Gregor Poynton (Livingston) (Lab)
The Secretary of State for Housing, Communities and Local Government (Angela Rayner)
We will deliver the biggest increase in social and affordable housing in a generation. The last Government’s affordable housing programme is expected to deliver only between 110,000 and 130,000 homes, although when it was published in 2020, the ambition was for 180,000. Labour is fixing that. The Chancellor announced in the Budget an immediate one-year cash injection of £500 million into the affordable homes programme to deliver 5,000 new social and affordable homes.
Paulette Hamilton
Many of my constituents in Birmingham Erdington are worried about the deteriorating quality of social housing. What work is being done to ensure that housing stock is maintained to the highest standards, so that tenants can live in the safe, high-quality housing that they deserve?
Angela Rayner
I know that housing quality has been a particular issue in my hon. Friend’s constituency. All social housing tenants deserve to live in a safe, decent home. We will bring forward Awaab’s law to the social rented sector, setting new time limits for social landlords to fix dangerous hazards. We will shortly consult on minimum energy efficiency standards and a new decent homes standard. We will direct the Regulator of Social Housing to introduce a new competence and conduct standard and an access to information requirement.
Jessica Toale
There are 2,151 families across Bournemouth, Christchurch and Poole on social housing waiting lists, many in unsuitable temporary accommodation. What steps is the Department taking to unlock development sites in densely packed constituencies like mine, so that the council can meet its housing targets, and families can get the safe and secure housing that they deserve?
Angela Rayner
We have consulted on changes to the national planning policy framework to maximise development on brownfield land, and we have invited views on proposals for a new brownfield passport, which will provide more explicit guidance on how the potential of land in urban areas can be maximised. We intend to publish updates on the national planning policy framework by the end of this year.
Douglas McAllister
In Scotland, 242 people died while homeless last year. Those deaths are a travesty for our country and a damning symbol of Scottish Government failure. My local authority of West Dunbartonshire declared a housing emergency this year. Does the Secretary of State agree that as we head into winter, it is more urgent than ever that the Scottish National party Government finally take action, deliver a fair deal for councils, build more affordable social houses and offer every Scot a safe, secure home?
Angela Rayner
My hon. Friend is right to raise this issue; 242 people dying is absolutely horrendous. We face an acute housing crisis. While housing and homelessness are devolved, I urge our Scottish counterparts to grip this issue. I completely agree that he gives a damning example of the crisis in Scotland. Every single homeless death is a tragedy. That is why a sufficient supply of affordable housing and joined-up support services are essential, as we will make clear in our upcoming inter-ministerial meetings with our Scottish colleagues.
Gregor Poynton
I have another question on the SNP’s failure on housing, because it is so bad. Scottish figures show that new build starts are falling in all sectors, and are at their lowest level since 2013. Private sector new builds are down 20% since 2022. For social housing, the figure is even worse: they are down by 30%. This is devastating the opportunity for families across my constituency to get a home of their own. The SNP has the largest funding settlement in devolution history. Will it use that to properly fund the social rented sector?
Angela Rayner
My hon. Friend is absolutely right to highlight the housing crisis in Scotland, where too many families are waiting for too long for a safe and secure home. I completely back all the brilliant work that my friend the Scottish Labour leader is doing, and I know that the choice will be stark for people in Scotland in May 2026; it will be between a national Labour Government delivering for the working people of this country, and a clapped-out and failing SNP Government north of the border.
Sir Roger Gale (Herne Bay and Sandwich) (Con)
Given that the Secretary of State’s avowed goal is to create more social housing, can she explain to the House why Labour-controlled Thanet district council is seeking to build a large housing estate on the outskirts of Birchington-on-Sea, on prime agricultural land? There is little demand for those houses, and little provision of social housing. Can she have a word with the leader of Thanet council?
Angela Rayner
In our new national planning policy framework, we have set out how we are protecting agricultural land, but we have also set out the fact that our country faces a housing crisis. I cannot believe that the right hon. Gentleman’s constituency does not have a crisis, because it is everywhere.
Andrew George (St Ives) (LD)
Over the last 10 years, under the previous Government, £500 million of taxpayers’ money was handed out to second and holiday homeowners in Cornwall alone, while only half that amount was spent on social housing for first-time need. Meanwhile, there is a massive backlog of shovel-ready social housing development that has planning permission and is ready to be delivered, but is caught by construction inflation. Surely the Government can add the dots to resolve the problem—
Angela Rayner
I really hope so, Mr Speaker; that is the plan. We are taking steps through the new national planning policy framework, and we have new mandatory targets for local authorities. We have also allowed local authorities to keep their right to buy receipts. The Government are taking a number of measures to ensure that we get the homes that we so desperately need, and I am determined to get to that 1.5 million figure.
Ellie Chowns (North Herefordshire) (Green)
I welcome the Secretary of State’s warm words about improving affordable housing availability. Does she agree that the affordability of housing is closely related to the bills that people have to pay—energy bills in particular? Will she ensure that all new social housing from this stage forward is built to the highest possible standards of energy efficiency, to save people’s bills?
Angela Rayner
Again, we have been looking at how we build safe, secure, energy-efficient homes that bring down people’s energy bills. The previous Government saw energy bills go up really high. We are introducing Great British Energy so that we can bring bills down, and are building the homes that people desperately need.
Shockat Adam (Leicester South) (Ind)
I am sure that the House agrees that affordable housing is important. However, my experience in Leicester South is that all too often it is provided in new developments, as homes for shared ownership or as similar housing products, which are out of reach for the poorest in my community. What my community really needs is more social rented houses. What is the Secretary of State doing to promote the construction of social rented homes, as opposed to other affordable housing products?
Angela Rayner
I agree with the hon. Member that we need more social homes. That is why we have been putting more into the affordable homes programme. We have made it absolutely clear that under section 106 notices, which he mentioned, homes need to be affordable; that is why we have put affordability tests in the NPPF. We want to ensure that people have those homes, and we want to build the next generation of council and social housing—and we will.
