Planning Bill

I certainly recognise the problem that the hon. Gentleman identifies. Indeed, I dealt with it extensively when I was Planning Minister. We established a joint working party between Universities UK and the Local Government Association two or three years ago precisely to examine the way in which the issue could be managed. It is managed successfully in some university towns, but less so in others. However, if the hon. Gentleman's authority uses the article 4 directions for which the Bill allows, it will be able to take a sensible and balanced approach towards studentification, which is a serious issue in many university cities. Let me return to flat conversions, which often take place in quite small properties, yet on a large scale. I have heard estimates that there are as many as 20,000 such conversions each year in London. Sometimes, in my locality, it feels as though there is an epidemic of flat-conversions. Of course I accept in principle that the conversion of single dwelling houses to flats can make a legitimate contribution to meeting housing need, but all too often in my borough we find that modest three or four-bedroom properties are being subdivided into three or even four flats, which raises major questions about the quality of the flats, in terms of size and lighting. Such developments can have major impacts on adjacent households, and they can wholly change the nature of communities. In my constituency, I have seen the balance tip in certain streets, which have gone from communities primarily made up of family households to majority flatted communities; residents rightly see that as a deterioration in their local community and quality of life. Other streets in my area are at risk of that happening, too. Where does the abuse of permitted development come in? Let me explain it in this way: if a developer were to make an application for planning permission to subdivide a property, the answer might be, ““No, the property's too small,”” or it might be yes to two flats, but no to three or more. The developer would then lose money. Very often—typically, in my observation—the developer will first build out to the maximum tolerances for permitted development, with a new loft or rear extension. Then, when the property is far larger, the developer will apply for planning permission for a far more substantial conversion than would initially have been allowed. Nine times out of 10, the local authority will be obliged to grant the permission. That is a phenomenon universally recognised by planners, not to mention the residents who suffer from it. That is why the new proposed powers relating to article 4 directions are so important for some local authorities, and why I very much welcome them. To conclude, let me put two or thee questions to my hon. Friend the Minister for Local Government about the use of article 4 directions. If he is not in a position to answer them in the winding-up speech, I am perfectly happy to have them answered in writing. First, unless there is a cleverer way of dealing with the issue than I have thought of, it may be desirable in some areas to withdraw permitted development rights in their entirety, in order to force developers to make initial applications. Is that allowable? Secondly, although the Government's response seems to envisage the restriction of permitted development rights only in specific neighbourhoods, will it be allowable for a whole local authority area? Thirdly, it is completely reasonable to expect local authorities to justify the imposition of an article 4 direction, but what would be the status of that explanation, and will it be challengeable? I look forward to his responses. Notwithstanding one or two demurs, I regard the Bill as an important and useful measure that will help us to put our major energy and transport infrastructure needs in place more efficiently, and to create more sustainable—