Gregory Stafford (Farnham and Bordon) (Con)
The Secretary of State for Housing, Communities and Local Government (Angela Rayner)
The Government are supporting local planning authorities to facilitate the delivery of more high-quality, well-designed homes, but we know that capacity is a problem with councils and that is why we have also announced a £46 million package of investment to support capacity and capability in local planning authorities, including 300 new planners and support to local authorities with delivering their local plans and green belt reviews. We will also make changes to planning fees so that councils can recover the costs of planning applications.
Gregory Stafford
In Waverley and East Hampshire, housing targets from this Government are doubling. When my constituents move into those homes when they are built, the infrastructure and services are simply not there. By “services”, I do not mean a phalanx of civil servants to help them move house; I mean the schools, play areas, supermarkets and road networks. Will the Secretary of State come to my constituency of Farnham and Bordon to see where we need that infrastructure, so that she can understand the implications that her housing targets have for my community?
Angela Rayner
We know that we need infrastructure as part of our planning reforms and the mandatory housing targets that we have put forward, and this Government will make sure that that infrastructure is there. I would say to the hon. Gentleman that it was his Government who allowed speculative housing developments, who failed to meet their housing targets and who left people without the houses they desperately needed.
Jayne Kirkham (Truro and Falmouth) (Lab/Co-op)
We have a number of schemes for social housing in Cornwall that rely on the affordable homes programme that ends in 2026. Can the Secretary of State confirm that there will not be a gap in the provision of funding so that the provision of those homes can continue?
Angela Rayner
We have set out another £500 million for the affordable homes programme and we will set out further requirements as we get to the spending review.
Kevin Hollinrake (Thirsk and Malton) (Con)
The increase in housing delivery that the Secretary of State is committed to requires a 50% uplift across the board in housing numbers, yet according to the House of Commons Library, urban and major conurbations have seen an increase of 17% while mainly rural areas are seeing an average increase of 115%. How is that fair?
Angela Rayner
The shadow Secretary of State will know that our mandatory housing targets were based on affordability and were introduced to ensure that people are able to get the houses they desperately need. His Government removed the mandatory housing targets, we saw speculative development, and they failed, year on year, to deliver the housing that this country desperately needs. We are going to deliver the houses where they failed.
Neil Duncan-Jordan (Poole) (Lab)
Dr Al Pinkerton (Surrey Heath) (LD)
The Minister for Housing and Planning (Matthew Pennycook)
By the end of this Parliament, this Labour Government will have finally brought the feudal leasehold system to an end. On 21 November, I made a detailed written ministerial statement setting out how the Government intend to honour that manifesto commitment, including the steps we will take to implement reforms to the system already in statute.
Neil Duncan-Jordan
Every week my constituents in Poole, many of whom are retired, contact me with their concerns about the leasehold properties they live in. They are worried about excessive service charges, unfair ground rent, and exit and event fees. Can the Minister reassure them and me that the Government will tackle those problems once and for all, and will do so as a matter of priority?
Matthew Pennycook
I sympathise with the plight of my hon. Friend’s constituents. With regard to service charges in particular, we know that opaque and unaffordable charges are putting leaseholders and tenants across the country under immense strain. The Government are committed to improving service charge transparency and making it easier to challenge unreasonable increases. In the coming months, we intend to consult on how the provisions in the Leasehold and Freehold Reform Act 2024 relating to service charges and legal costs should be enacted, with a view to bringing those measures into force as quickly as possible thereafter.
Sarah Hall
Many of my constituents cannot afford to buy their freeholds under the current leasehold legislation. When does the Minister think the legislation to ensure that leaseholders can enfranchise easier, cheaper and quicker will come into force?
Matthew Pennycook
I fully appreciate the desire of my hon. Friend’s constituents to take advantage of the provisions in the 2024 Act that will make it cheaper and easier for existing leaseholders in houses and flats to buy their freehold. Unfortunately, we discovered on assuming office that the previous Government had passed the Act with a number of specific but serious flaws that prevent certain provisions, including those relating to enfranchisement valuations, from operating as intended. We need to fix those flaws through primary legislation, and we intend to do so at the earliest possible opportunity.
Anna Dixon
Earlier this month, together with about 40 Labour MPs, I met the managing director of FirstPort. I raised the case of 90-year-old Tom, who lives in a retirement complex in Bingley in my constituency. Like many of the residents whose stories we shared, he has been hit by extortionate service charges that have risen way above inflation. Does the Minister agree that stronger regulation of managing agents is needed to protect pensioners like Tom and others in leasehold flats from unaffordable housing costs?
Matthew Pennycook
We are very much aware that some managing agents provide a very poor quality of service to people like Tom and leaseholders across the country. Managing agents play a key role in the maintenance of multi-occupancy buildings and freehold estates, and their importance will only grow as we transition towards a commonhold future. As such, we have made it clear that we will strengthen the regulation of managing agents to drive up the standard of their service, and we are considering carefully the recommendations made in Lord Best’s 2019 report on regulating the property agent sector.
Mr Joshua Reynolds
Residents of a housing development in Maidenhead bought their properties 10 years ago on 99-year leases. Now they are coming to sell their flats, they are faced with a charge of £15,000 to £25,000 each to extend their lease so that the new owners can get a mortgage. What will the Minister do directly to help those residents?
Matthew Pennycook
In terms of lease extensions, there are provisions in the 2024 Act that will provide some assistance to the hon. Gentleman’s constituents. As with other parts of that Act, those provisions, in many cases, require a detailed programme of secondary legislation. In some specific circumstances, we cannot switch on the provisions until we have made the fixes through primary legislation that I referred to in answer to a previous question, but we are working at pace. I am more than happy to have a conversation with him about what we are doing in this area.
Dr Pinkerton
Residents living in Mytchett Heath, a retirement community in my constituency, have reported the regular and repeated withholding of invoices, excessive insurance charges and £107,000-worth of maintenance without any supporting rationale. All of this adds up to a 70% increase in service charges since 2020. What is the Minister doing to ensure that not-for-profit companies such as Cognatum Estates, which is, to be very clear, not a social landlord, are held to account? Will he accede to a meeting with me and residents of Mytchett Heath and other Cognatum leaseholders to understand the challenges and anxieties they face?
