Low-Cost housing

Debate between Ruth Cadbury and John Penrose

Wednesday 8th February 2017 Westminster Hall

[Ruth Cadbury]

My hon. Friend and constituency neighbour is absolutely right. I have experienced that in my own constituency. We still have newly built homes that are never let, because they are seen as nothing more than an investment, and many of them are very high in price.

As I have said, the latest affordable housing statistics have fallen to their lowest levels in 24 years. Of course I welcome any credible initiatives to provide low-cost housing, but where is the evidence that this well-meaning initiative to extend permitted development rights, which the hon. Member for Weston-super-Mare has discussed today, will actually deliver low-cost housing?

Between February and April in 2016, the Government consulted jointly with the Mayor of London on proposals to deliver more homes in London by allowing a limited number of additional storeys on existing buildings through a permitted development right, local development orders or development plan policies, which is exactly what the hon. Gentleman is seeking. That was part of the Government’s commitment to explore how more homes could be built on brownfield land, in order to reduce the pressure on greenfield or metropolitan open land. The Government summary of the responses that they received to that proposal says:

“More than half of those were not supportive of the proposal, with a one-size-fits-all permitted development right approach considered unworkable. While it was noted that it could support town centres and deliver more homes, it was recognised that the complex prior approval that would be required to protect neighbours and the character and amenity of an area would result in a permitted development right that is no less onerous than a planning application.”

Specifically, a couple of the consultees—the Planning Officers Society and Historic England—did not support the proposals. I am well aware that the British Property Federation welcomed them.

[John Penrose]

I just wish to clarify something for the hon. Lady. I have read the document she is quoting and learned of the concerns surrounding the proposed permitted development right, which has been consulted on already, but my proposal is different. It starts from the same place, but is designed to avoid the criticisms that were levelled, which she has rightly pointed out. I have endeavoured to modify my proposal in a way that will allow it to sidestep those issues.

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[Ruth Cadbury]

Having been a councillor myself for many, many years, I am well aware of that pressure, which is why we have the appeals system—it is why we have that check and balance. Let us remember that one can only get away with refusing a planning application if the refusal is made on good planning grounds. Officers are there to advise councillors, and if councillors ignore officers, the application will go to appeal, and, if it is a good application that was refused for the wrong reasons, the Planning Inspectorate will overturn the refusal and the application will be granted.

The planning system is there for a reason. It is there to protect communities and ensure good development. It ensures that there are appropriate facilities, amenities, space standards, parking provision and so on. When permitted development rights are extended, a lot of that is lost. I am sure that the hon. Member for Weston-super-Mare does not want to see a load of high-rise buildings going up that do not meet basic standards and do not provide a basic quality of life for the people living in those dwellings and in surrounding dwellings.

[John Penrose]

I repeat that I am not proposing huge high-rise dwellings at all; I am proposing things that can be built up to the height of the local treeline, for example, which is four or five storeys at the most. I gently say to the hon. Lady that if the planning system works so bleedin’ brilliantly, we would have four or five-storey developments in market towns and seaside towns around the country, but we do not. I doubt very strongly that that is because communities everywhere have roundly decided that they cannot live with anything taller than two storeys. I suspect that it is because there is a chilling effect. People are being discouraged from putting such applications in because of officialdom knocking them back all the time.

[Ruth Cadbury]

With the greatest respect to the hon. Gentleman, I believe he was in the same meeting as me last week, where we talked about converting empty space above flats into residential. In that interesting and informative roundtable, we heard that there is a whole host of barriers to converting empty space above shops, and the same applies to the proposal to increase heights. The planning system was not suggested as the main barrier. There are other barriers, such as structural ones, security ones, issues of funding and whether it is worth the cost. Except in very high-price property areas, such as those that my hon. Friend the Member for Ealing Central and Acton (Dr Huq) and I represent, it is just not worth landowners’ while to do it. There is a range of barriers.

No one denies that enabling more homes in town centres is a good thing for the life and vibrancy of those town centres. I wholeheartedly agree with that sentiment, but the hon. Member for Weston-super-Mare could do better than blaming the planning system for the lack of delivery. The planning system can deliver what he wants now. He has brought no evidence that this little tweak of the planning system will deliver more housing, let alone more affordable housing. He has made circumstantial links between more supply, of which the proposal would provide a tiny amount, and a crashing fall in housing prices. There is no evidence.

