Parliament’s plans for the rural economy

There is no shortage of proposed legislation that could have an impact on the countryside. The new Agriculture Bill could be as important as its predecessor, the Agriculture Act 1947. But this measure should not be the only rural concern from the new government. The Queen’s Speech contained other proposals which will affect the management of rural investments equally. The European Union (Withdrawal Agreement) Bill will ensure that the post-Brexit implementation period will end by 31 December 2020, although doubts remain in the EU about whether this is achievable. The Immigration and Social Security Co-ordination (EU Withdrawal) Bill will take over on the free movement of labour, and this will include some measures on the seasonal employment of farm labour – the Seasonal Agricultural Workers Scheme (SAWS). If you hope Brexit means we can leave behind some of the more demanding elements of money laundering rules and data protection, you will be disappointed. New financial services rules will cover money laundering and other matters. Veterinary medicines will be covered by the Medicines and Medical Devices Bill, so this may have important implications for livestock farmers – already struggling with uncertain export markets and growing demands for people to move to more plant-based diets. The government has promised an end to “excessively long journeys” for animals going to slaughter, but it seems unlikely that we shall see a new network of slaughterhouses within easy reach of every livestock farm. Perhaps the answer will be to plant trees instead – we are promised 75,000 acres a year by the end of this parliament. The Ecosystem Knowledge Network is holding a timely conference in London on 25 March about “accelerating woodland creation” – a blistering pace will be needed. Environmental and food standards We are also promised no compromise on environmental or food standards. Every opportunity to promote animal welfare will be taken, and any deal with the USA must work for UK consumers, farmers and companies – the government will be “prepared to walk away” if this is not the case. Chlorinated chicken may yet be on the menu, with some mixed messages from the UK government. It may be timely to remember the “great betrayal” of 1921 when the Agriculture Acts (Repeal) Act peremptorily dumped agricultural support mechanisms which had been promised for at least three years only the year before. Elsewhere on the estate, other measures will also have an important effect. Employment The Employment Bill proposes flexible working as the default for all workers. There is to be further consultation on this. Other measures will cover entrepreneurs’ relief from capital gains tax, late payments and audit and corporate reporting. Cost of living measures will affect the national living wage and national insurance, although we are promised no rises in VAT, income tax or national insurance. Property The Renters’ Reform Bill promises to end section 21 “no fault” evictions, coupled with improvements to other means of terminating residential tenancies. There will also be “lifetime deposits”. This legislation will only apply to England. New housing legislation will have property and planning implications, and a new planning white paper will address the continuing demand for new homes. The Divorce, Dissolution and Separation Bill will provide for new “no fault” joint applications in England and Wales and may therefore influence the property aspects of divorce and separation. Property owners may also take some comfort from the Police Powers and Protection Bill. Criminal trespass will be more widely defined and the police will have enhanced powers to deal with unauthorised encampments. Infrastructure The National Infrastructure Strategy will see £100bn allocated in the budget, and the priorities will be transport, local growth, decarbonisation, digital development and infrastructure finance and delivery. The aim is “levelling up”, with the emphasis on climate change, achieving net (carbon) zero by 2050, and water and flood management. This all points to more work in compulsory purchase as well as opportunities for property owners and managers to benefit from projects for water and flood management. There is to be a £640m Nature for Climate Fund, and £4bn is allocated to flood defences. Current review permitting, HS2 will be back on its tracks with the Rail Reform Bill and the HS2 Phase 2a: High Speed Rail (West Midlands to Crewe) Bill. The Rail Reform Bill will also look at reopening some of the lines lost in the Beeching cuts of the 1960s – new prospects for lineside development, another threat of land acquisition? Broadband A universal service obligation of 10 megabits per second from March 2020 against a reasonable cost threshold of £3,400 per property is welcome. But will £5bn for broadband expansion be enough to help rural areas? A cheaper and lighter-touch process for the acquisition of Electronic Communications Code rights, particularly aimed at the approval of interim rights for up to 18 months, could be worrying. Government English devolution will be promoted with more mayors – are these good for rural areas? Experience in Manchester suggests this can be a better way of integrating local services – for example, the city has a plan which seeks to capitalise on the health and other benefits of greener infrastructure. We are promised a fundamental review of business rates and three-yearly revaluations. Perhaps it’s time to scrap rates, with 675,000 small businesses paying nothing despite the revaluation of their premises and the distortions between high street and online. Watch this space for more on the Agriculture Bill. The RICS will be joined by the Central Association of Agricultural Valuers and the Agricultural Law Association in being able to appoint arbitrators under the Agricultural Holdings Act 1986 and the Agricultural Tenancies Act 1995. Shopping for justice down on the farm – or buying furniture while the house burns down? Charles Cowap is a rural practice chartered surveyor