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Josh Newbury (Cannock Chase) (Lab)
Angela Rayner
Thank you, Mr Speaker. I am delighted to have been appointed Secretary of State for Housing, Communities and Local Government and it is great to be back answering questions from this Dispatch Box—in fact, I like it so much that I thought we would do a statement straight afterwards as well. I pay tribute to my predecessor, my right hon. Friend the Member for Streatham and Croydon North (Steve Reed), and his team for their hard work.
Our new national planning policy framework strengthens support for green spaces by requiring local plans to set standards for green infrastructure and increase support for new and improved community facilities and public service infrastructure.
Josh Newbury
I warmly welcome the Secretary of State and her team to their places. It is fantastic to see my right hon. Friend back at the heart of Government.
This summer’s relentless wildfires have brought home to us in Cannock Chase the vital importance of green spaces and woodlands. However, I have heard from residents of new estates such as Norton Hall Meadow in Norton Canes that their woodlands have been badly neglected by private management companies. Will the Secretary of State ensure that, as we build new homes across the country, the planning system ensures that green spaces are available to all and maintained properly for decades to come?
Angela Rayner
My hon. Friend is right to raise the subject of private management companies; I recognise the situation he is describing and how unacceptable it is. It is clear that the current system is not delivering for ordinary people, and the Government are committed to reducing the prevalence of private estate management arrangements and ending the injustice of fleecehold. We consulted on the proposals—I think that was in March—to increase the adoption of amenities and new estates, and we will respond in due course. It is the wild west at the moment, and the Minister for Housing and Planning, my right hon. Friend the Member for Greenwich and Woolwich (Matthew Pennycook), is undertaking important work to tackle it.
Priti Patel (Witham) (Con)
The Secretary of State has doubled housing targets for Maldon district, causing it to fall behind on its five-year supply; that is putting green spaces at risk in villages such as Tollesbury. These villages are building more homes but, importantly, this is affecting their ability to plan their strategic infrastructure and community growth. Will the Secretary of State meet me and my right hon. Friend the Member for Maldon (Sir John Whittingdale) to discuss the targets and the impact that they are having on the community and on green spaces?
Angela Rayner
I thank the right hon. Member for her question. We have set out our targets within the national planning policy framework and local plans, and I encourage authorities to make sure that their local plans are up to date. Natural England’s standard on accessible green space stipulates that everyone should have access to good quality green and blue spaces close to home for health and wellbeing and contact with nature. Hopefully, the right hon. Member will be able to see that we are putting things in place to ensure that we have the housing and the green spaces people want.
Zöe Franklin (Guildford) (LD)
I welcome the right hon. Lady to her place alongside her team. Guildford borough council’s latest green-belt assessment found that 92% of its green belt now meets the Government’s grey belt definition, and its assessed housing need has been doubled by the Government from 562 to 1,168 homes a year. That has left many of my residents worried about the loss of green spaces, about unsustainable development without appropriate infrastructure and about the loss of the distinctive historic character of their villages.
What assessment has the Secretary of State made of the potential impact of planning policy on green-belt land in my constituency, which falls within the Guildford borough area? Can she outline what steps her Government will take to protect green spaces for communities by ensuring that developers are directed towards genuine brownfield sites first, rather than development being concentrated on land around Guildford that was previously protected by the green belt?
Angela Rayner
What we have been doing is making sure we are strengthening and clarifying the rules around the release of grey belt, but brownfield has to be first. We are also strengthening policy provisions to support local authorities in planning for green space at a strategic level, to ensure that green space is available and that we have the housing and infrastructure people need, but brownfield has to be used first. I encourage the hon. Lady to work with her local authority to look at its local plans.
Mark Pritchard (The Wrekin) (Con)
The Minister for Housing and Planning (Matthew Pennycook)
The Government do not collect data on how much land within green belts has been formally identified as grey belt by individual local authorities. It is for local authorities themselves to determine whether land in their areas constitutes grey belt, either through plan making or through looking at specific applications. On 27 February 2025, the Government updated green-belt planning practice guidance to support a consistent approach to assessing green belt to identify grey-belt land.