Paul Holmes (Hamble Valley) (Con)
We can see that after just five months, the Government’s target of 1.5 million new homes lies in tatters. The National Housing Federation says that the Government will miss their target by 475,000 without more grant—last week the Housing Minister said the same—and now Labour-run South Tyneside council says that the plans are “wholly unrealistic”, with other Labour councils agreeing. Is it not time for the Government to admit defeat, come back with a deliverable plan and provide the sector with the certainty that it needs to deliver more social homes across the country?
Angela Rayner
The hon. Member has forgotten that his Government failed to meet their housing targets every single time. The Government are committed to building 1.5 million homes over this Parliament. Under the Tories, house building plummeted as they bowed to pressure from their Back Benchers to scrap local housing targets. We are bringing back mandatory housing targets. The Chancellor has put more money into the affordable homes programme, and we will build those homes. The hon. Member does not know my history and how I work.
Louise Jones (North East Derbyshire) (Lab)
Dr Luke Evans (Hinckley and Bosworth) (Con)
The Minister for Housing and Planning (Matthew Pennycook)
As hon. Members will be aware, we consulted on proposed changes to the national planning policy framework and other changes to the planning system between 30 July and 24 September. My officials and I have been analysing the over 10,000 responses received, with a view to publishing a Government response before the end of the year. We also intend to bring forward the planning and infrastructure Bill, announced in the King’s Speech, early next year.
Louise Jones
Many young families would love to live in my beautiful constituency of North East Derbyshire, but unfortunately we just do not have the housing for them. Could the Minister assure me that our planning reforms will enable us to get the right housing in the right places with the right amenities, to complement the beautiful constituency?
Matthew Pennycook
I thank my hon. Friend for her question. The Government are determined to increase rates of house building in order to address the housing crisis and boost economic growth, but we are equally committed to improving the quality and sustainability of the homes and neighbourhoods that are built during our period in office. In the aforementioned NPPF consultation, we proposed a series of changes to realise that ambition, including golden rules to ensure that development in the green belt is in the public interest, and a vision-led approach to transport planning.
Mr Mohindra
The dangerous proposed reforms to the NPPF are among the many things that the Labour Government have rushed through in the past five months. How will those reforms ensure that villages such as Kings Langley, and South West Hertfordshire, retain their individual character and identity, and do not have their green spaces re-banded as grey belt, concreted over and absorbed into an ever-increasing Greater London?
Matthew Pennycook
We are not going to concrete over the green belt. The Government are committed to preserving the green belt, which has served England’s towns and cities well over many decades, but we have to move away from the previous Government’s approach to it, which was to allow land in it to regularly be released in a haphazard matter, often for speculative development that did not meet local housing need. This Government are committed to taking a smarter, more strategic approach to green-belt land designation and release, so that we can build more homes in the right places and secure additional public benefit through the operation of our golden rules.
Josh MacAlister
My constituency is fortunate enough to have a number of potential projects that are ripe for investment, including the Port of Workington and energy projects for new nuclear and other kinds of clean energy. They are essential projects for economic growth, but to get them going we need major planning reform, not just for housing but for infrastructure projects. Does the Minister agree on the urgent need for planning reform for infrastructure, and that any legislation that we bring forward must be comprehensive, so that we can remove all the obstacles that stand between us and getting building?
Matthew Pennycook
It will not surprise my hon. Friend to hear that I wholeheartedly agree. The delivery of critical national infrastructure is essential for economic growth, accelerating the UK’s efforts towards clean power by 2030, and energy independence. The Bill in question will include old measures to streamline the delivery of infrastructure and new homes. Furthermore, our forthcoming 10-year infrastructure strategy will provide a strategic road map for how we plan for future needs and support our commitment by making timely decisions on national infrastructure.
Dr Evans
Under the housing targets, Hinckley and Bosworth will see a 59% increase in housing. North West Leicestershire will see it go up by 74%, but Leicester city, where there is brownfield and infrastructure, will see it fall by 31%. That is compounded by the fact that the Liberal Democrat-run borough council in Hinckley and Bosworth does not have an up-to-date local plan. Given that there is speculative development in Hinckley and Bosworth, will the Minister consider strengthening neighbourhood plans? We know that they deliver more housing, provide protections for people locally and have buy-in from communities, yet the council suffers without an up-to-date one.
Matthew Pennycook
The hon. Gentleman will know that we are leaving in place the protections on neighbourhood planning. He is mistaken if he is suggesting that we are skewing development towards rural areas. The proposed standard method, which we consulted on, significantly boosts expectations across city regions. Indeed, across mayoral combined authority areas, it would see targets grow by more than 30%. Local plans are the best way for communities to control development in their areas. I am sure that he will agree that Hinckley and Bosworth borough council needs an up-to-date local plan in place. Perhaps he can work with me to ensure that that is the case.
David Simmonds (Ruislip, Northwood and Pinner) (Con)
Ministers briefed the media over a week ago about plans for local government reorganisation and devolution. When do the Government plan to set them before the House, so that Members representing areas across the country can take a view?
Matthew Pennycook
I am not sure how that relates to planning reform, which is the subject of the question, but my hon. Friend the Minister for Local Government will set out in due course how our plans for devolution will be taken forward.
David Simmonds
Apologies if there is confusion; I was expecting to come in on question 4. [Interruption.] I am glad to hear it.
Many areas of the country stand to lose millions of pounds from the scrapping of the rural services grant—one of many local government funding streams that are expected to change. When will our councils, and this House, know the full impact of the financial changes, so that any reorganisation, devolution, or changes to local plans and other council strategies can be delivered with full knowledge of the impact that the changes will have on councils’ on the ability to lead locally?
Matthew Pennycook
Full details of the provisional settlement will be set out in the coming weeks.
Sir Ashley Fox (Bridgwater) (Con)
The Minister for Local Government and English Devolution (Jim McMahon)
In July, the Deputy Prime Minister invited places without a devolution agreement, including Somerset, to come forward with proposals for their area, in order to gauge the approaches and forms being considered across the country. We welcome Somerset’s support for this initiative, and look forward to hearing its views on the imminent White Paper on English devolution, which will be released shortly.
