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Why scrapping the permitted development right would help ensure new homes are sustainable
Councils are keen to help tackle the housing crisis, but need more scrutiny of developments, argues David Renard
The Local Government Association recently shed light on the potential loss of thousands of affordable homes as a result of offices being converted into residential properties under the permitted development right.
Our analysis found that more than 13,500 affordable homes could have been lost in the past four years because of office conversions not going through the planning system.
This has been a long-running issue for councils ever since the permitted development right was introduced in May 2013.
As well as missing out on affordable homes, there is also the important issue of councils not being able to hold developers to account over vital infrastructure. This could be anything from green spaces, cycling and pedestrian routes, to GP surgeries and schools.
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We estimate that this has potentially led to the loss of 13,540 affordable homes, based on the average council stipulating a requirement of 25% affordable housing on new developments.
While the total conversions amount to 6% of all new homes nationally, in some areas a significantly high proportion of new housing is office-to-residential conversions.
In 2018/19, more than half (51%) of all new homes in Harlow, Essex, were office conversions – with 48% in Norwich and 43% in Three Rivers, Hertfordshire.
Over a third of new housing in Spelthorne, Surrey (39%) and Slough (35%) were also converted from offices.
For many of our members this is a major concern, which is why we will continue to lobby government for the permitted development right to be scrapped.
Councils want to play their part and work with the government to tackle the housing shortage and ensure new housing meets the needs of communities.
“It is an ongoing myth to say that planning is a barrier to housebuilding, and one that we are constantly having to rebut”
For this to happen, those communities need to be given a say over any developments and be given the power to shape the area they live in.
It is an ongoing myth to say that planning is a barrier to housebuilding, and one that we are constantly having to rebut.
The evidence is clear that planning is not holding things up and is not a barrier to housebuilding, as councils are approving nine in 10 planning applications and are granted permission for more than 365,000 homes in the year to September 2019.
Councils, which are answerable to their residents, must be given back their ability to oversee all local developments to make sure they are of good quality and to help build prosperous places.
In addition we need to see renewed national leadership on standards for new homes, which future-proof all new homes, ensuring they are environmentally sustainable and accessible for all ages and all markets.
Scrapping the permitted development right would be a step in the right direction towards achieving this.
David Renard, leader, Swindon Borough Council
Inside Housing Development Summit 2020
Inside Housing is pleased to join forces with Homes England and the LGA to introduce the Inside Housing Development Summit.
Taking place on 27-28 April 2020, the summit will gather together local authorities, housing associations, developers, fund managers and advisors for a Chatham House style event focussed on making new connections and exploring new delivery models.
The summit will take place over 28 hours, starting with an afternoon plenary on 27 April, an exclusive development site study tour to Northstowe, England's largest new town since Milton Keynes, followed by a business dinner.
The second day will provide opportunities to network with a range of senior Homes England and LGA staff including Nick Walkley, chief executive of Homes England and Mark Lloyd, chief executive of LGA.
You’ll also meet with leaders from across the development ecosystem and take part in group discussions to help you connect and explore new opportunities. All accommodation and meals will be provided within the fee.
Places for each stakeholder group are limited to ensure a balanced mix of participants and to make sure you leave with the relationships and leads you need.
Click here to book your place or for more information