Mark Pritchard
Is the Minister aware that speculative developers want to build 800 new houses in Albrighton, in my constituency, inside the green belt and outside the local plan? Let me be clear: the constituents I met in a public meeting on Friday are not against housing—they are just against housing at the wrong scale and in the wrong location. This is not about nimbyism, but about protecting nature, open spaces and the green belt. On consultation, nearly 4,000 signed a local petition against these flawed proposals. Does the Minister accept that Shropshire’s green belt needs to be protected from this destruction?
Matthew Pennycook
I am aware of the case. My understanding is that Shropshire council refused planning permission for the development on the basis that the land was not grey belt and therefore building on it would constitute inappropriate development in the green belt. In general terms, when it comes to determining whether a site is classified as grey belt, the relevant inspector will, at appeal, consider relevant legislation; national planning policy, including the national planning policy framework; planning policy guidance; and any other relevant local development plan policies and material considerations.
Bradley Thomas (Bromsgrove) (Con)
The Minister for Housing and Planning (Matthew Pennycook)
The new national planning policy framework, published on 17 August, includes a number of new policies designed to increase densification inside settlements, including by encouraging the upward expansion of existing homes and the creation of new dwellings in existing plots.
Bradley Thomas
I just heard the Secretary of State say that there should be a brownfield-first approach, but what is going on in Bromsgrove, and in many other constituencies, is contradictory: an 85% increase in the housing target in a constituency that is 90% green belt. I challenge the Secretary of State to think again and prioritise urban densification, which is fundamental to the redevelopment of towns, cities and urban centres that are in desperate need of renewal. Why does she not just admit that she has got this wrong and change tack?
Matthew Pennycook
We have not got it wrong: the new NPPF does prioritise urban development and densification. As I have made clear to the hon. Gentleman a number of times, local authorities can justify a lower housing requirement than the figure set by the standard method on the basis of local constraints, such as land availability. It is for local planning authorities themselves to determine whether there are exceptional circumstances that justify the release of green belt, and we fully expect them to first demonstrate that they have fully examined all other reasonable options for meeting identified need for development, including making as much use as possible of suitable brownfield sites and underutilised land.
Alex McIntyre (Gloucester) (Lab)
The gate streets in Gloucester city centre are in urgent need of regeneration. Does the Minister agree that one way to breathe more life into our city centre is to convert the empty upper floors of shops into good-quality housing? What steps are the Government taking to unlock those opportunities?
Matthew Pennycook
The Government are undertaking a number of pieces of work to look at what more we can do to revitalise our high streets. The Secretary of State and I are looking specifically at what more we can do to arm local authorities with the powers they need to bring empty homes back into use.
David Simmonds (Ruislip, Northwood and Pinner) (Con)
Planning permissions for new homes, of which there are already around 1.5 million, are one thing, but getting those units built is another. With Savills reporting that two thirds of London boroughs have seen net zero new housing starts under the Mayor of London, what proposals do the Government have to ensure that units with permission actually get built, rather than concreting over our green belt?
Matthew Pennycook
The shadow Minister is absolutely right that house builders across the country face challenges with viability, not least owing to the implications of the ongoing conflict in the middle east. London has a number of challenges particular to itself that the rest of the country does not face; that is precisely why we brought forward an emergency package with the Mayor of London, specifically to get those stalled sites in the capital moving.
Ben Maguire (North Cornwall) (LD)
The Minister for Housing and Planning (Matthew Pennycook)
Local planning authorities are expected to plan effectively for infrastructure provision through local development plans and infrastructure funding statements. To support them, the Government have strengthened national planning policy in respect of community facilities and public service infrastructure, and we provide direct financial support for essential infrastructure in areas of greatest housing demand through land and infrastructure funding programmes.
Ben Maguire
To protect its profits, Wain Homes is now backing out of ÂŁ350,000 of promised infrastructure funding in my town of Bodmin. But with more than 3,000 homes to be built by 2030, Bodmin now faces an infrastructure emergency. Just last week, the Prime Minister said:
“Cornwall lacks a basic level of infrastructure, which in turn harms growth and holds back…life chances”.—[Official Report, 1 September 2026; Vol. 790, c. 27.]
Will the Minister please consider greater control over infrastructure levies, like that enjoyed by other local authorities, as part of Cornwall’s bespoke devolution package?
