Town and Country Planning

Robert Halfon Excerpts

Wednesday 30th September 2020 Commons Chamber

[Robert Halfon (Harlow) (Con)]

I believe in liberalising planning regulations in the sense that I want more affordable housing for my constituents in Harlow, where we do have some exemplary PDR conversions—Edinburgh House has been developed to an extremely high standard—but, as the House will know, Harlow has paid a high price for the prior extension of PDRs. Office blocks never intended for residential dwellings have been brought up on the cheap by developers and converted rapidly into rabbit-hutch housing.

[Bob Stewart (Beckenham) (Con)]

Does my right hon. Friend agree that quality is just as important as quantity?

[Robert Halfon]

My hon. Friend is right, and that is the kernel of my argument today. What has happened is that the homes, some of them smaller than my office in the House of Commons, and the relatively inexpensive rent charged by property management companies have proved an attractive and lucrative model for social housing, and, I am sorry to say, it is predominantly London’s Labour borough councils have that seen this as an opportunity for what can be described as social cleansing: moving vulnerable residents from their own boroughs into our town of Harlow.

The redevelopment of Terminus House in particular is a blight on our town centre. Antisocial behaviour sky-rocketed. Essex police have attended 238 recorded incidents at or near the site. Another office block, Templefields, has been converted in an isolated part of town on an industrial estate with no proper transport links or amenities for residents.

The crucial issue is how we avoid this in the future. I have had long meetings with the Minister and have been reassured that today’s extension of PDRs, allowing for additional stories to be built on top of purpose- built flats, will not have the same consequences for my constituency, particularly because the Government have announced that they are putting a stop to matchbox houses. All new homes developed under PDRs must meet the nationally prescribed space standard. A one-bedroom apartment will need to be a minimum of 37 square metres.

[Andrew Griffith (Arundel and South Downs) (Con)]

Does my right hon. Friend agree that it is important that the 300,000 dwellings per year target is indeed delivered, and that, as part of that, some innovation in the planning system, with the right controls, is needed? Does he also agree that we would not be in such a challenging situation if it was not for the failure of the Mayor of London to deliver housing in the centre of London, and our businesses are paying a terrible price for the failure to make London a proper live-work city?

[Madam Deputy Speaker (Dame Rosie Winterton)]

Order. We need interventions to be short. Lots of Members want to speak, and they will not be able to do so if there are lots of interventions, and long ones.

[Robert Halfon]

I go back to my previous argument: we need quality housing. We need a lighter planning regime, because I want affordable houses for my constituents, but I want them in the right place. I therefore welcome what the Secretary of State said to me in our meeting yesterday: the introduction of a prior approvals process for these new rights, and local planning authorities and the community will now have a say over any new redevelopment, with the ability to object to plans. Local authorities can also now consider the external appearance of the building, the development’s impact on transport and neighbouring premises, as well as the provision of adequate natural light.

I understand—I would welcome the Minister’s confirmation of this—that a time-limited PDR allowing for the conversion of warehouses and buildings on industrial estates lapses today and that the Government will not be renewing this right. It was noted by the shadow Minister that the rights introduced today are so limited that this is just to deliver around 800 homes per year.

On the basis that the Secretary of State is putting an end to rabbit-hutch housing and creating a level playing field by prohibiting unwanted through-the-backdoor developments, I will support the Government. However, as I have said previously to my right hon. Friend the Minister, I ask that the Government hold to account those councils that are socially cleansing their boroughs by moving people to strange areas without any links to their families and friends. If councils must make out-of-area placements, they should contribute financially to the receiving councils’ associated costs, so that Harlow does not bear the brunt financially.

Extended PDRs have caused irreparable damage to Harlow’s landscape, social cohesion and reputation. There are unintended consequences to the drain on our local resources, which is why I strongly welcome the Secretary of State’s moves. I note that we will be able to repair some of the damage because of our £25 million bid for the Government towns fund, and I very much welcome the £1 million of accelerated funding for Harlow, announced last week, to regenerate our town centre and make sure that what has gone wrong in the past can never happen again.