Matthew Pennycook
In addition to the measures I have set out, we intend to proceed with implementing the service charge transparency provisions of the 2024 Act so that residents in all tenures can more easily challenge unreasonable increases. I think complaints about not-for-profit freeholders can be made to the housing ombudsman. I am more than happy to hear more from the hon. Gentleman about the particular circumstances of this case and give him further advice.
Charlie Dewhirst (Bridlington and The Wolds) (Con)
I thank the Minister for his reassurance to leaseholders, but what message does he have for freeholders, such as the residents of the Wolds View development in Driffield, who are trapped at the mercy of an unaccountable management company? Will he legislate to protect not just future homeowners but those currently stuck in these contracts?
Matthew Pennycook
We are determined to end the injustice of fleecehold entirely, and we will consult next year on legislative and policy options to reduce the prevalence of such arrangements. We remain committed to protecting residential freeholders on existing estates from unfair charges. Similar to my previous answers, we need to implement the 2024 Act’s new consumer protection provisions and bring those measures into force as quickly as possible. That is our intention.
Tim Farron (Westmorland and Lonsdale) (LD)
The Minister for Housing and Planning (Matthew Pennycook)
The Government recognise that excessive concentrations of second homes impact on the availability and affordability of homes for local residents to buy and rent, as well as on local services. From April, councils will be able to charge a council tax premium of up to 100% on second homes but, as the hon. Gentleman will know, we do not think this is enough. We are considering what additional powers we might give local authorities to enable them to better respond to the pressures they face.
Tim Farron
I am encouraged by the Minister’s reply. Towns and communities in my constituency, such as Coniston, Hawkshead, Pooley Bridge and a whole range of other beautiful places, have so many second homes that up to 85% of properties are not lived in for most of the year, meaning that the very survival of those communities is under serious threat. The Government have done a number of things, including talking about short-term lets being a separate category of planning use. However, will the Minister agree to look at also making second homes a separate category of planning use so that we can prevent these beautiful places from becoming ghost towns?
Matthew Pennycook
As the hon. Gentleman will know, the previous Government consulted on making short-term lets a different use class, but did not consult on second homes becoming a use class. As part of our wider consideration about the additional powers we might give local authorities, I am more than happy to have a conversation with him. I understand that the pressures in his part of the world are particularly acute because of both second homes and short-term lets.
Robin Swann (South Antrim) (UUP)
The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Alex Norris)
The UK shared prosperity fund supports people, businesses and communities across Northern Ireland, and is an important part of this Government’s local growth funding. The Department is committed to evaluating the impact of the fund, including in Northern Ireland. The UKSPF evaluation strategy is a publicly available document setting out our approach, and the Department is committed to publishing ongoing evaluation findings, as they become available.
Robin Swann
The voluntary and community sector in Northern Ireland has said that the reduction in shared prosperity funding available in the next financial year, coupled with the increase in employer national insurance contributions, presents a perfect storm at a time when even more is being asked of it. Will the Minister agree to meet me, members of the Northern Ireland Council for Voluntary Action and representatives of the voluntary and community sector to discuss those issues?
Alex Norris
We inherited a situation in which the previous Government had not made any money available for that work. I have no doubt that the transition year creates significant challenges for local organisations. I have visited the hon. Gentleman in South Antrim before and met representatives of some organisations, and I would be delighted to do so again.
Perran Moon (Camborne and Redruth) (Lab)
Meur ras, Mr Speaker. Cornwall’s allocation from the shared prosperity fund is good news and well needed. The Government are reworking the outcomes for the shared prosperity grants, and councils such as Cornwall are awaiting the memorandum of understanding for the grant before they can make agreements with providers. Ongoing schemes need certainty, as employees with three-month notice periods are relying on the contracts, and the old SPF scheme expires on 31 March. Will the Secretary of State confirm—
Alex Norris
I know that local authorities from Northern Ireland to Cornwall are interested to know their allocations, information about which was made available to them in recent weeks, and that some have concerns about making spending commitments. The money is there and has been committed, but my officials are working—they have had conversations directly about Cornwall—to ensure that local authorities have the confidence to make those commitments, so that we do not see 90-day redundancy notices.
Connor Naismith (Crewe and Nantwich) (Lab)
The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Alex Norris)
I am very excited that high street rental auctions are capturing the imagination of local communities and colleagues in this place. A common view for all of us is that vacant shops are a blight and that high street rental auctions are a great tool with which to tackle them. We are working with some early adopters, but I encourage all local authorities to come forward and be active in this space. As of 15 January, we have made a £1.5 million fund available to support the delivery of those powers across the country.
Connor Naismith
Crewe town centre, in my constituency, is in desperate need of “new year, new me”. For too long, we simply have not had the tools at a local level to tackle the irresponsible, absent landlords presiding over empty shop units. For example, the old M&S unit is owned by an absent landlord who has left that crucial anchor unit in our town centre to go to rack and ruin. Will the Minister meet me to discuss how we can remove the obstacles to bringing that crucial unit back into use?
Alex Norris
I am sad to hear about Crewe’s experience, but I know it is shared up and down the country. Crewe has a proud record in the retail space and I believe it can have that again, but as my hon. Friend says, the right tools and powers must be assembled to make that happen. I would be very happy to meet him. He is slightly unkind, because he knows that Crewe town centre was the site of my biggest personal and professional embarrassment, some 17 years ago. Provided I am still allowed back in, I will very gladly meet my hon. Friend.
Mr Gagan Mohindra (South West Hertfordshire) (Con)
Rickmansworth high street in my constituency is a thriving hub for the community, supported by its fantastic local businesses. Having spoken to many of those dedicated business owners, I know the challenges they face. What steps is the Minister taking to support local authorities in delivering initiatives, such as high street rental auctions, to help high streets like the one in Rickmansworth?
Alex Norris
We are aware that with new responsibilities for local authorities come new costs. Local authorities want to spend their money as effectively as possible, so we have made £1.5 million available, including to the hon. Gentleman’s local authority, to ensure that they have the capacity to make these powers a reality.