Matthew Pennycook
My colleagues on the Front Bench will have heard the hon. Member’s request on the devolution offer that needs to be made to Cornwall. He cited a case where the developers backed out of their commitments: specifically on developer contributions, I should say that communities rightly expect necessary infrastructure to be provided and any commitments made to be met. Section 106 planning obligations help, obviously, to mitigate the impacts of a development proposal. They are legally binding and enforceable. If he wants to write to me with the particular circumstances of the case, he is more than welcome to do so.
Melanie Onn (Great Grimsby and Cleethorpes) (Lab)
A development of 1,500 properties is proposed for near Weelsby Woods, which is a designated nature corridor in my constituency. Within that, there are no designations of social housing, no suggestion of doctor’s surgeries and no consideration of the potential road congestion. All the while those 1,500 homes are promised, 2,000 sit empty in the town centre. Is any action being planned for empty town centre homes?
Matthew Pennycook
As I just said to a previous question, we are looking at what more we can do to give local authorities the powers they need to bring empty homes back into use. My hon. Friend will understand that I cannot comment on specific applications being made, but councils can, through section 106 agreements, seek to negotiate with developers to bring forward the necessary infrastructure and amenities, and affordable housing, on particular sites.
Lewis Cocking (Broxbourne) (Con)
My constituents and people across this country are fed up with more and more housing being built without the proper infrastructure in place first. There is nothing in the Planning and Infrastructure Act 2025 about forcing developers to put schools and GP surgeries in place at the same time as new developments. Will the Minister look again and commit to listening to existing residents about bringing changes in legislation, to ensure that there is infrastructure first?
Matthew Pennycook
I welcome the shadow Minister to the Front Bench on a well-deserved promotion.
The previous Government had 14 years to resolve this problem; they did not do so. I say to the shadow Minister honestly—he knows this full well as a former local councillor—that there is no single, simple answer to the problem of getting the necessary infrastructure in place. As I said, we have strengthened national planning policy to ensure that community facilities and public service infrastructure are brought forward. Again, we are strengthening developer contributions. We directly finance land and infrastructure. There is more to be done, and we will do it.
Lewis Cocking
Well, the Government have had two years—that will not wash with my constituents, who have seen thousands of new homes built with no new infrastructure. Healthcare services are of particular concern: when there is new housing, that makes it much harder for everyone to see their GP. This Government are taking on more political control of the NHS, so can the Minister tell me what discussions he has had with the Department of Health and Social Care about ensuring that new healthcare facilities are in place when there is new housing?
Matthew Pennycook
The shadow Minister raises a justified point, in that in some cases securing the necessary public service infrastructure is about ensuring that the buildings are brought forward through the relevant developer contributions and other infrastructure funding streams. In some cases, there are other issues, such as workforce challenges in particular. We regularly speak to colleagues in other Departments, including the Department of Health and Social Care, to ensure that we get that infrastructure up front and alongside development.
Ms Julie Minns (Carlisle) (Lab)
Alex Baker (Aldershot) (Lab)
Florence Eshalomi
Thank you, Mr Speaker.
Young people must be seen and heard. We are giving 16 and 17-year-olds across the UK a vote in elections. We are working across Government and with our partners to prepare them to exercise that right, including through our ÂŁ2.5 million Democratic Education Fund.
Ms Minns
I very much welcome the Government’s plans to extend the franchise to 16 and 17-year-olds, but blind and visually impaired young voters will still be disenfranchised as long as there is not legislation that requires them to be able to vote, in secret and independently, like their peers. Will the Minister please reiterate the commitment she gave last week that the Government will table an amendment to the Representation of the People Bill to provide fully accessible voting to all voters of all ages?
Florence Eshalomi
I thank my hon. Friend for her question and for all her work highlighting this important issue, and I am happy to reiterate my commitment on Report. As she noted in that debate, the Government have indicated their readiness to act during the passage of the Bill so that visually impaired voters can vote independently and in secret. We will continue to work with her and other hon. Members to deliver that outcome.
Alex Baker
This summer I had great conversations with the latest cohort of work experience students from Farnborough sixth form college, who came to spend time in my office. They all agreed that their citizenship education from the various local secondary schools they had attended was a bit hit and miss in terms of what they had been taught about how democracy works, and how they can participate in it. Does the Minister agree that if we want more young people to engage with our democracy, we must give them the knowledge and confidence to do so? What more can the Government do to ensure that young people leave school understanding how they can make their voices heard?