Sir Ashley Fox
My constituents have had to endure the Liberal Democrats presiding over the transition from two levels of council, which worked—they balanced their books—to a unitary council that is on the brink of bankruptcy. Can the Minister assure the House that no new council reforms will be forced on unwilling areas, and that local opinion will be at the forefront of his decision?
Jim McMahon
I think we have all had to endure Liberal Democrats, so I can reflect on that. We are in constant dialogue with local councils on our twin-pronged approach. One prong is devolution and making sure that we push power out of this place and into local communities. The other is reorganisation in cases where councils recognise that it delivers more effective and efficient local government. The Department is keen to hear the conversations that local areas are having on that.
Vikki Slade (Mid Dorset and North Poole) (LD)
I hope that you will endure us, Mr Speaker. Dorset council, which covers half my constituency, has agreed to work with Somerset and Wiltshire—all unitary councils—on a devolution arrangement, but residents are already raising concerns that top-down reorganisation will take decisions further away from their homes and communities. They are worried about what a mayoral combined authority might do to them. What assurances can the Minister give that the town and parish councils, on which residents rely so heavily, will not be expected to keep unitary councils afloat, and that my residents will not see back-door council tax rises as a result of the changes?
Jim McMahon
Central Government have said to local government that we want to reset the relationship and work as partners in power, and it is not unreasonable to expect that councils will do the same at a local level and will work together in partnership. We see that across the country: local councils work in partnership with their parish and town councils in the interests of their community. Whether or not reorganisation takes place, we expect that to continue.
Chris Webb (Blackpool South) (Lab)
Warinder Juss (Wolverhampton West) (Lab)
The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Rushanara Ali)
We are taking action to tackle the root causes of homelessness. Funding for homelessness services is increasing next year by £233 million, taking the total spend to almost £1 billion in 2025-26. We are also abolishing no-fault evictions and will deliver the biggest increase in social and affordable house building in a generation.
Chris Webb
Over the past two years, we have witnessed a staggering 50% increase in homelessness in Blackpool, underlining the urgent need for support in our communities. Blackpool’s homelessness partnership, through which the council works with the third sector and local charities, has done outstanding work to prevent homelessness, but we need more support. What steps will the Minister take to support and strengthen local efforts to ensure immediate relief and long-term solutions for some of the most vulnerable in our society?
Rushanara Ali
This Government have already made £10 million of additional funding available to local authorities, including Blackpool, to tackle rough sleeping pressures this winter, and we are developing a long-term, cross-departmental strategy. The £547 million rough sleeping initiative will continue to support local authorities across England by funding tailored rough sleeping services, which includes funding of £313,000 for Blackpool borough council in 2024-25.
Steve Race
As a result of the Localism Act 2011, introduced by the Conservative party, the ringfence around homelessness funding was removed. Due to that, and despite the good work that the Government are doing on funding homelessness services, Tory-led Devon county council is consulting on cutting its entire homelessness support budget, which would have a devastating impact on people and on the city of Exeter. Does the Minister agree that councils should really invest that money in homelessness services and not squirrel it away in other pots across the council?
Rushanara Ali
We are absolutely focused on tackling homelessness and rough sleeping, and their root causes. The previous Government left local authorities in a dire condition. The autumn Budget announced £4 billion of additional funding for local authorities and services, and funding for homelessness services is increasing next year, but I will look into the points my hon. Friend raises. We are determined that wherever people live they are protected from the risk of homelessness and rough sleeping.
Warinder Juss
Although in my constituency we have the City of Wolverhampton council’s homelessness prevention strategy, which has had some success in tackling homelessness, last week I was contacted by a constituent fleeing domestic violence and finding it difficult to get permanent social housing for herself and her daughter. Crisis, the national homelessness charity, reports a 15% increase in children living in temporary accommodation—the highest on record—and we know that issues such as substance misuse and lack of proper employment also cause homelessness. Will the Minister please confirm how her Department is helping councils to deal with the societal and economic issues that can cause homelessness?
Rushanara Ali
My hon. Friend raises really important issues about how multiple underlying causes can drive people into homelessness. We are determined to tackle the root causes, which is why the Deputy Prime Minister is chairing the inter-departmental taskforce on homelessness and rough sleeping. The previous Labour Government took action, and cut homelessness and rough sleeping. We are determined to ensure that we tackle the underlying issues, which means reforming the supported housing that victims of domestic violence need and ensuring that local government works with mayors and national Government to tackle these issues. We are absolutely committed to doing that.
Clive Jones (Wokingham) (LD)
Wokingham borough council is under intense financial pressure, making the crucial task of reducing homelessness a significant challenge. Initial estimates are that the Budget’s new funding for local government will be more than swallowed up by cost increases in employers’ national insurance contributions and the national minimum wage, let alone the ever-growing demand for statutory services. Will the Minister meet me and the leader and chief executive of our council, so we can discuss the future of its finances and what we can do to reduce homelessness?
Rushanara Ali
I am aware that the Minister for Local Government and English Devolution, my hon. Friend the Member for Oldham West, Chadderton and Royton (Jim McMahon), has already met the hon. Gentleman, but I am happy to look at the specific issues he raises in relation to homelessness. To reassure him, we are working across Government on these very issues, looking at how different agendas can be brought together to tackle the deep-rooted issues affecting homelessness and rough sleeping, and how best we can support local areas. I look forward to engaging Members from across the House as we develop that very important cross-departmental strategy to tackle the deep-rooted causes of homelessness and rough sleeping.
Tim Farron (Westmorland and Lonsdale) (LD)
Rural homelessness has risen by 40% in just the last five years. In our communities, that is massively fed by the fact that average house prices are about 12 times above local incomes, as well as insufficient local housing. Does the Minister agree that we need to give planning powers to local authorities and national parks, so that they can designate exclusively for social rented housing and developments that therefore cannot be used for expensive housing for which, frankly, there is no need?