Chris Webb (Blackpool South) (Lab)
The Secretary of State for Housing, Communities and Local Government (Angela Rayner)
We will deliver on our promise to transform the lives of millions of renters through our landmark Renters’ Rights Bill, which will make renting fairer, more secure and more affordable by banning no-fault evictions, ending bidding wars and extending Awaab’s law to protect private tenants. I am sure my hon. Friend will agree that it was disgraceful that the Tories decided to play politics last week and tried to vote down this vital Bill, which would have denied renters the protections they deserve.
Chris Webb
Recent data shows that 75% of private rented sector properties in Blackpool have damp or mould, leaving tenants to suffer unacceptable conditions. I welcome the Renters’ Rights Bill, which will introduce a decent standard for homes in the private rented sector. What steps is the Department taking to ensure that councils have the resources they need to enforce those standards?
Angela Rayner
I am sorry to hear of the experience of many of my hon. Friend’s constituents. Most private landlords provide a good service to their tenants, but for the few landlords who fail to take reasonably practicable steps to keep their properties free from serious hazards, local councils will be able to issue fines of up to £7,000. That will allow local councils to target their enforcement effectively on the small minority of irresponsible and criminal landlords.
Greg Smith (Mid Buckinghamshire) (Con)
Late last year, Bradenham parish council in my constituency contacted me, concerned that the National Trust, which owns a high number of rental properties in the village, is leaving them empty and not putting in new tenants to avoid the burdens that the Government are placing on landlords. Does the Secretary State agree that there is a balance to be struck here, and what advice can she give areas such as Bradenham, which faces being an empty village?
Angela Rayner
The Government have taken action. We will ensure that empty homes are brought back into use. We make no apologies for asking that homes are of a decent and safe standard. People should be able to live in their homes without the risk of hazards that are dangerous to their health.
Dame Meg Hillier (Hackney South and Shoreditch) (Lab/Co-op)
In my constituency, one of the big challenges for the private rented sector is the need to house families who are in temporary accommodation. It is very often a five-year tenancy; sometimes it is longer. Such families really should not be in these sorts of homes, which are often overcrowded, leading to damp and mould, whatever the best intentions of the local authority that housed them. In order to improve standards across the board, will my right hon. Friend pledge to ensure that we are pushing for much-needed affordable social rented housing, so that those tenants can move into it, and other private tenants can move into these homes, which will then be improved?
Angela Rayner
My hon. Friend is right: 160,000 children and families were in temporary accommodation at Christmas. We need to build the social and council homes that we desperately need so that people have a home for life, and stop local authorities spending huge sums of money on temporary accommodation that does not help the life chances of those young people.
Lee Anderson (Ashfield) (Reform)
During the last Parliament, I visited a family in Stanton Hill in Ashfield who lived in a private rented property. It was disgraceful: the property had damp, electrical problems and flooding. Not only was the property covered by the landlord licensing scheme; the landlord was the leader of Ashfield district council. Will the Secretary of State please remind council leaders that if they or their councillors rent out private properties, they should be held to a higher standard?
Angela Rayner
The hon. Gentleman highlights an issue across the board: we do not have decent homes standards. We want to introduce them in not just the social rented sector but the private rented sector. We have seen far too many situations where tenants are too frightened to come forward with mould, damp and health issues in their properties. We have to ensure that those standards are upheld. It does not matter who it is or where it is; people should have safe, secure homes.
Deirdre Costigan (Ealing Southall) (Lab)
The Secretary of State for Housing, Communities and Local Government (Angela Rayner)
Our plan for change sets out that the whole of the Government are committed to the biggest increase in social and affordable housing in a generation. The previous Government failed to take social and in particular council housing seriously. I am determined to put right that wrong. We have already taken decisive steps, including an injection of £500 million into the affordable homes programme, our consultation on the rent settlement and reforms to right to buy. We will set out more details in the spending review.
Deirdre Costigan
After 14 years of Conservative Government, Ealing council has thousands of families waiting for a council home and has an affordable housing programme that it does not have the money to deliver. A report from Southwark council released on Sunday found that 71% of councils will have to delay or cancel house building projects. Will the Secretary of State look at ways to finally make local councils’ housing budgets sustainable so that we can build the affordable homes that my constituents in Ealing Southall desperately need?
Angela Rayner
My hon. Friend raises an important point. Since taking office, we have set out a series of measures to support councils to increase their capacity, confidence and motivation to invest in new homes. We are providing £450 million to councils to house some of the most vulnerable in society through the local authority housing fund, as well as injecting an additional £500 million into the affordable homes programme to deliver 5,000 new homes. We are helping councils borrow from the Public Works Loan Board at a reduced cost until the end of 2025-26.
Graham Stuart (Beverley and Holderness) (Con)
We need a steady supply of affordable homes as well as homes in the private rented sector. Further to the question by my hon. Friend the Member for Mid Buckinghamshire (Greg Smith), it is easy to sound morally righteous while demanding ever higher standards, but if the housing market is wrecked, ultimately it will be the tenants who pay. Will the Secretary of State answer my hon. Friend’s question and tell us how she will ensure that the private rented sector remains investable so that tenants have somewhere to live?
Angela Rayner
A balance has to be struck. People needs homes that are safe. Is the right hon. Gentleman saying that they do not want to provide homes of a decent standard? The majority of landlords provide that decent homes standard, and it is a few who do not. Where they do not, they need to be held accountable.
Jas Athwal (Ilford South) (Lab)
Elaine Stewart (Ayr, Carrick and Cumnock) (Lab)
The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Alex Norris)
Local growth funding is crucial to our growth mission and to tackling regional inequalities. The Government will set out a refreshed approach to local growth funding at the multiyear spending review in the spring. That will end the beauty parades and short-term decision making and put local communities in charge of their own destiny, just as we committed to at the general election.
Jas Athwal
Ilford is a hub of regeneration, offering opportunities to independent businesses in new spaces such as Mercato Metropolitano. Ilford has thousands of small and medium-sized businesses that make our high streets more vibrant and offer choice to locals. What are the Government doing to support those businesses so that they can thrive on our local high streets?