Florence Eshalomi
I thank my hon. Friend for the work she has highlighted. When we are going out and speaking to young people across schools and sixth forms, it is important to ensure that they are equipped. We want them to engage with the democratic process and to ensure that they continue that into adulthood. That means equipping and empowering them with the knowledge and understanding that they need. The Education Secretary is considering recommendations for the curriculum and an assessment review, alongside the Government’s ambition to transform technical education from 14 through to 16. We expect there to be a full public consultation on proposals for the curriculum, and an assessment in due course.
Rishi Sunak (Richmond and Northallerton) (Con)
My local schools do an excellent job of engaging young people in democracy, and pupils at Brompton Community primary school deserve particular praise for taking action. They gathered evidence, took local views, and came to speak to me and the council about implementing a 20 mph speed limit outside their school—something now being actively worked on. Will the Minister join me in praising their effort, and agree that they are an inspiring example of what young people can do when they get involved in the democratic process?
Florence Eshalomi
I thank the right hon. Gentleman for his work; it is good to see that he continues to be an active constituency MP. One of the best parts about this role for us all is going to visit our primary and secondary schools and meeting young people—we never know what questions we are going to get. I praise the campaigning efforts of the young people from Brompton Community primary school, and encourage all young people in other schools to carry out similar community engagements.
Tom Gordon (Harrogate and Knaresborough) (LD)
I would like to put on the record some fantastic youth organisations, such as Harrogate Youth Council in my constituency, that do their bit to engage young people in democracy. My office manager will attest that I also do my bit by having an endless stream of work experience students through the office door—much to her frustration given the number of people who are interested.
One of those students, Benjy, told me recently that he is really excited that in future young people will be able to vote, but he said that there was an unequal opportunity in education when it comes to accessing social media for young people. One way that young people will get information about voting will be through social media. What steps is the Minister taking with other Departments to ensure that young people can find information online?
Florence Eshalomi
I thank the hon. Gentleman for that important point. It is important that we understand that young people receive information about voting through many different means, including through social media, and I know that colleagues in the Department for Digital, Culture, Media and Sport are looking at challenges around misinformation and fake news circulating online. It is important that we look at the places where young people spend the majority of their time—schools and educational settings—and ensure that our teachers, trainers and carers are equipped to engage with our young people in the right way. The democratic engagement fund will be key to helping with that and the Electoral Commission is also looking at the issue of online engagement.
Monica Harding (Esher and Walton) (LD)
The Minister for Housing and Planning (Matthew Pennycook)
The national planning policy framework contains strong protections for the green belt, making clear that inappropriate development in it should not be approved unless justified by very special circumstances. It is for local planning authorities themselves to set and review green-belt boundaries in accordance with national policy in the NPPF.
Monica Harding
The Government changes to planning rules are of considerable concern to my constituents and are leading to speculative applications everywhere. Theoretically, the changes could mean that the whole of my constituency, which is 50% green belt and has seven stations, will be concreted over. My constituents are certainly not opposed to growth or house building, but they do not want to be ignored. The long-standing right of councillors to call in applications has been removed, which runs counter to the new Prime Minister’s values on devolution. That is why I wrote to the Secretary of State on 28 July. I have not had a reply to my question, so will she meet me to answer these questions directly?
Matthew Pennycook
I fully appreciate the hon. Lady’s concerns about inappropriate development around stations, such as Hersham and Claygate in her constituency. It is right that we seek to promote good development around well-connected stations, outside of settlements or on green-belt land, as those are some of the most sustainable locations for new homes in the country. However, the new NPPF makes clear that development proposals around such stations should not prejudice any proposals for long-term comprehensive development in the same location, and must also be of a scale that can be accommodated, taking into account existing or proposed availability of infrastructure.
Navendu Mishra (Stockport) (Lab)
The Secretary of State for Housing, Communities and Local Government (Angela Rayner)
We are building the homes this country needs through our £39 billion social and affordable homes programme, the £16 billion in the National Housing Bank and the most ambitious planning reforms in a generation. The Greater Manchester combined authority and its fantastic new mayor has received £258 million from the national housing delivery fund and Ministers have intervened to ensure that Stockport’s local plan is consulted on, so that we can provide the homes that Stockport needs.