Rushanara Ali
As I said, we have an ambitious plan for affordable and social housing, which fits within the Government’s commitment to build 1.5 million homes. It is vital to make supply available. We are putting in funding, including £500 million for the affordable homes programme, which will build 5,000 properties. The hon. Gentleman is aware of the work we are doing to ensure that there is a proper and effective national planning framework to go hand in hand with local work with local authorities. I hope he can see that we are very much working in the spirit of ensuring that we increase supply, provide affordable and social housing, and tackle the root causes that need to be addressed.
Sarah Dyke (Glastonbury and Somerton) (LD)
Some 18,000 homes with planning permission across Somerset are waiting to be built, but nutrient neutrality issues, flood risk and the national shortage of planners are preventing or delaying the delivery of those much-needed homes. What discussions has the Minister had with Cabinet colleagues about fixing the issue and ensuring that appropriate homes are built to help reduce the strain caused by the lack of housing in Somerset?
Rushanara Ali
I can reassure the hon Lady that the Government are addressing those issues and will take appropriate action. My right hon. Friend the Secretary of State and other Ministers are very much engaged with this important agenda.
Paul Holmes (Hamble Valley) (Con)
Sadly, homelessness is projected to rise by 27% this year. The Government’s broken promise on national insurance rises has wreaked havoc across the charitable sector, with 110 national homelessness charities warning the Chancellor that £50 million to £60 million will be lost in the sector and Homeless Link calling the increase
“the final nail in the coffin”
for the sector. Will the Minister listen to that warning, and what will she be doing to convey these concerns to the Chancellor and change this disastrous policy?
Rushanara Ali
I welcome the shadow Minister to his position. May I remind him of the record of his party in government? In those 14 years, 123,000 households, including 150,000 children, were living in temporary accommodation—not to mention the scandal of rough sleeping and the deaths caused by that Government’s neglect. We are investing to tackle those issues and the mess that the hon. Gentleman’s party left behind. We have already announced £233 million in the Budget; Conservative Members need to decide whether to back us on the investment we are making to clean up the mess that he and they have left behind.
Mary Glindon (Newcastle upon Tyne East and Wallsend) (Lab)
The Secretary of State for Housing, Communities and Local Government (Angela Rayner)
My Department has set a workforce and location strategy that proposes to retain 16 of the existing 22 departmental offices. This will result in six offices closing over the next two years. Staff engagement on the announcement is ongoing, and consultation on implementing the strategy is beginning this month. My Department will continue to engage with the trade unions and consult with them before the office closure proposals are finalised and implemented. The Department will not make any compulsory redundancies and will continue to help the colleagues and staff affected to work effectively in their roles.
Mary Glindon
There has been a drive across Government Departments to increase the number of hours that civil servants spend working in the office, but the proposed closure in Newcastle means that staff working and living in the area who cannot work from home will face a 40-mile commute to the office in Darlington. Can the Secretary of State assure me that there will be an equality impact assessment before any decision is made, to ensure that the needs of those with protected characteristics and caring responsibilities are fully considered?
Angela Rayner
As my hon. Friend knows, I am a big advocate of flexible working and making sure that we support our colleagues. The Department prepared an initial equality impact assessment in advance of the announcement of the location strategy, which will be developed during the consultation with the staff and the trade unions to inform the mitigations that will support the staff who are affected.
Sir Gavin Williamson (Stone, Great Wyrley and Penkridge) (Con)
Many of us fought very hard to ensure that the Department had a location in the city of Wolverhampton, and I think that all of us, on both sides of the House, recognise how important it is to get civil servants out of London and right across the country. How is the Secretary of State looking at developing and growing the base in Wolverhampton as part of her wider strategy?
Angela Rayner
The strategy will create a more coherent office estate that enables stronger office communities and transparent career pathways for progression, and we will continue to be represented across each of the regions and nations of the United Kingdom.
Damien Egan (Bristol North East) (Lab)
The Minister for Housing and Planning (Matthew Pennycook)
For far too many leaseholders, the reality of home ownership has fallen woefully short of the dream. Over the course of this Parliament, the Government are determined to honour the commitments made in our manifesto and to do what is necessary to finally bring the feudal leasehold system to an end. On 21 November, I made a written ministerial statement to update the House on the steps that the Government intend to take to implement the reforms to the leasehold system that are already in statue, and to progress the wider set of reforms that are necessary to end the system for good.
Damien Egan
I recently met people living on the redeveloped Blackberry Hill hospital site in Fishponds, and they told me about the excessive and unfair leasehold charges that they face from their property management company, FirstPort. What assurances can the Minister provide that this Government will, once and for all, free people from the leaseholder system and end the rip-off fees?
Matthew Pennycook
I thank my hon. Friend for his question. The Government are acutely aware that far too many leaseholders across the country are routinely subject to unjustified permissions and administration fees, unreasonable or extortionate charges, and onerous conditions that are imposed with little or no consultation. That is not what home ownership should entail, and it is why we must bring the system to an end in this Parliament. As I set out in the written ministerial statement to which I referred earlier, the Government will act to protect leaseholders from abuse and poor service at the hands of unscrupulous managing agents, such as the ones my hon. Friend mentioned, by strengthening regulation in this area.
Sir Julian Lewis (New Forest East) (Con)
May I thank the Minister for the answers that he has given me in this Chamber, and in a written answer at the end of October, on the plight of leaseholders who have extra apartment levels grafted on above the blocks in which they live? I appreciate that he does not want to alter the planning presumption in favour of granting permission to build add-on extra levels, but will he at least consider outlawing any attempt by freeholders to pass on the cost of botched extensions to the poor old leaseholders, who have suffered enough by having such extensions built over their heads in the first place?
Matthew Pennycook
I thank the right hon. Gentleman for his question. He will recognise—I know he does—that those types of developments are the result of the expansion of permitted development rights that was taken forward after 2013. There are issues with the quality of some of the works that have come through that stream. On the specific issue he raises, perhaps it might be a good idea if we sat down together. I will happily discuss with him how we can protect leaseholders from those types of variable service charge increases.