Alex Norris
As has been a theme of earlier questions, revitalising our high streets is a priority for this Government. We have announced a number of measures, including permanently lowering business rate multipliers for retail, hospitality and leisure properties from 2026-27, introducing high street rental auctions and providing additional funding to tackle retail crime, all of which will support businesses and our high streets.
Elaine Stewart
The Ayrshire growth deal, worth over a quarter of a billion pounds, has the potential to stimulate growth and create jobs across the region, yet local delivery of the ambition is slow and stagnant. What message would the Minister send to spark action from the three Conservative-SNP run administrations in the region so that Ayrshire can realise its potential as a world-class business region?
Alex Norris
I am sorry to hear that. For our part, the UK Government are working closely with local partners and the Scottish Government to deliver the Ayrshire growth deal, which, as my hon. Friend says, is worth over a quarter of a billion pounds. As part of that, we are supporting a programme review so that, if any strategic changes are needed to ensure that the originally envisaged benefits are realised, they are made. On the message that she asks for, we need to move at pace, exactly as the Government have committed to do, so that the people of Ayrshire get what was promised.
George Freeman (Mid Norfolk) (Con)
The villages and towns of Mid Norfolk are reeling from the cost of living crisis and the Government’s taxes attack on jobs and small businesses. Rather than taxing rural areas and spending the money in the cities, may I suggest that Ministers allow rural councils to keep the proceeds of their growth and incentivise them to support businesses out in our rural communities, rather than allowing the Government to milk rural areas to spend the money in cities?
Alex Norris
I cannot accept the hon. Gentleman’s characterisation. This Government’s decisions—whether on the support going into rural communities and rural policing, or the different business rates reductions—show that we want to support businesses in those communities to thrive, and we will continue to do so.
Jim Shannon (Strangford) (DUP)
I thank the Minister very much for his answers. He is a regular visitor to Northern Ireland, and that is because he loves Northern Ireland and wants to ensure that we play our part in the economic boost. Since coming into government, has he had an opportunity to speak to his Northern Ireland counterpart, to ensure that we can go forward together as we should?
Alex Norris
I am grateful to the hon. Gentleman for his kind points. I have a strong personal enthusiasm for Northern Ireland—its potential is huge. I speak frequently to Ministers in the Northern Ireland Executive and will continue to do so. As part of the Prime Minister and Deputy Prime Minister’s reset of our relationship with the devolved Administrations, we meet them regularly and plan together so that our investments and their investments get the best value. I will continue to do that, and I look forward to working with the hon. Gentleman as well.
David Simmonds (Ruislip, Northwood and Pinner) (Con)
We share the Government’s ambition on local growth, but Companies House is reporting the highest level of business closures in 20 years. Will the Government commit to publishing an assessment of the impact that their national insurance rises, business rates rises and changes to business property relief are having on local growth plans?
Alex Norris
I have no doubt that the Opposition will have all the information they need to scrutinise the Government of the day—we always provide that with full transparency. What I will not accept is that the sand our economy was built on after the past four years, under the Conservative Government of the shadow Minister and the shadow Secretary of State, is somehow this Government’s failure. In reality, the hon. Gentlemen knows, exactly as we do, that we are fixing the mess that they left. Of course, they will have the chance to oppose us along the way, but we will get on with delivering for the British people, and they will get on with carping from the sidelines. I know where I would rather be.
Mr Clive Betts (Sheffield South East) (Lab)
The Minister for Housing and Planning (Matthew Pennycook)
I recognise that social housing providers need support to build their capacity and make a greater contribution to affordable housing supply, including via section 106. To assist in that, we have proposed a new five-year social housing rent settlement and permitted councils to keep all their right-to-buy receipts.
Mr Betts
I know that my hon. Friend is committed to increasing the provision of social housing. In the past few years, most social housing has been provided through section 106 agreements. According to the National Housing Federation, thousands of houses around the country are available but cannot be purchased under section 106 agreements because registered social landlords simply do not have the resources. I am sure that he is aware of that problem, but does he have any plans to deal with it and bring those houses, which are badly needed, back into use?
Matthew Pennycook
The Government certainly recognise the ongoing challenge posed by the reduced appetite of registered providers of social housing to buy affordable homes delivered under section 106 agreements. As I hope my hon. Friend is aware, the Homes England section 106 affordable housing clearing service was launched back in December alongside the revised national planning policy framework, with the aim of supporting buyers and sellers of section 106 homes to find each other more effectively. We are calling on all developers with uncontracted section 106 affordable homes, as well as providers and local planning authorities, to engage proactively with that new service. We will consider what further measures may be necessary to address the problem, informed by data from that service.
Sir Ashley Fox (Bridgwater) (Con)
Private developers in my constituency have obligations to build social homes under section 106, and they are ready to do so. The difficulty they face is that there is no social landlord available to take those units. When I raised this issue with the Deputy Prime Minister in October, she said that she was aware of the problem and was working to tackle it. Will the Minister update the House on the progress made?
Matthew Pennycook
I am not sure whether the hon. Gentleman heard my previous answer, but I have just made it clear that we acted on 12 December to establish a matching service. I would advise him to ask the developers whether they have taken advantage of that service. We want to learn lessons from the data that comes out of it to see whether we need to take further steps. We think that the matching service will allow registered providers and developers trying to offload section 106 units to come together to see if agreements can be reached.
Ian Roome (North Devon) (LD)
The Minister for Local Government and English Devolution (Jim McMahon)
On 16 December, I wrote to all councils in two-tier areas and neighbouring smaller unitaries, including in Devon, to set out plans for a joint programme of devolution and local government reorganisation. Later this month, I intend to formally write out to those councils on the shortlist to ask for interim proposals by March and fuller proposals later in the year. We will confirm that as soon as possible, because we know it is important to have clarity.
Ian Roome
Obviously, any reorganisation will impact council finances. My constituency of North Devon has coastal towns with real pockets of remote deprivation, isolation and poverty. Now that the Minister’s Department has cut the rural services delivery grant, what methodology will be used to ensure that local government funding does not overlook those areas?
Jim McMahon
With respect, the hon. Gentleman is conflating two entirely separate issues. One is reorganisation, which will take money away from the back office and put it on the frontline where people can see the benefit of that investment, but to be absolutely clear on rural services, the provisional settlement that was laid out ensures that primarily rural councils get an average increase of 5%, and no council sees a net reduction in its income levels. That is our commitment to rural communities, and it is firm.