Navendu Mishra
I congratulate my good friend the Secretary of State and the Ministers on their appointments. As a fellow Stopfordian, she knows Stockport well. In Stockport, nearly 10,000 households are on the waiting list for housing, and Stockport council has spent more than ÂŁ2 million on temporary hotel accommodation for people who have nowhere else to go. Stockport also has one of the highest levels of residential tower blocks in Great Manchester. Many residents are living in ageing high-rise homes, including those in Lancashire Hill in my constituency, and they are raising serious concerns with me about the condition of their housing and their flats. Will the Secretary of State set out how her Department will support councils not only to build new social homes in our communities, but to invest in and protect existing housing stock, so that everyone has a safe, decent home to go to?
Angela Rayner
My hon. Friend is a great advocate for his constituency, which includes the town of my birth. I have fond memories of Lanky Hill as a child—it was where my nan lived. We announced initial allocations of the social and affordable homes programme that will support the delivery of tens of thousands of new council and social homes. We are supporting councils to invest in existing homes, with a 10-year rent settlement alongside the warm homes funding.
Janet Daby (Lewisham East) (Lab)
The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Sally Jameson)
We will be giving mayors greater flexibility to deploy funding within integrated settlements, and mayors will also retain a share of business rates in place of Government grants from April 2027. We will replace further grants from central Government with a share of local income tax from 2028.
Janet Daby
The Bakerloo extension line project would help to revitalise Catford, a town in my constituency. In fact, it would unlock thousands of new homes in the area. Will changes to regional funding allow the Mayor of London and the Greater London Authority to make decisions to back the Bakerloo line and progress the project?
Sally Jameson
I know my hon. Friend has been campaigning on this issue. She will be pleased to know that we are committed to empowering mayors, giving them further levers to invest in their communities and their areas, including through retaining a share of income tax. Further details will be set out as part of the fiscal devolution road map at the Budget. The Bakerloo extension line will be a decision for the GLA and Transport for London, and I will continue to work with them to support their work and future projects.
Mr Mark Francois (Rayleigh and Wickford) (Con)
Labour has also said that it wants to devolve NHS funding. The NHS uses a standard metric of 2.4 additional patients for every new dwelling constructed. To give a practical example, in south Essex, the 63,000 homes envisaged in Basildon and Thurrock would mean 151,000 extra patients for Basildon hospital, which unfortunately is rated inadequate by the Care Quality Commission and is part of a trust that is one of five in the country in intensive special measures because of poor management. In short, how on earth can Basildon hospital cope with 151,000 additional patients because of Labour’s housing targets when it can barely cope with the patients that it has at the moment?
Sally Jameson
That is probably a question best directed to health oral questions. The Government are committed to working with all areas as part of our devolution road map to ensure that authorities and health providers can deal with the devolution we have planned. I would be happy to meet with the right hon. Gentleman to discuss that further.
Mr Speaker
I allowed the question on the basis that it was about funding that follows housing growth, so I think it was fair.
I call the shadow Minister.
David Simmonds (Ruislip, Northwood and Pinner) (Con)
With the Government having earlier today briefed the media that much of their devolution programme is being paused, with only Surrey looking like it is going to get its way—I am sure it is the subject of relentless lobbying by Labour Back Benchers—can the Minister tell us how many of the new mayors promised by this Government after their election will be in place by the next general election?
Sally Jameson
Following questions, the Secretary of State will be making a statement on that very issue, setting out what we will be doing in going further with local government reform and with mayors.
Zöe Franklin (Guildford) (LD)
I welcome the Prime Minister’s indication that newly formed local authorities will not be forced to have a strategic mayor in order to benefit from devolution. However, the key to success will be ensuring real fiscal devolution to support and deliver services and economic growth for residents. Will the Minister set out how the Department will ensure that for non-mayoral strategic authorities, including the emerging foundation strategic authority in Surrey, where my constituency is based? How will she ensure that our area receives the financial resources to make meaningful funding decisions at a regional level, including by accessing funding streams currently available only to mayoral strategic authorities?
Sally Jameson
Our ambition is to ensure that everywhere in England has or is in the process of establishing a strategic authority by the end of 2027, and that strategic authorities are in place everywhere by the end of 2028. It is right that we will not impose mayors on areas that do not want one, but we consider directly accountable mayors the strongest form of governance, which is why they have a different set of available powers and money. I would be happy to discuss that further with the hon. Lady. We will be setting out more information about our plans for devolution in the coming months.