Marsha De Cordova (Battersea) (Lab)
Battersea is home to a large number of leaseholders, many of whom have had to face astronomically high service charges from what we all know are unscrupulous management agents. I am very pleased that this Government will protect leaseholders, given that the last Government failed to do so, but is the Minister willing to meet me and some of my leaseholders so that he can share Labour’s plans to protect them?
Matthew Pennycook
I thank my hon. Friend for her question. I am more than happy to sit down with her, or to join a call or meeting with leaseholders in her constituency, in order to discuss the Government’s plans to end the system in this Parliament. We fully appreciate the wish of leaseholders across the country for us to act with speed. As the ministerial statement sets out, we also have got to balance that with the need to get these reforms right. The serious and specific flaws that were left to us by the previous Government in the Leasehold and Freehold Reform Act 2024 are a warning about what happens when reform in this area is not done properly.
Rebecca Smith (South West Devon) (Con)
I welcome the Government’s commitment to continue our work to address issues with the current leasehold system. However, where we are building new towns, such as Sherford in my constituency, residents, like others in new builds, face council tax and service charges, with no likelihood of that changing. What plans does the Minister have to address the impact of service charges in new towns as part of leasehold reform?
Matthew Pennycook
I think the hon. Lady is referring to the pressures placed on residential freeholders as a result of some of the management estate charges that come through that route. There are provisions in the Leasehold and Freehold Reform Act to provide residential freeholders with additional protections, and we need to bring those measures into force. We also then need to look more widely at how we reduce the prevalence of private and mixed-tenure housing estates, which are the fundamental root of the problem.
Emma Foody (Cramlington and Killingworth) (Lab/Co-op)
The Minister for Local Government and English Devolution (Jim McMahon)
The English devolution White Paper, due by the end of the year, sets out how we will transfer power from Westminster to people who know their areas best. The White Paper will also announce measures that will give local places and communities greater control over shaping their area.
Emma Foody
Libraries, pubs, football, community centres—these are the things that make up a community, but in so many places they have vanished over the last 14 years. I am delighted to hear plans of a community right to buy. What work are the Government doing to ensure that local authorities and community groups have the guidance and expertise needed to utilise this powerful new right once it is realised?
Jim McMahon
In there is the point about devolution and localism: structures matter and the framework matters, but in the end it is about getting the power out to the communities who have skin in the game. That is why we want to ensure that the community right to buy provides an effective means for communities across the country to take ownership of assets that are important to them. We are considering what further support and guidance we will provide to communities and local authorities to support them in this measure, and I know that the Minister for local growth, my hon. Friend the Member for Nottingham North and Kimberley (Alex Norris), is fully engaged in this endeavour.
Lisa Smart (Hazel Grove) (LD)
Many of my constituents would welcome further powers being devolved to their local communities. They are as keen as mustard to see the right homes in the right places, particularly social housing, but one of the things stopping social housing being delivered is the viability calculations that are undertaken by developers, who use them to say that only expensive houses can be built. Are the Government looking at reviewing the use of viability calculations?
Jim McMahon
That is some way from community ownership, but the devolution White Paper is one of a number of measures that we are taking and it will have a clear community strand. This does not sit in isolation, however; it is part of the wider reforms that are taking place to ensure that communities, local authorities and Government work in partnership.
Naushabah Khan (Gillingham and Rainham) (Lab)
The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Alex Norris)
The community ownership fund has empowered community groups across the UK to take long-term, sustainable ownership of assets that benefit their local community, and I know that colleagues across the House are eagerly awaiting further news on round 4 of the community ownership fund, which will be with them in due course. Beyond this, through the English Devolution Bill, we will introduce a strong new right to buy for valued community assets, which will help local people to acquire valued community spaces when they come up for sale, keeping them in the hands of the local community.
Naushabah Khan
I recently met the friends of the Flying Saucer pub, a community group in my constituency who are working to bring this asset of community value back into local hands. Will the Minister assure my constituents that the Government are committed to supporting the retention of community assets such as this, and will he agree to meet me to discuss the Flying Saucer campaign and the broader challenges that communities face in reclaiming and retaining such assets?
Alex Norris
Now then, Mr Speaker, you know there is no greater enthusiast in this place for a local pub than me—[Interruption.] And indeed for flying saucers. These are exactly the types of assets of community value we are talking about, and exactly the sorts of assets that will be in the scope of the new community right to buy. Of course I would be keen to meet my hon. Friend and the campaigners on that issue.
Richard Foord (Honiton and Sidmouth) (LD)
East Devon District Council has declared Seaton hospital an asset of community value and is awaiting news of round 4 of the community ownership fund to see whether we might get funding from that source. In the meantime, NHS Property Services might be seeking to remove part of that hospital. Can the Minister ask his colleagues in the Department of Health and Social Care to prevent that?
Alex Norris
I am grateful to the hon. Gentleman for that question, although I am sad to hear it. The asset of community value status really ought to give a degree of protection, but I am happy to talk about that further. As I have said, round 4 of the community ownership fund will be coming forward very shortly.
Mr Paul Kohler (Wimbledon) (LD)
The Minister for Housing and Planning (Matthew Pennycook)
The Government recognise the considerable financial strain that rising service charges are placing on leaseholders, including those whose landlord is a social housing provider. As the hon. Gentleman will know, variable service charges must, by law, be reasonable. Their reasonableness can already be challenged at the appropriate tribunal and the housing ombudsman can investigate complaints about the fairness of service charges made by shared owners, as well as tenants of social housing landlords, but the Government are exploring what more can be done to give leaseholders the protection that they need from unaffordable service charge increases.
Mr Kohler
Many leaseholders in my constituency live in properties where Clarion housing association is the freeholder. This year’s service charge is on average almost 50% higher than the original estimate and for some on the High Path estate it is over £1,000 more. Does the Minister agree that leaseholders deserve transparency, not shock bills? What more can be done to give the housing ombudsman the power to demand compensation payments?