Vikki Slade (Mid Dorset and North Poole) (LD)
I refer the House to my entry in the Register of Members’ Financial Interests as a serving councillor on Bournemouth, Christchurch and Poole Council.
Many councils have already undergone significant reorganisation, from moving to shared services right the way through to full unitarisation, and the costs of that have always been underestimated. Although transformation leads to lower long-term revenue costs, we know that councils everywhere are teetering on the edge, so finding funds to pay for reorganisation, transformation and redundancies will be problematic. The mayoral authorities add an extra complication, so can the Minister confirm that funding from central Government will be provided to fully cover both devolution and local government reorganisation, so that councils do not have to factor extra costs into their 2025-26 and 2026-27 budgets or risk reducing local services further?
Jim McMahon
The Government are not requiring any area to reorganise. What we did was write out and invite proposals to be submitted, and I pay tribute to councillors across the country for the leadership they have shown in putting those proposals forward. Investment to support LGR or devolution will follow a bit later, but to be clear, this is a bottom-up reorganisation being requested by local councils, and they have our full support in that process.
Ruth Jones (Newport West and Islwyn) (Lab)
The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Rushanara Ali)
Funding for homelessness services in England is increasing next year by £233 million, taking the total to a record £1 billion. This will help prevent rises in the number of families in temporary accommodation and in rough sleeping. Today, I have announced the tripling of emergency winter pressures funding from £10 million to £30 million. Housing and homelessness is a devolved responsibility, but we engage with devolved Administrations on a regular basis to share best practice and inform our cross-Government strategy on homelessness, which is being chaired by the Deputy Prime Minister.
Ruth Jones
I thank the Minister for her answer and welcome today’s announcement. Given that young people’s experiences of homelessness differ considerably from those of other age groups across all countries in the UK, will the Minister commit to addressing their needs specifically in the homelessness strategy that is coming up?
Rushanara Ali
My hon. Friend makes a really important point about the impact on children and young people. It is an absolute scandal that nearly 160,000 children are in temporary accommodation, and we are determined to ensure that the Government’s long-term strategy addresses the underlying issues affecting youth homelessness. We are working with mayors, councils and key stakeholders, including in the charitable sector, to get us back on track to ending homelessness.
David Simmonds (Ruislip, Northwood and Pinner) (Con)
St Mungo’s has reported a 27% rise in rough sleeping in London under this Government compared with the same period under the last Government. Will this Government commit to removing the ringfences that they have introduced around the homelessness prevention grant, heeding councils’ calls to give them back the flexibility they need to get rough sleepers and homeless households into accommodation and avoid the cost shunts they impose on council tax payers?
Rushanara Ali
I thank the shadow Minister for his question. The fact is that this Government are investing record amounts of funding to tackle the root causes. That requires action on prevention, and we are working with councils to ensure that we address those underlying causes. We have inherited a mess—record levels of homelessness and rough sleeping—and we are determined to get a grip on it. That means action on prevention as well as addressing the impact of homelessness and rough sleeping, and that is what we are determined to do.
David Simmonds
One strategy that councils use to address homelessness is to move homeless households elsewhere in the country. That can be an appropriate response, but it needs to be done in consultation with the receiving authority. Does the Minister share my concern that Labour-led Rushmoor council is using the standards procedure to attack its own members for bringing this legitimate matter of concern to public attention?
Rushanara Ali
The shadow Minister will be aware that the shortage of housing is driving out-of-area placements. I am very happy to come back to him on his specific example, but the Deputy Prime Minister has written to councils setting out their responsibilities and that out-of-area placements should be a last resort. We will continue to work with councils to support them as they deal with the challenge of the underlying problem, which is the housing shortage and the crisis that has been left behind. We are determined to ensure that we get a grip by providing the support they need with funding, as well as the 1.5 million homes that this Government are determined to build.
Jen Craft (Thurrock) (Lab)
Jodie Gosling (Nuneaton) (Lab)
The Minister for Local Government and English Devolution (Jim McMahon)
The English devolution Bill will strengthen public services by delivering local government reorganisation and establishing more directly elected mayors, who will have the new power to convene public services. The Bill will also deliver a new health improvement duty for strategic authorities, and enable more mayors to take on responsibility for police and crime commissioner functions, and health functions as well, to co-ordinate better on local public services. Beyond mayors, the White Paper reasserts the role of local authorities as leaders of place and the delivery arm for the Government’s missions.
Jen Craft
The catastrophic impact of the level of debt left behind by the previous Conservative council is being felt all over Thurrock. Our services have been cut to the absolute quick, and delivery for residents is at an all-time low. Although I welcome the impact that devolution will have on growth and value for money, what reassurances can the Minister offer that devolution will finally give us the chance to turn the page and deliver where it matters for my constituents?
Jim McMahon
That is a shared ambition. The Government are determined to take power away from Westminster and put it into the hands of local communities. We know that driving better outcomes and better public services rests on fair funding, and for too long councils have been impoverished, while more expectations have been placed on them. The funding reforms we are consulting on will be part of rebuilding the foundations, but this is a very significant project to get power away from this place to local communities.
Jodie Gosling
English devolution provides a generational opportunity to unlock the potential of towns such as Nuneaton. I thank the Minister for his time and support in ensuring we get these options right. Will he continue to meet me and council representatives to discuss the best options for unlocking growth and opportunity in Nuneaton?
Jim McMahon
I thank my hon. Friend and the many other MPs with whom I have had meetings to talk about devolution—at the last tally, about 140 one-to-one meetings with MPs have taken place, such is the interest being shown in devolution for the right reasons. I am more than happy to continue those conversations and to welcome the local leadership being shown.
Mr Peter Bedford (Mid Leicestershire) (Con)
I draw the House’s attention to my entry in the Register of Members’ Financial Interests. Several Mid Leicestershire villages such as Glenfield, Birstall and Braunstone town are extremely anxious at the prospect of being forced into a large city unitary as a result of the English devolution Bill. Will the Minister agree to meet me to discuss this matter, and will he give my constituents the assurance that they will not be forced into a city unitary against their wishes?