Fleur Anderson (Putney) (Lab)
The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Jim McMahon)
To help restore high streets across the country, we have announced measures to tackle organised crime, cut business rates for pubs and stop the spread of vape shops and gambling outlets. Later this year, we will publish a high streets strategy setting out a longer-term plan for bringing life back into our town centres.
Fleur Anderson
I welcome all those on the Front Bench to their places, and I welcome back the Secretary of State. I thank the Minister for meeting me to talk about Putney high street. We love our high street in Putney; we want to see it thrive even more, and especially to open up empty shops. Will the Minister give hope to every high street by reviewing and reducing business rates, and by making the high street rental auction zone policy work more effectively by cutting unnecessary red tape and providing councils with the financial support they need to bring vacant properties up to a lettable standard?
Jim McMahon
I congratulate my hon. Friend on championing Putney and her high street, and for attending the roundtable. Councils need both the tools and the support to bring vacant properties back into use, which is why we introduced high street rental actions. To make powers as straightforward as possible, we have published guidance and templates and established a dedicated support mechanism for local authorities. We are reviewing new burdens funding to ensure councils are appropriately resourced, and have announced £10 million to tackle long-term vacancies and bring empty units back into productive use. On business rates, this Government are committed to reforming the system to create a fairer approach that fully supports investments and high streets such as my hon. Friend’s.
Jayne Kirkham (Truro and Falmouth) (Lab/Co-op)
Dame Meg Hillier (Hackney South and Shoreditch) (Lab/Co-op)
The Minister for Housing and Planning (Matthew Pennycook)
We recognise that many councils are facing significant financial pressure on their HRAs. The Government have already taken a number of steps to rebuild the capacity of councils to borrow and invest in new and existing homes, including fundamental reform of the right to buy scheme, a 10-year social housing rent settlement and social rent convergence. We will continue to explore further ways in which we might support councils to expand their stock of social homes, including low-cost borrowing options.
Jayne Kirkham
This Government have committed to council housing and taken steps to boost it, which is fantastic. Cornwall council’s housing revenue account has struggled to build because it has had to invest in repairs, meaning that it has had to reduce the amount of funds available annually for new homes. Of course, another of the barriers to delivering new council homes is debt; over £90 million of it is the result of self-financing arrangements dating back to 2012. If that debt were reduced, Cornwall council and others could do more. Will the Government consider options to write off HRA debt, or at least provide lower-cost financing such as that made available to registered providers through the National Housing Bank?
Matthew Pennycook
As I made clear, we have already acted to build capacity in the sector, and will continue to explore further ways in which we might increase the headroom available to councils and housing associations, not least through low-cost borrowing options. With regard to the HRA, we remain of the view that the principle of self-financing is the right foundation, but as I said, we are fully aware of the impact of HRA debt on many councils’ ability to build more and will continue to explore ways in which we might further support them.
Dame Meg Hillier
My right hon. Friend is aware of the challenges with housing in my constituency and across London. Every home built that provides a foundation for people’s lives saves the state money as well, given the temporary accommodation costs that are saved when people are able to get that foundation in life. Will my right hon. Friend undertake to talk to Treasury colleagues about how to look at those maths, to make sure we understand that tackling issues with debt can save money in the long term? I recognise that it might be a long haul, but will he promise to start?
Matthew Pennycook
My hon. Friend is absolutely right about the importance of building more homes in London—I am acutely aware of the housing delivery challenges that the capital is facing. It is really important that a big proportion of those homes are social rented homes and council-delivered social rented homes. I am really pleased that in the early years of the social and affordable homes programme, 30% of the funding will go to London. That will allow London to deliver at least £6 billion of initial allocations, over half of which will be for council housing. However, there is more we need to do in this area, and I am more than happy to have a discussion with my hon. Friend outside the Chamber about what that is.
Vikki Slade (Mid Dorset and North Poole) (LD)
Councils such as Dorset sold their housing stock many years ago. Their social housing is entirely operated by housing associations; they therefore have no HRA, making it more expensive and complex to influence the social housing network in their areas and support constituents living in poor-quality, overcrowded social homes. What additional measures are being considered to make sure we do not end up with a two-tier system between those with an HRA and those without?