Matthew Pennycook
I thank the hon. Gentleman for that supplementary question and assure him that I share his deep concern about the pressure on the household budgets of shared owners in his constituency, and others across the country, as a result of rising variable service charges. In addition to the routes to redress I have just set out, I draw his and the House’s attention to the measures in the Leasehold and Freehold Reform Act 2024 that are designed to drive up the transparency of service charges to make them more easily challengeable if leaseholders consider them unreasonable. Further detail about our plan to bring those and other provisions in the Act into force can be found in the written ministerial statement made on 21 November.
Emily Darlington (Milton Keynes Central) (Lab)
As the Minister will know, social housing providers and councils operate within a regulated service charge regime that does not allow them to make a profit, and the Housing Ombudsman Service is there for any complaints. Will the Minister consider bringing in a similar regime for the private sector?
Matthew Pennycook
I have set out the routes to redress that are already available and our intention to switch on the measures in the Leasehold and Freehold Reform Act, but I am more than happy to sit down and have a conversation with my hon. Friend about what more protection leaseholders in this space require.
Rachel Taylor (North Warwickshire and Bedworth) (Lab)
Gill German (Clwyd North) (Lab)
The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Alex Norris)
We are intent on moving towards allocated, multi-year funding settlements targeted at need. We will set out this refreshed vision for local growth funding in the multi-year spending review, working with local leaders to drive growth in the areas that need it most, and ending the plethora of competitive pots.
Rachel Taylor
I am very pleased to hear the Minister’s reply. The last Government wasted local authorities’ time and money by making them bid for handouts from central Government. In North Warwickshire, so much time was spent preparing numerous bids for the new swimming pool and leisure centre that our community desperately needed, only for vital funds to go to places without such high levels of need. Under this Labour Government, will the Minister ensure that local authorities receive the fair funding they require to deliver the local services they know their communities need?
Alex Norris
My hon. Friend makes an important point about the harm done by that “beauty parade” funding model, which was inefficient and created so much disappointment. What follows will be much better.
Gill German
Seaside towns such as Rhyl and Colwyn Bay in my constituency have much in common with our north-west neighbours. The 2019 “Future of Seaside Towns” report highlights the need to avoid a one-size-fits-all approach, while recognising common issues. How do the Government plan to use national funding streams while ensuring local delivery to deliver long-term growth in our seaside towns?
Alex Norris
That is another important argument for why we need longer-term, allocative settlements. It is my hon. Friend, her local authority, her local residents and her community who know Rhyl. They are the experts, and they should have the flexibility to break the one-size-fits-all model to make things work for themselves.
Manuela Perteghella (Stratford-on-Avon) (LD)
I declare an interest as a Stratford-on-Avon district councillor. Does the Minister agree that, in two-tier local government areas, district and borough councils are best placed as the most local form of government to allocate funds from the UK shared prosperity fund, given their proximity to communities and their deep understanding of local needs?
Alex Norris
The hon. Lady tempts me to discuss the shared prosperity funding, which communities will receive shortly. I have to say that my enthusiasm is for all tiers of government in local areas—whether that is metro mayors, upper-tier authorities, boroughs and districts or indeed parish and town councils—to come together in shared interest to improve their communities.
Jim Shannon (Strangford) (DUP)
I thank the Minister for his answers; it is always good to hear some positivity. We in Northern Ireland are still waiting on shared prosperity funding. There would be some benefits for my constituency; Strangford has coastal issues such as seaside improvement and coastal erosion. Has the Minister had an opportunity to talk to the relevant department in Northern Ireland to see how central Government could help us back home?
Alex Norris
I am always careful not to disappoint the hon. Gentleman, given that at the High Street Heroes awards for Retail NI last year, I awarded the winning high street to Ballymena rather than Newtownards, and I am not sure he is ever going to forgive me. I assure him that I am having conversations with ministerial counterparts in the Northern Ireland Executive. We are also talking to local authorities and some of the groups that have been delivering projects, such as Go Succeed. Those conversations are ongoing as we speak, and the full answer about the allocations will be coming shortly.
Mr Luke Charters (York Outer) (Lab)
The Secretary of State for Housing, Communities and Local Government (Angela Rayner)
Today I published our remediation acceleration plan, a step change in our response to the building safety crisis. Without decisive action, the risks and the hardship of unsafe cladding could be with us until 2040. That cannot go on. The plan sets out how we will fix buildings faster, identify remaining buildings that are still at risk and ensure residents are supported through the remediation process.
Mr Charters
I recently heard from a constituent with three young children who has applied for over 80 properties, but is still waiting for social housing. What steps will my right hon. Friend take to speed up the planning process specifically for social housing?
Angela Rayner
My hon. Friend is right to draw attention to the need for more social housing. We have committed to delivering the biggest increase in social and affordable house building in a generation, and I have proposed changes to the national planning policy framework to support that. We have also announced additional funding for the affordable homes programme.
Kevin Hollinrake (Thirsk and Malton) (Con)
At whose request did the Secretary of State call in the planning application for the Chinese super-embassy?
Angela Rayner
I welcome the hon. Gentleman to his place. Despite him being on the Opposition Benches, we seem to have a lot in common: we both came to Parliament in the 2015 intake, represent constituencies in the north and think the Tories deserved to lose the last general election. We take planning decisions in the normal way.
Kevin Hollinrake
I used to have ginger hair as well! May I give the right hon. Lady the answer to my question? It was the Foreign Secretary. In opposition, the now Home Secretary warned that the Chinese Government are “attempting to influence Parliament”, and trying
“to interfere in our democracy and undermine our security.”—[Official Report, 11 September 2023; Vol. 737, c. 667.]
Those risks are all heightened by this development. Are this Government so desperate to counteract the disastrous Budget and their own growth-wrecking trade union Bill that they are now willing to override national security, national interests and the sensible concerns of their Home Secretary by kowtowing to the Chinese Government?
Angela Rayner
We have got record investment into the UK through our international business summit. I am proud of our Employment Rights Bill, which is pro-worker and pro-employer. It will reward good employers and put money back into the high street. This Government take national security very seriously and will continue to do so.
