Planning and House Building

Helen Hayes Excerpts

Thursday 8th October 2020 Commons Chamber

[Helen Hayes (Dulwich and West Norwood) (Lab)]

I am grateful for the opportunity to speak in this important debate. Our planning system is critical to delivering on some of the most important challenges that we face: the desperate need for new homes to address the housing crisis and the urgent need to tackle the climate and ecological emergency, decarbonise our economy, and protect and enrich our natural environment. To meet those challenges, our planning system must establish a clear and ambitious vision for our country, set high standards for design and environmental performance, give strong protection to the buildings, spaces and landscapes that people value, and actively support the involvement and engagement of a wide and diverse range of voices in decision making.

Yet the Government are not concerned with reforming the planning system so that it can address those urgent challenges. They are applying the usual, natural Tory instinct to deregulate, regarding the planning system as red tape to be cut through rather than as a valuable toolkit that must be further improved to secure genuinely progressive, sustainable planning outcomes, particularly in terms of the provision of new, genuinely affordable homes.

The reforms proposed in the planning White Paper are undemocratic. They will reduce the opportunity for local people to have a say on planning applications in their neighbourhood. By front-loading community involvement to the plan-making process, communities will be denied the opportunity to have a say on the specifics of new development. Under the Government’s plans, communities will have a say on only the broad designation of the site and an identikit pattern book of designs. There will be no opportunity for residents to have their objections heard and considered by a democratically accountable planning committee.

The Tories are going even further than that, and removing the need for planning permission altogether in a wide range of circumstances. In 2013, the Tory-Lib Dem coalition Government relaxed planning rules to make it possible for empty office or light industrial buildings to be converted into housing without the need for planning permission. That policy resulted in some of the most appalling housing the country has seen this century, in unsuitable locations with no amenities and often not adhering to even the most basic standards of design.

The coronavirus pandemic has shone a bright light on the injustice and inequality of our housing system. The Prime Minister’s instruction to the country on 23 March to stay at home had profoundly different consequences for people depending on their housing situation. The experience of lockdown for people living in cramped, overcrowded, damp housing was worsening physical and mental health, family relationships strained to breaking point, an impossible environment for home schooling and, for those in the private rented sector, often the fear that as soon as the eviction ban was lifted they would be made homeless. Lockdown provided, lest we need it, a stark reminder of the public health consequences of inadequate housing, and the urgency of delivering the genuinely affordable homes that my constituents in Dulwich and West Norwood and so many people across the country desperately need.

The Government’s planning reforms allow building owners to convert shop units into housing without the need for planning permission. That will not result in high quality, affordable sustainable homes or thriving town centres and high streets; that will result in high streets and town centres across the country being undermined by gaping holes in their retail frontage, reducing further the critical mass of reasons for shoppers to visit and support local businesses, when across the country our high streets and town centres face a perfect storm of economic challenges.

We need a vision for every part of our country, based on high quality, low-carbon jobs, distinctive and special town centres at the heart of every community, good public transport connections and genuinely affordable homes. We need a planning system with the core purpose of addressing the climate emergency, delivering the new homes we need, improving public health and involving everyone in shaping the future of their neighbourhood to deliver those vital outcomes. The deregulated, identikit, box-ticking, algorithm-generated mess set out in the White Paper will not.