Town and Country Planning

Kim Johnson Excerpts

Wednesday 30th September 2020 Commons Chamber

[Kim Johnson (Liverpool, Riverside) (Lab)]

When I raised concerns about the permitted development rights at Prime Minister’s questions a couple of weeks ago, the Prime Minister waved away my concerns with the promise that they would result in “beautiful” houses on brownfield sites for young people. We do not have to look far from Westminster to find that the opposite is true. In Balham, a developer has turned a two-storey commercial building on an industrial estate into 26 flats measuring as little as 18 square metres. That is smaller by more than 3 square metres than a typical Premier Inn hotel room. Four of the flats have no windows, just a skylight. All of the flats fall far short of the national space standards that say that the minimum floor area for a new one-bedroom, one-person home, including conversions, is 37 square metres, and for a one-bedroom, two-person home it is 50 square metres. That is not the only example. Are they really the beautiful homes that the Prime Minister said the rights would bring: no windows, no outdoor space, no room to swing the No.10 cat let alone to bring up a family?

Removing the requirement for planning permission to convert offices into residential properties will produce uninhabitable rabbit hutches. In the five years from 2013 to 2018, the number of such living spaces, which are below the minimum recommended size, has increased five times. The UK can now claim the dubious title of having the smallest rooms and the second smallest homes to be found across all of Europe, with some micro-developments as small as a single garage at 8.3 square metres, and others without windows or ventilation.

Research conducted by University College London and the University of Liverpool found that only 22% of dwellings created through permitted development met the nationally described space standards, compared with 73% of units created with full planning permission. Even the Ministry for Housing, Communities and Local Government’s own report just months ago acknowledged that there were considerable negative differences in space standard, adequacy of natural light into homes, and access to amenity space, and that the immediate location of homes built under permitted development are less likely to meet basic minimum requirements than those that went through the existing planning process.

My city, Liverpool, is a university city. It is home to four universities, three of which are in my constituency, and to more than 60,000 students, many of whom live out in the community in their second and third years. There is great demand in some parts of Liverpool Riverside for student homes and the local planning lists are dominated by requests for extensions to allow houses to be registered as homes of multiple occupation to house students.

My fear and the fear of Liverpool city councillors is that permitted rights to allow two-storey high extensions on what are primarily terraced houses as well as extensions to the side and rear will create poor-quality housing for the occupants, as well as overcrowding and the environmental problems created by more people living there than the houses were originally designed for. It may give a windfall to landlords and developers, but it will distort the housing market by pricing out local people and families. Yes, Liverpool desperately needs new homes for 30,000-plus people on the waiting list, but the answer is to invest in good-quality homes that are genuinely affordable. I am proud that Liverpool City Council is building its first tranche of council housing in more than 30 years.

Back in 2015, this Government promised 200,000 affordable starter homes for young people. They have built none. Shoeboxes are not the answer. What we need and what the people of this country deserve are 100,000 genuinely affordable, decent quality homes built every year. Permitted development rights will undermine that.