Noah Law (St Austell and Newquay) (Lab)
The Minister for Local Government and English Devolution (Jim McMahon)
It was a pleasure to meet my hon. Friend and colleagues to talk about devolution in Cornwall. He will know that we have agreed to a non-mayoral devolution deal for Cornwall as a first step. We recognise the distinct culture, history and identity of the Cornish people. This important step will allow us to unlock deeper devolution in Cornwall and, in time, we hope it will allow Cornwall to take its seat at the Council of the Nations and Regions.
Vikki Slade (Mid Dorset and North Poole) (LD)
My constituent, Dom, purchased a high-rise building that, it now transpires, does not meet building regulations on combustible materials used in the early 2000s. His building is being remediated, but the materials are being allowed to remain, locking in the risk for the long term and sending insurance premiums sky high. Why are the Government not investigating historic non-compliance? What is being done to protect homeowners from unfair losses and sky-high insurance premiums?
The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Alex Norris)
We are clear that dangerous buildings need to be remediated. That is why the best thing that any building owner can do is get into a scheme today to unlock the funding and meet those duties they have as building owners. When they do that and when they are approved for the grant, they would have an inspection at that point, so I am surprised to hear that dangerous defects would be locked in, as the hon. Lady says, but I am interested in having a conversation with her to understand that further.
Ruth Cadbury (Brentford and Isleworth) (Lab)
Alex Norris
Yes, of course. The issue of cladding defects is exceptionally important and, indeed, the subject of a debate later today, but so are non-cladding defects and protecting leaseholders from their impacts.
Mr Gagan Mohindra (South West Hertfordshire) (Con)
The Minister for Housing and Planning (Matthew Pennycook)
Perhaps the hon. Gentleman did not hear my previous response. The proposed new standard method, which we consulted on, significantly boosts expectations across our city regions. In mayoral combined authority areas, it would see targets grow by more than 30%, matching the ambition of our local leaders.
Steve Race (Exeter) (Lab)
Jim McMahon
I thank my hon. Friend for taking the time to meet me to talk about devolution and growth in that region. We are absolutely committed to ensuring that growth is felt in every part of the country, and that requires partnership from central Government, local government and the business community. I would be more than happy to meet him to talk about how we can do that going forward.
Wendy Chamberlain (North East Fife) (LD)
The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Rushanara Ali)
The hon. Member will be aware that the Electoral Commission has published a report on the general election, and we will consider its findings and will come back in due course on this matter and others.
Rachael Maskell (York Central) (Lab/Co-op)
Matthew Pennycook
My hon. Friend and I have discussed this matter many times. She is well aware of the Government’s approach to tackling excessive concentrations of short-term lets and second homes. I am of course more than happy to discuss the issue with her again in the future.
Olly Glover (Didcot and Wantage) (LD)
Most parties in this House, representing a collective total of 500 MPs, agree that first past the post is damaging trust in politics, and 64% of the public would like to see change. Does the Secretary of State agree that a national commission for electoral reform could address that, as recommended by the all-party parliamentary group?
Tristan Osborne (Chatham and Aylesford) (Lab)
Jim McMahon
We are working constructively with Medway council as part of our framework to support councils in the most difficulty. This Government are clear that the process will be collaborative and supportive and, on that basis, we are more than happy to meet to discuss it further.
Kit Malthouse (North West Hampshire) (Con)
Councils up and down the land, but particularly in the south-east of England, are frustrated by the high levels of undeveloped consents. It is perfectly possible that the Secretary of State will find that, come the next election, her target has been consented but is nowhere near built. Will she consider allowing councils to have a 10-year housing supply number that includes undeveloped consents, so that when the number is reached, developers have no choice but to build?
Matthew Pennycook
We took steps, in the proposed reforms to the consultation on the national planning policy framework, to encourage build-out—not least through encouraging mixed-use development. However, we are reflecting on what more can be done to encourage that and to ensure that sites are built out in a timely manner.
Dr Allison Gardner (Stoke-on-Trent South) (Lab)
Mr Speaker
Order. I am sorry, but I have to get everybody in. It is not just about your question.
Rushanara Ali
I am very sorry to hear about the experience of my hon. Friend’s constituent. I refer to my previous comments; I am very happy to meet and engage with her on her work to tackle homelessness and rough sleeping.
John Glen (Salisbury) (Con)
If Wiltshire embraces the opportunity to join Dorset and Somerset in an elected mayoral authority, will there be local elections all-out in Wiltshire next spring?
Jim McMahon
I thank the right hon. Gentleman for his question on devolution. We are absolutely ready to talk to any areas that are keen to take on devolution, particularly a mayoral combined authority. Any decisions on whether elections do or do not take place will be part of future consideration.
Mr Speaker
I call the Chair of the Housing, Communities and Local Government Committee.
Florence Eshalomi (Vauxhall and Camberwell Green) (Lab/Co-op)
I welcome the Secretary of State’s announcement of the deadlines. However, the National Audit Office report published last month shows that the majority of buildings affected by cladding have not been identified. Will the Secretary of State go further by delivering a more joined-up approach, so that we can identify and remediate those properties as soon as possible?
Alex Norris
I thank the Chair of the Select Committee for that question. It will probably not surprise her to hear that the first question I asked when I became Minister with responsibility for building safety was, “How many buildings need remediating?” I do not think that it will surprise her or colleagues to hear how astonished I was to find out that between 4,000 and 7,000 buildings were unidentified after seven years—which shows the previous Government’s intent. We are going to identify them, work out what their risks are and get them remediated.
Mr Richard Holden (Basildon and Billericay) (Con)
I welcome the Government’s commitments, in response to my written parliamentary questions, to a consultation on ending fleecehold. However, my constituents in Markhams Close and across Basildon and Billericay just want to know when that will take place.
Matthew Pennycook
As I set out in response to a previous question, we will consult on how to end the prevalence of new fleecehold estates, and we will, in the short term, ensure that residents on existing estates have the protections they need against unfair management charges.
