Campaigners call on Government to scrap office-to-residential conversions, as new LGA analysis shows nearly 28,000 affordable homes lost due to PDR
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New analysis by the Local Government Association has found that
just shy of 28,000 affordable homes have not been delivered due to
office-to-residential conversions under PDR in the past 11
years. However, an amendment to the Planning and
Infrastructure Bill, which is making its way through Parliament,
could arrest this trend by removing a raft of PDR. The
letter, which is signed by 39 organisations, including Shelter, the
National Housing Federation,...Request free trial
New analysis by the Local Government Association has found that just shy of 28,000 affordable homes have not been delivered due to office-to-residential conversions under PDR in the past 11 years. However, an amendment to the Planning and Infrastructure Bill, which is making its way through Parliament, could arrest this trend by removing a raft of PDR. The letter, which is signed by 39 organisations, including Shelter, the National Housing Federation, the Town and Country Planning Association, the Royal Town Planning Institute and the G15, is released as the Bill is next due to be debated in Parliament, calls on the Government to support the amendment, introduced by Baroness Thornhill and formally adopt it into the Bill. Analysis predicts that over 110,000 new houses were converted from offices-to-residential under PDR, where full planning permission is not required, since 2013. This means that councils were unable to enforce affordable housing or infrastructure contributions from developers for these properties, or ensure that new homes delivered were high-quality, climate-resilient or suitably located. This means that nearly 28,000 affordable homes were not able to be delivered as a result, the analysis found. The LGA has long called for the removal of PDR which permit the creation of new homes, without contributions towards affordable housing and local infrastructure, and controls to ensure new homes are of a decent standard – which the amendment would achieve. Studies, including the Government's own research, have consistently shown that homes created through PDR are more likely to be sub-standard, smaller, darker, poorly ventilated and in unsuitable locations such as industrial estates and business parks. The stark figures come as the number of households turning to their council for support and requiring temporary accommodation has climbed to 131,000. If office-to residential conversions had paid their fair share, it would be the equivalent of one in every five families currently in temporary accommodation being able to have a permanent, affordable home. Cllr Louise Gittins, Chair of the LGA, said: “As councils and communities face the stark reality of limited and poor-quality housing supply, this amendment could be a game changer. “PDR allows developers to avoid contributing to affordable housing in the local area which has a real world impact – a fifth of families in temporary accommodation could be permanently housed. “We hope that this amendment secures sufficient backing as the Planning and Infrastructure Bill progresses through the house and will help councils to play their key role in delivering the high-quality houses that our country sorely needs.” Baroness Thornhill, who is a Vice President of the LGA and brought the amendment, said: “The impact of certain PDR rules has gone much further than was ever anticipated when they were first bought in, it is time they were scrapped. “Councils – and communities – are losing out significantly because developers are able to circumvent the democratic planning process. “Making this change could mean better quality development, which has the benefit of proper oversight and consideration, and helps bring forward much needed affordable housing.” Notes to Editors The text of the open letter and list of signatories is available here. Baroness Thornhill's amendment in the Planning and Infrastructure Bill is Amendment 134 - Removal of Permitted Development Rights for Conversion to Dwellinghouses The actual figure of office-to-residential conversions may be higher than our analysis suggests, as the legislation was introduced in May 2013, but data is not publicly available at a national level before 2015. The analysis assumes the number of conversions for 2013/14 and 2014/15 using an average across all other years from where there is publishable date - for 2013/14, this figure is 50% of the average as this was the year the right was introduced (*). The calculation of affordable housing is based on an indicative council affordable housing requirement of 25 per cent on new housing developments. Notes to editors The text of the open letter is here: www.local.gov.uk/parliament/briefings-and-responses/permitted-development-rights-open-letter-lga Baroness Thornhill's amendment in the Planning and Infrastructure Bill is Amendment 134 - Removal of Permitted Development Rights for Conversion to Dwellinghouses The actual figure of office-to-residential conversions may be higher than our analysis suggests, as the legislation was introduced in May 2013, but data is not publicly available at a national level before 2015. The analysis assumes the number of conversions for 2013/14 and 2014/15 using an average across all other years from where there is publishable date - for 2013/14, this figure is 50% of the average as this was the year the right was introduced (*). The calculation of affordable housing is based on an indicative council affordable housing requirement of 25 per cent on new housing developments.
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