Planning and House Building

Andy Slaughter Excerpts

Thursday 8th October 2020 Commons Chamber

[Andy Slaughter (Hammersmith) (Lab)]

It is a pleasure to follow the hon. Member for Isle of Wight (Bob Seely), not least because it means that I am second on the grid for once. I notice that there are 55 Conservative Back Benchers hoping to catch your eye, Madam Deputy Speaker, no doubt all to heap praise on the Government’s overhaul, or shall we say overturning, of the planning system—not only in the White Paper, but in the consultation and the changes to permitted development rights.

These certainly do bring many disparate expert practitioners to the same conclusion. The president of the Royal Institute of British Architects says that

“these shameful proposals do almost nothing to guarantee the delivery of affordable, well-designed and sustainable homes… they could also lead to the creation of the next generation of slum housing.”

The Campaign to Protect Rural England says that the

“acid test for the planning reforms is community involvement and on first reading, it’s still not clear how this will work under a zoning system.”

The Mayor of London says that it

“will be a disaster for London and will ride roughshod over communities and locally elected representatives. It will mean fewer social and affordable homes being built every year, poorer quality housing and local people left with out-of-place buildings and no opportunity to have their say.”

Shelter says:

“Section 106 agreements between developers and councils are tragically one of the only ways we get social homes built these days, due to a lack of direct government investment. So, it makes no sense to remove this route to genuinely affordable homes”.

Is anyone happy? Yes, developers are happy because it slays their opponents—the provision of affordable housing and local democracy, and in the time I have I want to touch briefly on those two points.

Removing the locus of the public from individual applications destroys half a century during which local communities, either through their elected representatives or directly, have been able to influence the built environment—the very substance of where they live. I do not know about other Members, but I regularly speak at my planning committee. I am engaged with about 30 schemes at any one time. I meet—now, I Zoom—residents and I make representations to developers on their behalf. Councillors do the same, and there are the formal powers that a local authority has. However, this is not just about elected politicians. I have the most amazing amenity societies, such as the Hammersmith Society, the Fulham Society, the Hammersmith and Fulham Historic Building Group and many ad hoc groups. Between them—not only using their own skills and expertise, but through judicial reviews and planning consultants—they make a real difference, and stop the worst excesses of the state when it is brought to bear locally. I can think, in the last 10 years, of the campaigns we fought to stop the demolition of Charing Cross Hospital, the West Kensington estate—750 good social homes—and Shepherd’s Bush market. We have a history in this country of mistakes made by top-down planning. Look at the destruction of communities and charities that occurred in the ’60s and ’70s. A lot of political capital is expended on stopping things happening. I do not regret a moment of that time, but I do regret that those powers will now be taken away from local communities.

The Government have a terrible record on affordable housing. The removal of section 106 agreements, which, as Shelter says, is one of the few methods of getting affordable homes, the exemption up to 40 or 50 units allowing developers not to include affordable housing, and the permitted development rights will together destroy a majority of the very limited provision for affordable housing that we have.

We need subsidy. We need developers to stop sitting on a million approvals that should already have the green light. We need the Government to actually work to incentivise and enable the building of housing. It is a red herring to say that the planning system is preventing that.

These are appalling proposals, which will make misery for our communities, and I hope that Government Members will also oppose them.