New Housing Design

Joan Ryan Excerpts

Tuesday 5th September 2017 Westminster Hall

[Tony Lloyd]

Indeed. If I can repeat the point, we already have a building stock of homes in the sky. I am old enough to remember when we were told we were going to build vertical streets. I give away my age when I say that. People live in vertical streets. Whether built in the future or existing stock, we have to make sure they are fit and proper homes. Let us agree on that.

We have to face the challenges of new builds. I was involved when Greater Manchester was looking at the spatial framework for the future. There were a lot of objections, some inevitable. There was some nimbyism in people’s objections, but people have legitimate objections if they see that a new development is not accompanied by the kind of infrastructure investment that is fundamental to making communities work. It is not simply about the new community that is being built, but whether it is compatible with the existing community. Transport links, local schools and local medical facilities, and access to the world of work are legitimate concerns because such things make real communities work properly.

Along with local infrastructure, people need to be able to move homes as their lives change. The right hon. Member for Basingstoke (Mrs Miller) made the point about people’s circumstances changing with age. Sometimes an ageing couple have an issue with disability. It is not impossible to adapt existing homes, but nor is it impossible to keep people within their own community where they may prefer to make a move. So it is sensible to design communities around people’s progressive needs.

An issue raised already is the question of space. The Government have a real challenge. When the former Brent Council building is now seeing homeless single persons offered 16 square metres of floor space, we have a real issue. That is way below the national space standards for housing design, which the Government introduced. I say to the Minister it is time those space standards were implemented nationally and made mandatory, because they are an acceptable minimum. In any case, there is always the capacity to use adequate design as a reason for eroding that standard, but that should be firmly lodged with the local planning authority as the guarantor of the safeguard, so we do not see developers overreaching themselves.

Often when space standards have been eroded, it is consistent with offices and retail premises being converted into homes. The Minister needs to look hard at blocking such loopholes if we are to prevent ridiculously small homes being built.

On section 106, I was bemused rather than amused to see an advert by a company called Section 106, which tells would-be developers about affordable housing. It talks about its own performance and references a development in Gloucester Place in London where an affordable housing contribution of £646,000 demanded by Westminster Council was reduced to a nil contribution. It goes on to tell would-be developers that they can go on a holiday with the money they have saved. That is simply not a responsible use of section 106; it is not what it is there to provide. The Minister must look again at making the section 106 process transparent, so there can be public tests, and enforceable by local authorities. If we are to have the homes for the future that the hon. Member for Tiverton and Honiton is demanding—and he and other colleagues are right to demand them—our local authorities must have the capacity to say to developers that developments must be of an acceptable standard, and that they have the power to control the rogue builders and developers.

[Joan Ryan (in the Chair)]

Before I call the Minister, I remind him that he may wish to leave time at the end for the mover of the motion to wind up.