Office Block Conversions: Essex

Lord Brady of Altrincham Excerpts

Thursday 13th February 2020 Westminster Hall

[Rachel Hopkins (Luton South) (Lab)]

It is a pleasure to serve under your chairmanship, Sir Graham. I congratulate the right hon. Member for Harlow (Robert Halfon) on securing such an important debate. As in his constituency, permitted development rights have allowed the creation of poor quality homes in my constituency of Luton South in Bedfordshire—it is also, technically, in the east.

We have a severe housing crisis. Millions of people live in unaffordable, insecure or unsuitable homes. We have young people struggling to get on the housing ladder, renters stuck in unfit flats and families stuck on council house waiting lists. The Government are failing to get to grips with the symptoms of the crisis. They have not built enough council homes or homes that are actually affordable for local people. In the past decade in Luton, the council house waiting list has grown by 106%, but the overall number of council houses has reduced by 6% as a result of right to buy.

Some might see the converting of redundant office buildings to residential buildings as an attractive way to begin addressing the demand for housing. In some cases, it might make sense to regenerate vacant office space. However, the Government have completely misjudged the situation by incentivising the conversions through permitted development rights. Doing so has removed local authority oversight and simply provided developers with the opportunity to bypass thorough planning processes.

As PDR schemes are not bound by section 106 obligations, they are not required to meet quality guidelines, contribute to the provision of education or community benefits, or convert a certain percentage of flats into affordable homes. The Local Government Association estimates that in the past three years more than 10,000 affordable homes have been lost as a result of the rules. Research by the Royal Institution of Chartered Surveyors shows that although the quality of office-to-residential schemes ranged from high to extremely poor, overall PDR schemes were “significantly worse” than homes that had been through the full planning process. Only 30% of homes built under the rules meet minimum space standards.

PDR schemes are amplifying the housing crisis and undermining the processes that ensure that people live in safe and suitable homes. Many local authorities are struggling to find temporary accommodation to meet their housing obligations and so are pushed into using converted office blocks to house vulnerable people and families with children. That is the only option that many authorities have, but the Government must recognise that it is an unsafe practice, because many who are living in temporary accommodation come from a variety of sensitive circumstances. To be frank, vulnerable people with a variety of complex needs are being homed in tiny flats that do not meet quality regulations and lack the necessary amenities. That is a recipe for disaster; it damages mental wellbeing and is conducive to antisocial behaviour. The right hon. Member for Harlow put that point so well.

It seems to me that the Government have been asleep at the wheel. They stressed the importance of the

“right homes in the right places”

in their 2017 housing White Paper, but in Luton the wrong homes are being created in the wrong places. For example, a number of PDR converted office buildings, such as Unity House, house families with children and are within an air quality management area along our four-lane inner ring road. That is allowed to happen only because PDR schemes bypass planning permission air quality regulations.

Another unwanted side effect of PDR is the harm that converted buildings do in relation to the regeneration and re-planning of town centres. Often the buildings that are converted are historic post-war developments with limited townscape and visual appeal that would have been strategic sites for redevelopment. In Luton we face that challenge in managing the town centre properly, given the spate of conversions in key locations, so when the Government proudly profess that 42,000 homes have been built as a result of the schemes, we have to question whether they understand that they are allowing the creation of poor provision.

Our constituents should not have to live like this. Local authorities are only working within the parameters set by the Government, and they have limited powers to act—usually once issues have arisen. Luton Council has had to implement an article 4 direction to remove the rights in certain areas. However, unfortunately for many of my constituents, the terrible housing has already been created.

We can never allow the desperate need for housing to be met at the expense of the quality of housing. We all deserve a home that supports our health and wellbeing, where we have enough space to live and where we feel safe. The Government must end the housing crisis by building homes that are safe, affordable and fuel-efficient and, crucially, that meet building regulations. I invite the Minister, again, to Luton South to see for himself.

[Sir Graham Brady (in the Chair)]

I have been quite generous about the scope of the debate, given that there is plenty of time available. Before I call the shadow Minister to respond, I ask her to try to relate her remarks to Essex in particular—and the Minister likewise.