18:40 - The House divided: - Ayes: 208 / Noes: 329 - Question accordingly negatived.
18:55 - The House divided: - Ayes: 207 / Noes: 329 - Question accordingly negatived.
19:09 - The House divided: - Ayes: 205 / Noes: 333 - Question accordingly negatived.
Christopher Pincher
I am grateful for this wide-ranging and interesting debate and to the hon. Members on both sides who have contributed to it. I hope that I shall be able to cover most of the points raised during my remarks, but I am always happy to discuss the points that colleagues wish to raise beyond the Chamber.
In June, the Prime Minister announced the most radical reforms to our planning system since the second world war, making it easier to build better homes where people want to live. These regulations that we are debating tonight are important levers in our ambitions to build, build, build as we recover from the economic effects of covid-19. They encourage developers and property owners to see the opportunities that already exist to increase housing delivery by the more imaginative use of existing buildings. That includes building in airspace or demolishing and rebuilding vacant buildings.
During these difficult times, we want to ensure that the construction industry continues to increase the delivery of the new homes that our country so sorely needs. We cannot sit back, as the Opposition seem so fond of doing, and just wait. We have to be fiercely proactive in helping communities and developers to bring forward these much needed new homes through carefully controlled permitted development rights. Removing red tape from the application process will encourage developers to step up and build out, providing a real boost for the construction industry while also delivering new homes in our existing towns and cities.
The three statutory instruments being considered today introduced new permitted development rights to allow the upward extension of buildings, creating new homes and extra living space, and they came into force in August. They also allow for the demolition and rebuild of vacant commercial, light industrial and residential buildings, enabling decaying properties to be redeveloped for a new generation of good-quality housing. This builds on our national planning policy to boost housing density and make effective use of existing land and buildings without the need to use and build on greenfield sites. We encourage these moves toward gentle densification.
Bob Stewart
I am really worried that in my constituency, lessening red tape also lessens approval from the local community, and it is very important that we do not lose the approval of the local community.
Christopher Pincher
Through the prior approval process, communities and local authorities will have rights to say yes or to say no, and I shall say more about that. Existing permitted development rights for the change of use to residential properties already make an important contribution to housing delivery, helping us meet our ambitious plans for 300,000 new homes per year, but we have no intention of reneging on that ambitious commitment. That is why, in June, we introduced rights to allow an additional two storeys to be added to free- standing residential blocks of flats, and in July we extended that to allow for two storeys to be added to a range of existing buildings in both commercial and residential use to create new homes.
It should be remembered that landlords, including registered providers and local authorities, are able to use that right to add additional homes to their existing blocks, making it easier to increase the supply of affordable housing as well as market-rate homes. That will unlock over 8,000 new homes—not 800 but 8,000—every year. Eight thousand new dream homes for their residents, every one of which Labour is planning to oppose. By speeding up and simplifying the planning process, the permitted development rights will green-light schemes that might not otherwise come forward.
However, we must all acknowledge that not all existing buildings will be suitable for conversion, and so, to make it easier to reuse sites occupied by redundant and vacant buildings, we have introduced the new permitted development right to allow such buildings to be demolished and rebuilt as residential blocks of flats within the existing footprint, and to make better use of the site. The right also allows an additional two storeys to be added to the height of the original building. That right will support regeneration by delivering additional homes and redeveloping vacant, unused and unloved brownfield sites, which blight local communities. New homes, new opportunities, new dreams—hopes that will be dashed if Labour votes against these measures tonight.
Christopher Pincher
I will not give way. As a further safeguard, the local planning authority must advertise the prior approval applications and consult the owners and occupiers of any block being developed, as well as adjoining premises, to ensure that local voices are heard. We recognise, however, that further local consideration of all these proposals is needed, so the rights require prior approval by the local authority on a number of key planning matters before permitted developments can proceed. That ensures that local amenity effects can be considered. The look and the design of the new additions are also taken into account. The age of the building can be taken into account. In these cases, the rights provide for the local authority to grant or refuse prior approval. Conservation rights, listed buildings and scheduled monuments, areas of outstanding natural beauty and national parks are also excluded from these rights.
Theresa Villiers
My right hon. Friend refers to the right to refuse prior approval on the basis of the external appearance of what is planned. Does that include the right to turn down developments that are considered to be out of character with the surrounding neighbourhood? That is a key pillar of the planning system, and if that was part of the prior approval process, it would provide a lot of assurance to people who are worried about what is proposed.
Christopher Pincher
Character and aspect are important, and if the proposed building were to be out of character with what is already there, the local authority would be quite within its rights to deny prior approval.
To ensure that homes delivered under permitted development rights are of the quality that people want and expect, the regulations we have introduced include a requirement for adequate natural light to be provided in all habitable homes.
Christopher Pincher
If my hon. Friend will forgive me, I will carry on, but I am always happy to speak to him beyond the Chamber, as we have done on several occasions in the recent past. If I have time, I will give way to him at the end of my remarks.
While independent research by my Department shows that the vast majority of homes built through permitted development rights are no different in terms of quality from those that come through ordinary planning applications, I have heard powerful representations from Members across the House—including from my right hon. Friend the Member for Harlow (Robert Halfon) and my hon. Friend the Member for Finchley and Golders Green (Mike Freer), who have been tireless advocates on this issue—that there are a small number of developers who abuse these rights to build homes that are unacceptably small.
Those bad developers are damaging the credibility of these rights, which are crucial for regenerating brownfield land across our country. That is why I am pleased to confirm today that the Government will stamp this out once and for all. We will legislate so that all homes built through permitted development rights must meet space standards. They will be required to meet the nationally described space standards that the Government have already published, which will mean that permitted development rights can no longer be seen as a route to undercut housing standards. This Government will fight for increased standards and improved quality of design. We want to build more, we want to build better and we want to build beautiful.
We want to support local authorities through this change. That is why we have separately introduced a fee for new homes created under these rights of £334 per unit. The hon. Member for Weaver Vale (Mike Amesbury) knows that, because he sat opposite me when we debated the SI, and he did not say no to it. The money is there to help local authorities.
It seems that Labour has already decided—it has decided to say no. It is turning its back on the people it used to represent. It does not want to build homes for hard-working, aspirational owners and renters because it failed to build them, and it is ashamed to admit that. Look at the failure of Mayor Khan in London. Look at the failure of the Labour Administration in Wales, where in 2018 they built just 57 council homes. Could they do worse? Yes, they could: last year, they built just 12—not even enough to house a Welsh rugby team. That is the failure of the Labour party to build decent homes for people in this country.
We will not follow Labour’s route. We will continue to support and build the homes that this country needs with an unwavering commitment and priority. We will build homes for first-time buyers. We will build affordable homes for renters. We will reimagine and rebuild our brownfield sites and town centres. These regulations are an important tool in helping us drive up delivery by simplifying and speeding up the planning system. I call upon the House to reject the negative views of the Labour party and support our determination to build and build and build again for the people of this country, who deserve good homes.