Why are so many office blocks in Swindon being targeted for conversion to flats by property developers?

At least nine have been the subject of such applications under permitted development rights in the last three years – and most of them have been given that permission.

Buildings set to be converted include the UK Life Centre in the town centre, Kingsbridge Point in Regent Circus, Wiltshire Court in Farnsby Street, Cherry Orchard West in Kembrey Business Park, the offices above the shop in the art deco building at the end of Bridge Street, North Star House, and 103-104 Commercial Road and the unconverted portion of Centenary House in Victoria Road. Half of the last building had been already made into flats.

Partly, it’s because the rules on converting offices into homes were relaxed nearly 10 years ago to allow such conversions to be made.

That means as long as a developer only wants to change the insides and make minimal changes to the outside of a building – such as add or change windows – they would not have to go through the expense, time and effort of applying for full planning permission.

The rules were changed by the government to address the national shortage of housing.

Chris Nunn, Business Development Director at LOK Developments, said: “There are many significant benefits, including financial benefits, to using existing structures for development.

“As well as being an easy win in terms of planning regulations and permissions, it’s usually the case that considerable added value applies to a commercial building that is partly or completely vacant.

“There are tremendous benefits, too, when converting commercial buildings which have a concrete structure in terms of build cost.

“These concrete structures are usually robust in design, as the loading requirements of an office is greater than that of an apartment, so they can easily and cost effectively be built on to create higher or larger developments for residential occupancy.”

But there are concerns that such conversions are too attractive to developers. There have been concerns some blocks have been converted into flats which are too small, and which isolate tenants away from town centres and residential areas into mainly business districts where public transport is less frequent.

Swindon Borough Council leader David Renard also speaks for the Local Government Association on planning.

He said: “Local government shares the collective ambition to build more homes in the right locations, genuinely affordable for local people to either rent or buy, of high quality and the right type.

“For that to happen, councils and local communities need to have a voice in the planning process and be able to oversee all local developments. This is crucial so they can shape the area they live in, ensure homes are well designed, built to a high quality, with the necessary infrastructure in place and affordable housing provided.”

Swindon Borough Council has decided to make it harder for such developments to go ahead in one specific area of town. It has brought in a restriction where developers must get full, formal planning approval for such conversions in a zone between Polaris Way north of the railway station to the junction of Fleming Way and Princes Street.

The idea is to make sure that the central business district in Swindon, especially around the new Zurich headquarters being built at Kimmerfields remains primarily a business-focussed area.

The council’s cabinet member for the town centre Dale Heenan said: “We want to create an environment where business is willing to invest in Swindon and we will support good ideas. Swindon should not be a free-for-all where any idea dreamt up can happen with residents and councillors having no say at all.

“Since 2013, a developer has been able to convert an office building to flats without considering the quality, design or the suitability of the building, or the loss of employment space that Swindon needs.

“Good ideas will be supported so it won’t stop the new homes that we need from being built, but it will mean we can ensure that the new homes meet the right standards, that local issues are taken into account, that local people are properly consulted, there are contributions to roads and infrastructure and that we ensure affordable homes are secured.”

How have the rules changed?

The government has brought in a change to the permitted development rules that say to be allowed, conversions of offices into flats must ensure that all apartments meet the national space standards. 

That means a flat must have 37 sq m of floorspace for a new one-bed flat with a shower room and 39 sq m for a one-bed flat with a bathroom, increasing to 61 sq m for a two-bed. 

The space standards will not apply where prior approval has already been obtained, or where prior approval is obtained pursuant to an application submitted before April 6 of this year. 

Council leader David Renard said: “We look forward to seeing the details of the draft national design code and the new Office for Place. 

"We want to continue to work with the government to get these proposals right. 

“Councils need to be at the forefront of a locally-determined planning system which meets the housing needs and aspirations of their communities, and support proposals that go some way to facilitating that. 

“Along with government, we want to ensure that homes are built to a high standard, with the necessary infrastructure to create sustainable, resilient places, and ensure that affordable housing is provided.” 

Conversion of closed shops

Closed shops could be converted into flats and houses or cafes, restaurants and takeaways under the same rules which mean full planning permission won’t be needed. 

Housing secretary Robert Jenrick said: “By diversifying our town and city centres and encouraging the conversion of unused shops into cafes, restaurants or even new homes, we can help the high street to adapt and thrive for the future.” 

He added the moves will create “the most small-business-friendly planning system in the world” and “provide the flexibility needed for high streets to bounce back from the pandemic”. 

The new rules will come into effect on April 21 – much sooner than the August 1 date previously proposed.

Swindon council leader David Renard said councils should still be given a big say in such changes.

“To ensure a successful recovery from the pandemic, communities need stability and certainty in planning," he said. "This can only be achieved through a locally-led, well-resourced planning system where communities have a proper say over developments in their local area. 

“This means local areas having oversight of issues that matter to them most such as protecting the environment and ensuring new developments are climate-friendly for current and future generations. 

“The government should also hand back power to communities by removing permitted development rights, which allow homes to be built without planning permission, and without any requirement to include affordable homes supported by the right infrastructure.”