I also thank the Minister for giving his time generously this week in the meeting that has already been mentioned. I certainly appreciated it. I give my wholehearted support to the two opening speeches, which said it all.
The ability to add two storeys to a block of flats is already happening. It is happening in urban centres, it is certainly possible, and it is certainly lucrative, as the noble Baroness, Lady Andrews, outlined. Planning guidance issued over recent years has promoted greater densities, and developers have certainly not missed that trick. The Government believe this might yield 800 new homes a year—a very small contribution to the housing total for such an unpopular policy.
If this is already happening under a full planning permission, what is the Government’s rationale for bringing it into the permitted development regime at all? It is a serious question because under this updated PDR, most of the responsibilities for the local authority remain the same, including site notices and the length of the consultation period. Planners must also take into account certain aspects set down by government. To residents and the untrained eye, this looks, feels and acts like a planning application, yet it is not. Residents will not appreciate the difference.
What are the differences and why have the Government made them so? There is a lower planning fee, there are no internal space standards and no contribution to affordable housing. However, the most significant difference is that for a prior approval, what councils can and cannot consider is very tightly defined in statute. Government decides it knows best. That is in contrast to planning applications, where councillors and communities have their input about their place, in that full planning applications are determined in accordance with the council’s own development plan and with its locally adopted policies.
In short, under this PDR, the council has the same responsibilities but cannot apply policies that take into account the specifics of its place. It is the difference between building beautiful and having little choice but to approve whatever developers think they can get away with—and, regrettably, that happens. From the developer’s point of view, they are being relieved of having to match the space standards of the flats below—that is, creating substandard housing—they do not need to contribute to much-needed affordable housing, they pay a lower fee, and face much less council “interference” in the shape of local policies.
When such schemes are already being permitted while ensuring that standards are maintained and community benefit captured, can the Minister say why and for what developers are now being let off the hook and residents short-changed?
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