Planning and House Building

Alexander Stafford Excerpts

Thursday 8th October 2020 Commons Chamber

[Apsana Begum (Poplar and Limehouse) (Lab)]

Thank you, Madam Deputy Speaker, for giving me the opportunity to speak in this important debate. The “Planning for the Future” White Paper states that it plans for local communities to have control over where development goes and what it looks like, in its plan to build the homes this country needs. I wholeheartedly agree that local communities should have a great deal more agency regarding building developments in their area. However, given the recent activity in my constituency of Poplar and Limehouse, I very much doubt the Government’s credentials in this field.

The controversy surrounding the Westferry Printworks development in my constituency illustrates that this Government’s priorities lie in serving billionaires rather than the interests of local people. I believe that viability assessments must be undertaken centrally, and published, for sites on which affordable housing is contested. By allowing private companies to undertake their own assessments, controversies such as that of Westferry Printworks become built into our housing system.

In a BBC report, one of my constituents was quoted as feeling “cheated” and described local people as losing out as a result of the Westferry Printworks development. That controversy is indicative of a failing housing system—a system that has led many in my constituency to live through the covid-19 pandemic in overcrowded housing.

[Alexander Stafford (Rother Valley) (Con)]

Will the hon. Lady give way?

[Apsana Begum]

I will not.

Some of my constituents now face the threat of homelessness with the evictions ban lifted. One fifth of residents in my borough are paid less than the living wage of £13,650 a year. We have one of the highest average rents in London, while at the same time having some of the highest levels of poverty in the entire country. Clearly, the combination of high rents and low wages is toxic. With the Government’s already patchy pandemic support being withdrawn, we are facing the possibility of mass homelessness this winter.

It is therefore shocking that now, of all times, our Government plan to further empower private property developers, instead of turning their efforts to building social housing to deal with a winter homelessness crisis that is around the corner. Since the Prime Minister was elected, the Conservative party has received £11 million in donations from property developers. This White Paper is evidence of the influence such developers have bought themselves from our Government, with many referring to the Government’s planning reforms as a developers’ charter.

For many, job security has been hit hard by the covid-19 pandemic. With the Chancellor’s financial support being gradually withdrawn, many are facing a winter of uncertainty. To illustrate the point, it has been reported that there are now more food banks in the UK than McDonald’s restaurants. That statistic is an indictment of the lack of care that our Conservative Government have for so many in our society. Can the Minister explain what adjustments will be made to proposed housing reforms to combat the oncoming homelessness crisis that we may face?

Algorithms used by the Government have been in the news for negative reasons recently. The A-levels fiasco illustrates the flagrant lack of regard the Government have for the welfare of those living in less affluent areas. This White Paper sets out the use of a new algorithm and compulsory standardisation methodology that will dictate the allocation of new housing across local authorities. The planning and development consultancy Lichfields has reported that the algorithm will result in greater levels of planning allocation in rural areas as compared with built-up metropolitan areas. With areas such as Tower Hamlets facing some of the greatest housing poverty in the UK, the algorithm looks set to be another design to further engrain the social inequalities we face in this country.

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[Rachel Hopkins (Luton South) (Lab)]

I also speak as a sitting local councillor in my constituency of Luton South, which has many examples of the housing failures of 10 years of Tory rule, most recently brought to my attention by the Luton Community Forum. A lack of genuinely affordable housing and the changes to housing benefit and universal credit for the under-35s have increased the reliance on houses of multiple occupancy. Alongside that, an increase in unfit housing created through permitted development rights means that young people and families alike are living in substandard, overcrowded conditions, and house prices and private rents are unaffordable for many.

So what is the Government’s response? Cutting red tape—or, as I would say, removing regulations and democratic oversight that are there to ensure good-quality, safe homes. As the president of the Royal Institute of British Architects put it:

“Deregulation won’t solve the housing crisis.”

The Government’s “Planning for the Future” White Paper fundamentally misdiagnoses the cause of and the solutions to the housing crisis in this country. Affordable homes are no longer affordable and there are not enough homes being built, particularly for social rent.

In Luton, we have more than 13,000 people on our council house waiting list. Luton Council’s affordable housing document identified an unmet need of around 5,500 affordable dwellings, but there are few brownfield sites left in our town to develop. The duty to co-operate has been more or less ignored by neighbouring authorities.

[Alexander Stafford]

Will the hon. Lady give way?

[Rachel Hopkins]

I will not.

Key workers in Luton are struggling to pay rent. The very people we have relied on throughout the pandemic to keep us safe—our nurses, hospital cleaners and care home staff—are going home worried about keeping a roof over their own and their families’ heads. The latest End Child Poverty statistics state that 46% of children in my constituency live in poverty. The Government should be supporting children out of poverty, not consigning them to it. A good-quality, secure home is the foundation for a stable future.

While the planning system needs reform, simply slashing red tape ignores some of the real issues, including the fact that there are no measures to force developers to use unimplemented planning permissions or to tackle land banking, as has been raised by many hon. Members. As the Local Government Association has noted, nine in 10 applications are approved by councils, with more than 1 million homes that were given planning permission over the last decade yet to be built. That must be addressed.

The White Paper’s front-loading of public participation towards involvement only in the development of the local plan and away from individual applications strips local people of their voice in planning applications and removes their ability to formally object to specific developments in their area. It deprives elected councillors and communities of the ability to shape their area and shifts the balance in favour of developer choice instead. If we want to build back better, local people and communities must be at the heart of any regeneration and they should have more say, not less.

Scrapping red tape and extending permitted development rights will lead to the creation of more slum housing that does not meet the needs of local people. My constituents in Luton South desperately need a better plan, one that will build high-quality, genuinely affordable and environmentally sustainable homes. The Government have fallen way short of the mark for a decade as the situation has worsened, and now they have presented the House with a plan that takes local communities further away from planning decisions, while lining the pockets of wealthy developers. The Government need to rethink.