We have seen problems when permitted development rights are extended, such as with the coalition Government’s policy, which has now been enshrined permanently, of allowing employment space to be converted into residential without planning permission. In Hounslow—I represent half of the borough—we have seen poor-quality housing, poor space standards, inadequate parking and issues with everything from refuse disposal to access. That policy is not providing good-quality housing or affordable housing.

The other extension of permitted development rights that was enacted under the coalition Government allowed homeowners to extend the rear of their homes by 6 metres, rather than the 3 metres it had been previously. Those developments have a massive impact on the neighbours. That is why we have to be careful about extending permitted development rights, and the Opposition do not support such extensions.

Building can be done at height with good design, but there is no reason why that cannot be done through the normal, transparent and accountable planning application process. In the years I was a planning committee member—some of those were as chair—we granted many applications for increasing the height of buildings and homes or for building new higher ones. We refused some terrible applications. The system allows for that to happen. We have a massive housing shortage in west London, but the prices are high enough that it is worth the developers’ while. We saw the applications; we approved the good ones and refused the bad ones. The market in west London is doing exactly what the hon. Gentleman desires.

[John Penrose]

I thank the hon. Lady for giving way yet again. She is being very generous and kind. I gently say to her that the London economic microclimate is not typical of the rest of Britain. I am rather reassured by some of the things she has said about what is happening in parts of London and how these things are being handled, but I do not think those incentives, processes or habits of mind among councils and council officials are broadly spread across the country.

[Ruth Cadbury]

In which case, the hon. Gentleman is effectively admitting that it is not the planning system that is the problem, but the state of the property market and other barriers to development. The market in west London is doing exactly what he wants, and I suggest he looks elsewhere for the cause of the problem and, therefore, for the solution.

The hon. Gentleman wants beautiful buildings; that is why a planning system is needed. He is proposing a solution that removes local oversight, but there is no evidence it will work and it could create unintended consequences. Furthermore, his proposal does not address the subject of the debate: low-cost housing. I am almost inclined to dissent when the Question is put at the end of the debate as to whether we have considered low-cost housing, but I will leave that for then.

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[John Penrose]

I would like to extend my thanks to everybody who participated in this debate, in particular my hon. Friend the Minister—and Whip—for responding so constructively and helpfully. As she said, the timing of this debate was slightly fortuitous. As everyone here will appreciate, when we put in for debates we have little control over precisely when our names will come up, so I had no idea that it would take place 24 hours after the publication of the housing White Paper.

As the Minister said, I have been campaigning on this issue for some time, so this is at least partially a celebration of victory, because I am pleased to say that the Government have listened. There is a great deal in the White Paper about building up, not out, and it contains some very welcome steps. The Government deserve full credit for taking some major steps in the right direction. Therefore, my modest proposal, as the hon. Member for Brentford and Isleworth (Ruth Cadbury) called it, is a final flourish or a final capstone—a residual step to ensure that it is done well and fully, rather than only partially. I think I am very close to the summit of achieving what we need to do, and I want to take this final step. This is, at least in part, a celebration of victory as much as a request for further activity.

I want to pick up on the Minister’s comments about there being a slightly miserable tone to the debate. She is absolutely right that there is no silver bullet to this problem, but it is perhaps a little reductive to say that because one particular proposal—in this case, my final step—does not solve all the complicated, deep-rooted and long-lasting housing problems that this country faces, it should therefore be opposed. If we let the best be the enemy of the good, we will get nowhere. This is a far broader issue than we can possibly cover in one debate, but I am pleased to say that we will make some progress.

I will finish on this point, which I direct to the Labour party and the hon. Member for Brentford and Isleworth in particular. My hon. Friend the Minister said there was a cultural divide over tall buildings, but I think that in this Chamber there has been a cultural divide over the approach to regulation, too. I accept that the planning permission and planning regulation process plays an important role in preventing substandard building and inappropriate large-scale building—the hon. Member for Brentford and Isleworth was right to point all those things out. However, when it comes to regulating our fellow citizens in a free society, the burden of proof is on us to show why what we are doing to take away their freedoms is right, not on them to explain why they should have them back. Therefore, if I have a modest suggestion for an extension of those freedoms—a rolling back that will not impact on the broader points that the planning system is rightly geared to prevent abuses of—then it is up to us to justify why that should not happen. The burden of proof should be on us.

[Ruth Cadbury]

rose—