Jim McMahon
It is important to say that any requests for local government reorganisation are proposed to Government by the local areas. It is for the Government to provide the process by which those applications are heard. Over at least the last four years, local authority elections have been postponed countless times to allow reorganisation to take place. To be clear, there is a bottom-up approach for both the postponement of elections and the boundaries that are drawn for the unitaries. Our job is to ensure that the process supports that approach.
Mike Martin (Tunbridge Wells) (LD)
I want to ask about the interaction between the planning reforms and devolution, which are two huge bits of legislation. In Tunbridge Wells we have a local plan, but we have been asked when we do our new local plan to have a 66% increase in houses. Except, we will not have a new local plan because Tunbridge Wells borough council will cease to exist—it will become part of the West Kent unitary authority. How will these two huge reforms interact and what will it mean for housing numbers in Tunbridge Wells?
Jim McMahon
In a sense, a council is only an organisation at a point in time, but there will always be a local authority responsible for the area. We want to ensure that the authority is strategic but also takes that wider view. Reorganisation is of course part of that, but, importantly, a strategic authority can also take wider responsibility for aligning public service reform with local growth. The hon. Gentleman talks about housing numbers and we can sometimes miss how important that is: housing targets are one thing, but we must not forget that for every one of those numbers there are people and families who currently do not have a safe and affordable place to live. This agenda is about tackling exactly that.
Mary Glindon (Newcastle upon Tyne East and Wallsend) (Lab)
The Minister for Housing and Planning (Matthew Pennycook)
In December 2024 we published a revised national planning policy framework, following extensive consultation. We are also making progress on developing our planning and infrastructure Bill, which will be introduced in the coming months.
Mary Glindon
A constituent of mine is endeavouring to prevent her neighbour from building an extension that would affect the rights of access set out in her restrictive covenant. She was initially quoted £80,000 to £100,000 to take the neighbour to court. Such costs make civil law inaccessible to ordinary people. Will the Minister consider looking at ways that restrictive covenants can be brought into the planning process as a material consideration?
Matthew Pennycook
I am sorry to learn of the experience of my hon. Friend’s constituent. Legal restrictions on properties are not usually treated as material planning considerations; the planning process only addresses whether the development is acceptable in planning terms. Material considerations must relate to a planning purpose such as the character or use of the land. If my hon. Friend wishes to write to me with further details on this, I will endeavour to explore it further.
Dame Caroline Dinenage (Gosport) (Con)
In Gosport we are facing a massive increase in our housing numbers, and planners are putting in applications to build across the very last green spaces, in the strategic gap between Gosport and Fareham, which already has air quality issues and overstretched local infrastructure. We do have an abundance of disused military sites, however, so what priority is the Minister giving to encourage development on brownfield sites rather than eating up the last remaining green fields in areas such as Gosport, which are already overdeveloped?
Matthew Pennycook
The Government have a “brownfield first” approach to development. We strengthened that approach in the recently revised national planning policy framework. We also published last year a brownfield passport working paper to explore further ways in which we might prioritise and accelerate the release of brownfield land. On plan making, we are asking local authorities to take a sequential approach—brownfield first, densify those brownfield sites if possible and work cross-boundary where possible, and only then explore grey belt release and greenfield release in extremis. We are in conversation with Departments across the board about how we can best optimise the use of public sector land across all Departments.
Frank McNally (Coatbridge and Bellshill) (Lab)
The Secretary of State for Housing, Communities and Local Government (Angela Rayner)
No one in Britain today should face the cold and indignity of having to sleep in a doorway, so the Minister for Homelessness and Democracy, my hon. Friend the Member for Bethnal Green and Stepney (Rushanara Ali), has today announced the tripling of the rough sleeping winter pressures fund. This will ensure that as many people as possible have access to a safe roof over their head and a warm bed to sleep in.
Frank McNally
Safety experts have raised concerns about 95 high-rise blocks and nearly 300 other buildings in Scotland found to contain high pressure laminate panels. Shockingly, eight years on from Grenfell the Scottish Government have spent less than 10% of the £97 million received from the UK Government for dealing with cladding in 2020. Does the Minister agree that the Scottish Government have dragged their feet on this for far too long and must act now to make these buildings safe?
Angela Rayner
I agree that remediation has been too slow. This Government are laser-focused on speeding up the remediation of dangerous buildings, and I encourage the Scottish Government, for which this is a devolved matter, to increase their efforts, as we are, to up the pace of remediation in Scotland.
Kevin Hollinrake (Thirsk and Malton) (Con)
Does the Secretary of State agree that everyone should be treated equally and be seen to be treated equally before the law, including planning law?
Angela Rayner
I do not know where the shadow Secretary of State is going with this, but yes, I think people should be treated equally.
Kevin Hollinrake
Great. Why, then, is it that the Secretary of State, the Foreign Secretary, the Home Secretary and the Prime Minister have all intervened in the planning application for the Chinese super-embassy, overriding the wishes and concerns of local residents, the local planning authority, the Metropolitan police, the security services and, most likely, the incoming US President?
Angela Rayner
These are live issues, but the security of our country and nation always comes foremost, and that is always what this Government think of first.
Dr Marie Tidball (Penistone and Stocksbridge) (Lab)
The Minister for Housing and Planning (Matthew Pennycook)
All social housing tenants deserve to live in decent homes, to be treated with fairness and respect and to have their problems quickly resolved. Under the Regulator of Social Housing’s safety and quality standard, housing associations and councils must provide an effective, efficient and timely repair service for their homes, including setting timetables for completion and clearly communicating with residents. As my hon. Friend knows, we will also introduce Awaab’s law and a new decent homes standard to set the minimum quality that social homes must meet.
Vikki Slade (Mid Dorset and North Poole) (LD)
Recently, a 1-acre site in Corfe Mullen in my constituency was sold. It was a house surrounded by lots of beautiful gardens, and I think the House can see where this is going. The neighbours raised the alarm that the trees were going to be taken down. They flagged it with the council, which did not see a problem, and a week later, in the dead of night, the developers brought chainsaws and destroyed every bit of nature on the site. Will the Minister commit to bringing forward legislation to auto-protect trees above a particular size or age in their planning reforms, so that developers do not get away with environmental vandalism?
