Tribunal had ruled that this was not victimisation because the university would have withheld the notes from an employee who might bring a claim of any type, not just a claim of discrimination. Allowing this ground of appeal, the EAT held that this was the wrong test. The Tribunal should have considered whether the decision not to provide the notes was influenced to a material extent by the fact that a discrimination claim had or might be made. The EAT also disagreed with the Tribunal’s conclusion that the refusal could not amount to a detriment, noting that Ms Carozzi could reasonably view the refusal as a disadvantage.\r\n\r\nMs Carozzi’s harassment and victimisation claims were remitted to a fresh Employment Tribunal for reconsideration of these issues.\r\n\r\nThis case highlights the importance of dealing with grievances and complaints fairly and transparently to minimise the risks of victimisation and discrimination claims. The EAT has also confirmed that there is no requirement in a harassment claim for a ‘mental element’ as there is in a direct discrimination claim. This means that comments about personal attributes may constitute harassment if they are related to a protected characteristic such as race or sex even if there is no discriminatory intent. In order to ensure that all staff understand the wide definition of harassment, it is vital to implement comprehensive equality and diversity policies and to organise regular tailored training. These measures are also necessary to comply with the new duty to take reasonable steps to prevent sexual harassment, which will be extended to ‘all’ reasonable steps when the Employment Rights Bill comes into force in 2026. The Bill will also introduce employers’ liability for third-party harassment in respect of all types of harassment.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25242,1764,'insight_modules_0_text_para','<p data-pm-slice=\"1 1 []\">From February 2025, the UK government is consulting on raising the minimum energy efficiency standards (MEES) in the residential private rented sector in an attempt to lower carbon emissions, improve energy efficiency, deal with fuel consumption issues and make homes easier to heat. This \'<a href=\"https://assets.publishing.service.gov.uk/media/67a4e511baccec3af36b3c70/improving-the-energy-performance-of-prs-homes-consultation-document.pdf\" target=\"_blank\" rel=\"noopener\">Privately Rented Energy Performance Consultation</a>\' remains open until 2 May 2025.</p>\r\nThe Privately Rented Energy Performance Consultation is separate to a consultation (released in December 2024) on reforms to the Energy Performance of Buildings Framework, which considers using new metrics for assessing energy performance (\'<a href=\"https://consult.communities.gov.uk/energy-performance-of-buildings/consultation-on-reforms-to-epb/\" target=\"_blank\" rel=\"noopener\">EPB Framework Consultation\'</a>).');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25246,1764,'insight_modules_1_heading_title','Privately Rented Energy Performance Consultation');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25248,1764,'insight_modules_1_text_general','<p data-pm-slice=\"1 1 []\">Since 2018, domestic properties must have an EPC rating of \'E\' or above for a landlord to be allowed to rent it out to private, residential tenant.</p>\r\nThe government\'s preferred approach in the Privately Rented Energy Performance Consultation would be to require residential landlords to achieve the equivalent of an EPC rating of \'C\' before rented out.\r\n\r\nThe proposed higher standard of rating \'C\' would apply to newly granted residential tenancies from 2028 and all existing tenancies would be required to comply by 2030.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25250,1764,'insight_modules_2_add_heading','1');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25252,1764,'insight_modules_2_heading_title','Change of EPC metrics');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25254,1764,'insight_modules_2_text_general','<p data-pm-slice=\"1 1 []\">The separate EPB Framework Consultation has suggested changes to the metrics used to produce an EPC. EPCs are often criticised for being an imperfect measure of the energy efficiency of a building. Proposals for new metrics suggest using standards set against either the \'fabric performance metric\', \'heating system metric\' or \'smart readiness metric\'.</p>\r\nUsing new metrics in this way would require landlords to:\r\n<ul class=\"custom-disc\">\r\n 	<li>improve the building’s heat retention,</li>\r\n 	<li>reduce the energy required to operate the building’s heating, and</li>\r\n 	<li>enable the occupier to optimise energy use and reduce running costs.</li>\r\n</ul>\r\nThe government recognises that this is just one approach to utilising new metrics, and the EPC Framework Consultation seeks views on alternative approaches.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25258,1764,'insight_modules_3_heading_title','Comment');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25260,1764,'insight_modules_3_text_general','<p data-pm-slice=\"1 1 []\">These consultations will be of interest to the private rented domestic sector as residential properties may require extensive (and expensive) retro-fit works to meet the proposed higher standards. Landlords of commercial properties will watch with interest to see whether similar proposals for higher MEES requirements are put forward for commercial lettings.</p>\r\nThis may also be a welcome move away from the existing EPC metric of an energy efficiency rating, which measures the modelled cost of energy efficiency ratings and results in higher EPC ratings for fossil fuel-heated properties.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25270,1765,'author','a:1:{i:0;s:4:\"1537\";}');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25272,1765,'insight_modules_0_text_para','The government has launched a new consultation on EPCs for domestic and non-domestic premises as part of its goal to enhance building standards and reach net-zero emissions by 2050. This reinforces the governments commitment to environmental sustainability and recognises concerns about energy-inefficient buildings.');
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INSERT INTO `Z1EZp7_postmeta` VALUES (25276,1765,'insight_modules_1_text_general','Unfortunately, what it doesn’t cover are any changes to EPC ratings for the Minimum Energy Efficiency Standards (MEES). MEES currently require a minimum rating of \'E\' for private lettings of both commercial and residential property.\r\n\r\nThe previous government proposed an ambitious increase in the minimum rating for rented commercial property from rating \'E\' to \'B\' by 2030. However, the result of the 2021 consultation, which asked important questions about how to implement this increase, is still outstanding.\r\n\r\nThe current government is yet to announce its plans on whether this change will be brought into effect. Presumably, timings will have to be scaled back for the proposals to require B ratings for leased commercial property, as the first compliance window suggested in the 2021 consultation was due to kick off on 1 April 2025.\r\n\r\nPoints of interest in the current consultation:\r\n<ul>\r\n 	<li>widening the calculation metrics for EPCs to add energy use, fabric performance, heating system and smart technology to the current carbon only metric</li>\r\n 	<li>reducing the validity period for EPCs from 10 years to anything from two to seven years</li>\r\n 	<li>requiring an EPC at point of marketing let premises, removing the 28 day grace period</li>\r\n 	<li>requiring a valid EPC for the whole term</li>\r\n 	<li>requiring renewal of EPC on its expiry removing current uncertainty over EPC requirements for lease renewals</li>\r\n 	<li>requiring all \'heritage buildings\' to have EPCs ending uncertainty over listed buildings</li>\r\n 	<li>improving quality of EPC assessors by overhauling training and introducing CPD requirements</li>\r\n 	<li>general initiatives to improve compliance and an increase in penalties.</li>\r\n</ul>\r\nViews are welcomed with <a href=\"https://consult.communities.gov.uk/energy-performance-of-buildings/consultation-on-reforms-to-epb/\" target=\"_blank\" rel=\"noopener\">responses requested</a> by 26 February 2025.');
