Low-Cost housing

Dan Poulter Excerpts

Wednesday 8th February 2017 Westminster Hall

[Dr Daniel Poulter (Central Suffolk and North Ipswich) (Con)]

I congratulate my hon. Friend on securing the debate. He is making very good points, and I agree with him about the Government’s welcome White Paper yesterday on improving the housing supply. Does he agree that one of the challenges can sometimes be the fairly entrenched, long-held concerns that people raise locally about higher properties? Incentives are needed in the system to encourage local authorities to give planning consents if we are going to overcome some of the problems.

[John Penrose]

I agree with my hon. Friend for two reasons. When taller buildings excite the kind of Manhattan-ish concerns that we just heard about from the hon. Member for Ealing Central and Acton (Dr Huq), there clearly has to be careful consideration and community buy-in, because they have such a profound, wide-scale impact on local views and local infrastructure. Smaller and more modest proposals—I will talk about those in more detail in a minute—are much more absorbable and go much more with the grain of local things, so they may well not need a huge number of extra permissions and incentives, beyond the fact that they provide an opportunity for individual landowners to make a contribution and perhaps to increase the value of their particular site. I will expand on that, and perhaps if my hon. Friend the Member for Central Suffolk and North Ipswich (Dr Poulter) is not completely convinced, he will intervene later.

--- Later in debate ---

[Ruth Cadbury]

I thank the hon. Gentleman for that clarification. Nevertheless, with any consideration of extending permitted development rights, there are always unintended consequences. That is why the Planning Officers Society, Historic England and other organisations did not see the merit of, and therefore did not make the case for, extending them. In fact, it was not only permitted development rights that were considered, but other methods.

As I say, the British Property Federation welcomed the proposal for an extension to permitted development rights, but even the BPF said that

“it is unlikely to deliver a significant amount of new homes”,

which, as the hon. Gentleman said in his speech, is one of his key aims.

What are the reasons to retain the status quo, which is what I am suggesting? Proposals to develop upwards can go through the planning application process. What is wrong with that? A planning application provides notification, consultation, transparency and accountability, whereas extending permitted development rights does not. If any proposal to build higher makes sense in a town or village centre; if it works with neighbouring buildings; if the space standards and design provide good quality housing in which people will thrive, it should be granted planning permission. However, to deny a community or a parish council the ability to comment, to deny planning officers the ability to negotiate improvements to a proposal, and to deny locally elected councillors the opportunity to determine the application would just open the gates to unpopular, unwanted and possibly bad developments.

If a local council makes a bad planning decision—possibly in the face of fierce local opposition to an application—there is always the opportunity to appeal to the impartial Planning Inspectorate. Nobody denies that enabling more homes to be built in a town or village centre is a good thing for the life and vibrancy of that place.

[Dr Poulter]

I certainly agree with the hon. Lady’s sentiment. However, is it not very difficult for the types of people my hon. Friend the Member for Weston-super-Mare (John Penrose) has spoken about today—people who want to carry out small extensions or build small buildings—to bring the sorts of planning appeals that she just talked about? Sometimes bad decisions are made because around the time of elections, planning issues can become very contentious in local authorities.

[Ruth Cadbury]

Having been a councillor myself for many, many years, I am well aware of that pressure, which is why we have the appeals system—it is why we have that check and balance. Let us remember that one can only get away with refusing a planning application if the refusal is made on good planning grounds. Officers are there to advise councillors, and if councillors ignore officers, the application will go to appeal, and, if it is a good application that was refused for the wrong reasons, the Planning Inspectorate will overturn the refusal and the application will be granted.

The planning system is there for a reason. It is there to protect communities and ensure good development. It ensures that there are appropriate facilities, amenities, space standards, parking provision and so on. When permitted development rights are extended, a lot of that is lost. I am sure that the hon. Member for Weston-super-Mare does not want to see a load of high-rise buildings going up that do not meet basic standards and do not provide a basic quality of life for the people living in those dwellings and in surrounding dwellings.