Samantha Niblett (South Derbyshire) (Lab)
I am delighted that the Government’s Mayoral Council is handing back powers to local communities. We are already seeing the impact of that. Claire Ward, the Mayor of the east midlands, attended the first meeting in October. She is leading the way: the east midlands is one of the youth trailblazer regions granted £5 million of Government funding to help young people into work or training. What work are Ministers doing to give those who contribute to our country a say in how it is governed?
Jim McMahon
The forthcoming English devolution White Paper will set out clearly our top-to-bottom redistribution of power, and how we include and engage people at a local level to ensure that they can actively participate in the development of their areas.
Martin Vickers (Brigg and Immingham) (Con)
There is growing concern among constituents that planning decisions are being swept aside because of the Government’s new planning reforms. What assurance can the Minister give that there will be meaningful engagement between constituents and their local planning authority, and that decisions will be respected?
Matthew Pennycook
As I have said, the best way to shape development in any given area is to have an up-to-date local plan in place. Where such plans are not in place, local authorities leave themselves open to the presumption in favour of sustainable development, and to development via appeal, so I encourage the hon. Gentleman to ensure that his local authority has an up-to-date plan in place. That is the best way for residents to have control. We want more resident engagement upstream in those local plans.
Peter Lamb (Crawley) (Lab)
In five years, the cost of West Sussex county council’s Oracle upgrade has risen from £2.6 million to £28 million. Is that the kind of contract mismanagement that the Office for Local Government can look into?
Jim McMahon
We are currently in the process of reviewing oversight, accountability, and checks and balances to make sure that they are in place and fit for purpose, and that the early warning system works. More detail on that will follow in the English devolution White Paper before Christmas.
Dr Kieran Mullan (Bexhill and Battle) (Con)
Labour’s housing targets desperately need reform to take into account land availability around protected landscapes. The Government have said that the answer is the costly planning appeals system. Does the Minister think that is a good use of taxpayers’ money?
Matthew Pennycook
Local plans have to go through examination for a determination of whether they are sound. Hard constraints, such as the type that the hon. Gentleman has just mentioned, will be taken into account when those plans are tested, even under the new framework.
Andrew Cooper (Mid Cheshire) (Lab)
The Government’s commitment to build more affordable homes is both welcome and urgent. However, we also need to ensure that registered providers are willing and able to take on section 106 affordable homes when they are built. In recent years, a combination of factors has meant that too many homes stand empty. Will my hon. Friend say what steps can be taken to tackle the section 106 standing stock scandal?
Matthew Pennycook
We recognise that this is a growing problem across the country that is having a severe impact on affordable housing supply. My hon. Friend will not have to wait long to find out what the Government propose to do to bear down on this problem.
Victoria Collins (Harpenden and Berkhamsted) (LD)
The proposed planning reforms mean that towns such as Tring will see up to 40% more housing built on the green belt. What assurances can the Minister give that sacrificing that countryside will not have a negative impact on the community, and that we will have infrastructure before the occupation of homes and truly affordable homes for people in the local community?
Matthew Pennycook
We want to put in place a planning system that is geared towards meeting housing need in full. That is a clear difference between us and the Conservative party. In bringing forward its local plan and looking at development, every local area should look first at densification—that is, what it can do on brownfield land. It should only have to review green-belt land if it cannot meet the needs in that way or via cross-boundary strategic planning.
Josh Newbury (Cannock Chase) (Lab)
Last week, my local council announced the proposed closure of the much-loved Prince of Wales theatre in Cannock. Despite the council’s financial pressures, local people do not want that theatre to become collateral damage. Will the Minister meet me to see what could be done to explore community ownership and give our theatre the bright future that thousands of my constituents want to see?
Alex Norris
As my hon. Friend knows, I am very keen on community ownership, and I am sad to hear about the situation in his community. I would definitely steer him towards the “asset of community value” process in the immediate term, and of course, I would be very happy to meet him and campaigners on this issue.
Tessa Munt (Wells and Mendip Hills) (LD)
Non-qualifying leaseholder status gets slapped on a property in perpetuity long after the required safety works are completed. That status means that it is almost impossible to acquire a mortgage—solicitors advise very strongly that purchasers steer clear of such properties, which are very often flats—and the status is inherited by successive owners in perpetuity. Has the Minister considered what this status does for the housing crisis?
Alex Norris
I completely understand the challenge. Drawing a line between qualifying and non-qualifying leaseholders—between people who own a property and therefore suffer from things that have been beyond their control, and landlords that are businesses and therefore have multiple assets—will always be a difficult job. At the edge, where the boundary between qualifying and non-qualifying becomes blurred, there are some difficult cases. As a new Government, we are committed to working with people to understand better how we can go forward on that. As for the substantive point on where the liability should lie, it is about finding the right balance between those who built the building and those who live in it.
Peter Swallow (Bracknell) (Lab)
Will the Minister commit to working with local authorities to use new powers to run high street rental auctions, so that we can end the affront of empty shops this Christmas?
Alex Norris
Yes. High street rental auctions, which were launched at the weekend, are a brilliant way—[Interruption.] Indeed; they were part of the Levelling-up and Regeneration Act 2023, which I am sad to say the previous Government did not commence—as part of the war on woke, I believe. Nevertheless, we have commenced those auctions. They are a tool in the hands of local communities; if there are vacant properties, let us get them brought back into use.
Mike Martin (Tunbridge Wells) (LD)
I represent Tunbridge Wells, and just over the boundary in Wealden district, a large housing development is proposed. Wealden will get the houses, but the infrastructure burden will fall particularly on my constituents who live in Tunbridge Wells. Will the Secretary of State update me on the reforms to the NPPF? What is being done about this problem of cross-boundary infrastructure?
Matthew Pennycook
In the NPPF, we set out the clear direction of travel towards the universal coverage of strategic planning across the whole of England. We had an Adjournment debate on that just last week. We are determined to put in place the mechanisms that will allow effective cross-boundary co-operation to ensure that the right infrastructure and housing growth takes place.