Thank you, Madam Deputy Speaker, for calling me to speak in this important debate, secured by my Front-Bench colleagues.
As others have laid out, the regulations have been subject to widespread criticism. The House of Lords Secondary Legislation Scrutiny Committee raised concerns that they would result in a lighter touch prior approval process and that the changes could lead to the construction of low-quality housing. In fact, there has been report after report, piece after piece of evidence, in that regard. Even the Government’s own research, published in July, shows that permitted development rights lead to lower quality development and worrying impacts on space and overcrowding. It noted that only 22.1% of dwelling
units created in this way would meet the nationally prescribed space standards, compared with 73.4% of units created through full planning permission. Furthermore, in January, the Local Government Association found that thousands of affordable homes had been lost through permitted development rights. It called for permitted development rules to be scrapped and for local communities to have a vital say on new developments in their area.
It is obvious that the consequence of removing the requirement for planning permission results in the removal of the requirement for affordable housing at the worst possible time—all in the name of the Government’s planning reforms, which have already been aptly described as a developers’ charter. Many are concerned about the watering down of what some perceive to be already limited requirements for developers to build affordable housing, known as section 106 requirements. The housing and homelessness charity Shelter points out that the majority of social homes being built now are being built under those requirements and warns that we desperately need to build more social homes, not to put the already pitiful trickle at risk.
What the Government call red tape is what housing experts recognise as important protections against unsafe and low-quality housing. Will the Minister explain why he has seen fit to pursue measures, such as the regulations before us today, that are likely to result in poorer quality housing and a reduction in affordable housing?
It is no surprise that the planning reforms were announced just weeks after the controversy surrounding the Westferry Printworks development in my constituency, which many saw as further evidence that the Government are more interested in serving billionaires than the interests of local people. Tax haven-using Northern & Shell’s ongoing clash with Tower Hamlets council has shown that the system is not fit for purpose and that we need more transparency and accountability in planning processes, not the deregulation that the measures today represent.
Although approval for the Westferry Printworks development has been withdrawn, I understand the case remains live and is to be decided soon. Will the Minister commit to publishing viability assessments in future relevant cases where affordable housing and site values are contested? Will he commit to do so for the Westferry Printworks development before the case is decided by another Minister, and confirm that he will not simply let companies do their own viability assessments, untested?
Local people really need assurances. Many people in Poplar and Limehouse cannot understand why luxury development after luxury development continues to pop up, given the local housing crisis and the fact that the borough is so overcrowded and densely populated. It is utterly incomprehensible that, at this juncture in time, the Government are further empowering developers at the expense of local people.
When will the Government ensure that developers make their buildings safe, given that there are still 300 high-rise residential and publicly owned buildings with unsafe cladding, including in my borough, and not offload costs unfairly on to residents and leaseholders? Perhaps the Minister can explain how on earth recent history has led to the decision that further deregulation of the housing sector is needed, along with less scrutiny
of developers. I would also like the Minister to explain to me how these regulations will impact on the BAME community in particular.