Matthew Pennycook
We have made changes to help more councils access an HRA, raising the threshold from 200 homes to 1,000 homes to provide support in that area. Over time, we want to see a deeper partnership and more working between councils and local authorities, but we are giving consideration to what more we can do to ensure there is sufficient public control of private registered providers in an area to meet housing need. We may discuss this issue further on Second Reading of the Social Housing Bill on Thursday.
Tim Farron (Westmorland and Lonsdale) (LD)
The average house price in my constituency is 12 times average household incomes, so the desperate need for more social housing is plain for everyone to see. Westmorland and Furness Council does now have a housing revenue account, inherited from the previous Barrow borough council, but it is unlikely to spend any of that money—unlikely to build council houses—while the right to buy remains unfettered. If council houses are built in the lakes and the dales, they will be sold, and they will become Airbnbs and second homes before the year is out. What will the Government do to encourage the likes of my local authority to build with confidence that people can have affordable homes that they can guarantee will remain so?
Matthew Pennycook
As the hon. Gentleman is hopefully aware, we have already taken action to reduce maximum right-to-buy cash discounts. Through the Social Housing Bill—as I mentioned, it has its Second Reading on Thursday—we are taking further action to increase eligibility and banning the right to buy on new build social homes for 35 years. I hope he can get behind that Bill on Thursday and support it.
Martin Wrigley (Newton Abbot) (LD)
The Secretary of State for Housing, Communities and Local Government (Angela Rayner)
I have asked the Minister for Local Government, Devolution and Regional Growth, my hon. Friend the Member for Oldham West, Chadderton and Royton (Jim McMahon) to undertake a rapid review of the local government reorganisation programme. I have withdrawn the decisions made in March this year for four areas: Essex, Southend-on-Sea and Thurrock; Hampshire, the Isle of Wight, Portsmouth and Southampton; Norfolk; and Suffolk. The review will look at the programme as a whole, including the decision that was taken for Devon, Plymouth and Torbay.
Martin Wrigley
I congratulate the Secretary of State on her return to her place in the Ministry of Housing, Communities and Local Government. I welcome her team, too. I thank her for her upcoming statement and the review that she has just started, which address my question and that of my colleague, my hon. Friend the Member for South Devon (Caroline Voaden), about the Devon local government reorganisation, which had been described as bonkers. Next time around, will the Government include the local MPs in the process? Will the local councils be refunded the costs incurred this time around?
Angela Rayner
I hope that local MPs and councils will be engaged. I have made a commitment, which I will go into further in the statement after this Question Time. It is about making sure that we make the right choices for local areas. Where costs have been incurred, there will be conversations with my Department, which was allocated money to support local government reorganisation. We are still committed to local government reorganisation, but with people.
Steve Yemm (Mansfield) (Lab)
The Minister for Homelessness, Democracy, Communities and Faith (Florence Eshalomi)
The Prime Minister has set a clear ambition to end rough sleeping at the earliest opportunity, backed by the full support of central Government. The Government will convene an interministerial group to work to drive progress in the PM’s ambition and towards the commitments made in the national plan to end homelessness.
Steve Yemm
I recently wrote praising the determination of the Prime Minister and the Secretary of State to make tackling rough sleeping a priority, and I highlighted how the Old Eight Bells in Mansfield was turned from a derelict building into a lifeline for adults who need supported housing, bringing new activity into our town centre. Does the Minister agree that if that approach were backed in our fight to end rough sleeping, it would be a significant helping hand?
Florence Eshalomi
My hon. Friend raises an example of a good local initiative as we look at how we can end the scourge of rough sleeping. We have to be honest that central Government alone cannot achieve that task. We have to work with the local voluntary groups, councils, community groups and charities that are doing fantastic work across the country. I would be pleased to look at the example that my hon. Friend set out to see what lessons we can learn.
Ayoub Khan (Birmingham Perry Barr) (Ind)
My constituency has among the highest levels of deprivation. Unfortunately, subways and bus shelters are home to the most vulnerable. I know that ÂŁ440 million has been allocated, but I do not know how much has been given to Birmingham city council. Will the Minister meet me to see how we can address this issue?
Florence Eshalomi
It is truly shocking that we are still seeing people having to sleep in poor and worrying conditions on the streets. I am happy to look at how much funding the hon. Member’s local authority has received from the new funding. The Government have committed £442 million in new funding in the Prime Minister’s ambition to end homelessness, and I am happy to give the hon. Member additional detail on the impact that will have for his constituency.