Matthew Pennycook
Protections are already in place, but if the hon. Lady wishes to write to me with further details of that particular case, on which I do not have the full information to allow me to comment now, I will endeavour to look into the matter more carefully and to provide her with a full response.
Sarah Owen (Luton North) (Lab)
The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Rushanara Ali)
The Secretary of State is leading the charge in building 1.5 million homes to tackle the supply challenge that we face as a country, because of the housing crisis we inherited. We also announced £500 million for the affordable homes programme in the Budget and funding for homelessness services has gone up by £233 million, bringing the total to a billion pounds. I am pleased to say that Luton will receive more than £6.3 million. Furthermore, we are investing £210,000 in the emergency accommodation reduction pilot.
Peter Fortune (Bromley and Biggin Hill) (Con)
The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Alex Norris)
Sadly, I hear these stories across the country as well. The reality is that the best step that can be taken is for the developer to enter into the cladding safety scheme, to get the building remediated and to get the costs removed. In the meantime, we have made money available through the waking watch replacement fund, so that that particularly expensive way of keeping a building safe can be replaced. There are ways of tackling the pain in the short term, but the reality is that the only solution is the remediation of buildings, and that is why we are pushing on so hard through our remediation acceleration plan.
Phil Brickell (Bolton West) (Lab)
Rushanara Ali
Effective regulation of political finance is crucial for maintaining trust in our electoral system and our democracy. The UK already has a strong framework that makes clear that only those with a legitimate interest in UK elections can make political donations, but the Government committed in our manifesto to strengthening the rules on donations to political parties in order to protect our democracy from foreign interference. We will bring forward proposals in due course.
Ben Obese-Jecty (Huntingdon) (Con)
Matthew Pennycook
I confess that that is a question to which I do not have the answer. The Government intend to amend building regulations later this year as part of the introduction of future standards, and it sounds like this issue, which I think came up in the debate on a private Member’s Bill on Friday, is one that we need to consider. I am more than happy to sit down with the hon. Gentleman and have a further discussion about it.
Catherine Atkinson (Derby North) (Lab)
Rushanara Ali
I thank my hon. Friend for sharing that excellent example of the vital work of Derby City Mission. I am pleased that it received £272,000 of Government funding through the night shelter transformation fund, to help people off the streets and into their own accommodation. The Government’s investment of nearly a billion pounds will allow partners to develop vital services for those in need, and we will draw on those lessons.
Damian Hinds (East Hampshire) (Con)
The hugely increased housing target for East Hampshire gets further skewed by the extent of its overlap with a national park. Will the Housing Minister meet me to discuss our unusual situation and the case for having two separately set housing targets?
Matthew Pennycook
There are issues in such cases, particularly around the data that is available, and we are in conversation with the Office for National Statistics about that. I am more than happy to meet the right hon. Gentleman to discuss it further.
Jonathan Davies (Mid Derbyshire) (Lab)
Matthew Pennycook
Ancient woodland and ancient and veteran trees are already strictly protected in national planning policy, while tree preservation orders safeguard individual trees or groups of trees of particular value. It is for local planning authorities to apply the protections effectively as they have principal responsibility. I am more than happy to discuss that further with my hon. Friend.
Neil O’Brien (Harborough, Oadby and Wigston) (Con)
My constituents, particularly in Great Glen, have just experienced devastating flooding. Under the last Government, we opened up the flood recovery framework so that they could get grants to protect themselves. When will they be able to access that money under this Government?
Alex Norris
The hon. Gentleman will know that these decisions are taken on a case-by-case basis, generally depending on the extent of damage from floods. We will look at that closely. I would be willing to talk to him to ensure that the accountability is there.
Paula Barker (Liverpool Wavertree) (Lab)
Rushanara Ali
The Vagrancy Act is antiquated and no longer fit for purpose. No one should be criminalised for sleeping rough on the streets. We want to ensure that we avoid criminalising the most vulnerable, while also ensuring that the police and local authorities have the tools they need to make communities feel safe. We are currently considering our next steps.
Mr Lee Dillon (Newbury) (LD)
Will the Government look at redefining affordable housing in national policy so that it is pegged to average local income rather than at the whim of an overheated housing market?
Matthew Pennycook
We did make changes to some of the definitions around affordable housing in the recently revised national planning policy framework, by separating out the definition of social rent, but I hear the hon. Gentleman’s concerns. I will certainly bear them in mind as we develop policy.
Rachel Hopkins (Luton South and South Bedfordshire) (Lab)
For fire safety remediation works for buildings over 11 metres, there is a cap on non-cladding costs and leaseholders are given 10 years to pay remediation costs. However, my constituent in a building under 11 metres has been informed that he may have to pay costs within 12 months because the freeholder is a housing association and because of restrictions around credit and debt. Will the Minister meet me to resolve the issue and allow some flexibility?
Alex Norris
I would be very happy to take that meeting. We approach buildings under 11 metres on a case-by-case basis to seek a solution. I am happy to do so with my hon. Friend.
Wera Hobhouse (Bath) (LD)
Bathford village shop and café has become a lifeline for local people in my Bath community, but it is at risk of losing its premises. The £150 million community ownership fund was crucial to sustaining these local assets. Will the Minister comment on the future of the community ownership fund?
Alex Norris
The community ownership fund came to an end with its round in December; the previous Government, of course, left no future funding for it. The hon. Lady knows that we have made a significant commitment around the community right to buy and a significant commitment around local growth funding. Future ownership funds will be a matter for the multi-year spending review in the spring.
Rachael Maskell (York Central) (Lab/Co-op)
It was freezing over the weekend in York. Despite working with North Yorkshire emergency accommodation services, I was unable to find accommodation for a very vulnerable constituent of mine. Will the Minister ensure that in the homelessness review we hold local authorities to account and that no resident’s case is put in the “too difficult to manage” box?
Rushanara Ali
I am grateful to my hon. Friend for raising that deeply troubling set of circumstances. We will not only ensure an immediate response through the funding that we are providing, but ensure that we bring to our cross-Government strategy the perspectives and experiences of those who are affected.
Wendy Morton (Aldridge-Brownhills) (Con)
The Planning Inspectorate has overturned the democratic decision of Walsall council and decided to allow a battery energy storage system to go ahead at Chapel Lane in my constituency, a green-belt site in a historical open space. As this creates a dangerous precedent, will the Secretary of State clarify whether we will see more of this under her new policies on the grey belt?
Matthew Pennycook
The right hon. Lady will appreciate that we cannot comment on live or concluded decisions, as to do so would prejudice them. Our policy on grey belt and on how grey belt is released is set out in full in our response to the NPPF consultation.
Anneliese Midgley (Knowsley) (Lab)
Recently, I visited the Royal Mail delivery office in Huyton. Posties spoke to me about serious problems with low-level letterboxes, including bad back and joint issues and an increase in bad dog attacks. One postie even showed me scars across his hand from a dog attack. Will the Minister meet me, the Communication Workers Union and posties to discuss the matter in regard to new builds?
Matthew Pennycook
Not least with a view to making myself the most popular Member of the House, I will happily do so.
John Glen (Salisbury) (Con)
On Friday, I met the leader of Wiltshire council, who asserts that the way the Government have calculated the distribution of compensation between in-house and commissioned services means that Wiltshire has not fared well in the local government settlement that was announced on 18 December. Will the Minister meet me so that I can better understand the thinking and relay it back to the leader of my council?
The Minister for Local Government and English Devolution (Jim McMahon)
We know that local government is feeling the pressures after 14 years that did not bode well for local and public services. We understand the pressures associated with national insurance, which is why the Treasury has committed £515 million to support councils in that endeavour. I am more than happy to meet the right hon. Gentleman about his particular circumstance.
Brian Leishman (Alloa and Grangemouth) (Lab)
Are the Government considering compensation schemes for homeowners who have suffered financial losses due to reinforced autoclaved aerated concrete in their properties? If so, I am especially interested in the Barnett impact for the Scottish Government of any such scheme, as I have constituents from Tillicoultry whose lives have been seriously impacted.
Alex Norris
As my hon. Friend alluded to, RAAC is a devolved matter. The responsibility for ensuring that buildings are safe is, of course, that of the owner, but we keep RAAC under active consideration in case any support is needed.
Martin Wrigley (Newton Abbot) (LD)
I draw the House’s attention to my entry on the Register of Members’ Financial Interests. At Teignbridge district council, I oversaw the commencement of council house building for the first time in 30 years. Will the Secretary of State meet me and others to discuss what can be done to make it easier for other councils to build more council homes?
Angela Rayner
I commend the hon. Gentleman for that work. We want councils to be able to contribute to council housing. I will happily get the Housing Minister to meet the hon. Gentleman.
Sam Rushworth (Bishop Auckland) (Lab)
I welcome the Government’s tripling of the emergency housing budget, but one of my constituents is about to be made homeless because debt incurred as a teenager means that she is not eligible for social housing. Are the Government willing to look at that? I am sure that they do not think that debt should be a reason for homelessness.
Rushanara Ali
I am very happy to meet my hon. Friend to discuss the case. He will be aware that we are acting as quickly as possible to support local authorities to provide the necessary support to those affected, such as his constituent.
Nick Timothy (West Suffolk) (Con)
Many residents of West Suffolk who live in new build homes put up with management companies that fail to do the basic things expected of them, from sorting out roads and planting trees to maintaining shared spaces. They often pass the buck to the developers, who pass it back again. What plans have the Government to get to grips with these cowboy companies?
Matthew Pennycook
As I made clear in a previous answer, we remain committed to protecting residential freeholders on these estates from unfair charges. This year, we will consult on implementing the consumer protection provisions in the Leasehold and Freehold Reform Act 2024, which will cover up to 1.75 million homes subject to those charges. We intend to bring the measures into force as quickly as possible. I am more than happy to discuss the matter further with the hon. Gentleman.
Andrew Cooper (Mid Cheshire) (Lab)
As my right hon. Friend the Secretary of State has said, there are 160,000 children in temporary accommodation, and in many cases the definition of “temporary” is being stretched to breaking point. Does she agree that the Government’s homelessness strategy needs to look specifically at the outcomes for children who have experienced long-term or repeated spells in temporary accommodation?
Angela Rayner
I absolutely agree. That is why we have an inter-ministerial group—we are determined to tackle homelessness. This is not just about children in temporary accommodation; it affects every single aspect of their lives and outcomes. With our opportunities mission, we are determined to give every child the best possible outcome.
Gideon Amos (Taunton and Wellington) (LD)
The New Homes (Solar Generation) Bill—the sunshine Bill—received a sunny disposition from all sides of the House among the private Members’ Bills we debated on Friday. In the upcoming uprating of building regulations, will the Housing Minister confirm that solar generation will be part of the requirements for all new houses?
Matthew Pennycook
The Government’s position was set out in some detail on Friday when I responded to the debate on the private Member’s Bill. As the hon. Gentleman will know, I am in conversation with the promoter of that Bill, the hon. Member for Cheltenham (Max Wilkinson), to shape the design of the future standards that we are bringing forward.
Douglas McAllister (West Dunbartonshire) (Lab)
In Scotland, we have record levels of children living in temporary accommodation without a home to call their own. Some 10,000 children have been left homeless on the SNP Government’s watch. The SNP is taking Scotland in the wrong direction. Does the Secretary of State agree that Scotland needs a new direction and a Scottish Labour Government in 2026?
Patrick Spencer (Central Suffolk and North Ipswich) (Con)
Suffolk has a huge flooding problem. Part of the problem has been driven by overdevelopment in low-lying rural areas. In her steps to reform the planning system—as well as building more houses, which I totally accept we need to do—can the Secretary of State promise to force councils and developers to properly account for flood risk, ensure that developers are held accountable to residents when developments are badly impacted by floods, and ensure that housing targets favour homes built in dense urban areas?
Matthew Pennycook
As I have made clear, we are prioritising development on previously developed brownfield land wherever possible, and we encourage local authorities to look to that option in the first instance. We have made changes to the NPPF to clarify flood risk and issues that relate to it. If the hon. Gentleman writes to me, I will be more than happy to look at the specifics in his area in more detail.