Ms Abena Oppong-Asare (Erith and Thamesmead) (Lab)
The Minister for Homelessness, Democracy, Communities and Faith (Florence Eshalomi)
Encouraging progress has been made against national homelessness and rough sleeping targets in the Erith and Thamesmead constituency. In particular, the number of families in B&Bs for more than six weeks in Greenwich has decreased by 96% year-on-year, from 100 households to four—congratulations. More than £168 million in new funding was announced for London last month in the rough sleeping programme. That funding will be used across key areas to tackle rough sleeping in the winter and beyond, including the Erith and Thamesmead constituency.
Ms Oppong-Asare
Women who are experiencing rough sleeping are often hidden from official figures. Will the Minister ensure that there is a specific focus on that during the forthcoming homelessness summit, and will she ensure that new guidance is backed by the resources that councils need in order to provide safe, trauma-informed support?
Florence Eshalomi
I thank my hon. Friend for making that important point. We have made it clear that authorities in all areas should look at providing accessible support for women, including specialist support, where needed. Our ending rough sleeping programme will require a whole-society approach. This autumn, the Prime Minister will bring together a diverse range of leaders from businesses, finance, charities, faith, health communities and many more areas to consider a range of options to meet the needs of different people and, most importantly, the needs of women.
Patrick Hurley (Southport) (Lab)
The Minister for Homelessness, Democracy, Communities and Faith (Florence Eshalomi)
The number of families in temporary accommodation has decreased in Southport year on year, and in June 2026 no people were sleeping rough in the West Lancashire borough council area. Funding for the national rough sleeping programme was announced last month, with ÂŁ340,000 allocated to Sefton, ÂŁ6.7 million to the Liverpool city region and ÂŁ189,000 to West Lancashire borough council. That will ensure that people sleeping rough in Southport can be offered a roof over their head and be off the streets by Christmas.
Patrick Hurley
Light for Life, a homelessness charity in Southport, tells me that some of the rough sleepers with the most complex needs are precisely the people least able to navigate the bureaucracy associated with finding that roof over their head. Will the Minister consider creating a distinct pathway for entrenched rough sleepers, and allowing trusted local bodies to triage people directly and to get them into emergency accommodation, rather than expecting those with addiction issues, poor mental health and chaotic lives to navigate the bureaucracy before they can obtain help?
Florence Eshalomi
It is important that we highlight the complexity and challenges faced by many people who are sleeping rough, and it is important that we recognise that that those with complex needs can be the least able to navigate traditional services. Our new ÂŁ442 million rough sleeping programme will fund routes off the streets, as well as settled accommodation and intensive support. It will bring together the multi-agency support response that is often needed to move people off the streets for good. Local authorities will have the flexibility to work with trusted voluntary organisations that can reach those who are furthest from the services. I am happy to look into the experience that my hon. Friend has described, and the experience of Light for Life in Southport.
Saqib Bhatti (Meriden and Solihull East) (Con)
The Minister for Housing and Planning (Matthew Pennycook)
The definition of “reasonable walking distance” is set out in the glossary of the national planning policy framework. For the purposes of policies relating to land around well connected stations, the glossary makes it clear that it should be considered to be about 800 metres, or about 10 minutes’ walk time if topography, route availability or quality, or physical barriers
“would prevent or discourage walking from up to 800 metres away.”
Saqib Bhatti
This policy has created a huge amount of consternation in my constituency, and it puts a huge amount of green-belt land at risk, especially in historical, beautiful villages such as Hampton-in-Arden, because there is one way in and one way out. There is a small GP surgery, and a school with just one form entry. My constituents fear that they will be overwhelmed and their green belt will be overrun. Would it not be better for the Minister to focus on growing housing in places like Birmingham, which needs more housing, and on ensuring a brownfield-first, infrastructure-first approach?
Matthew Pennycook
We need more housing in all parts of the country. We do have a brownfield-first approach, and we do want to see infrastructure delivered in a timely manner alongside housing developments, but it is absolutely right that we focus development within reasonable walking distance of train stations within settlements, or well connected stations outside settlements, including those in the green belt. As I have said, these are some of the most sustainable locations for new housing in the country. We have defined well connected stations by the 80 travel-to-work areas of the country, and we have also linked minimum density requirements to service frequency. There is a link between the number of trains that a station receives per hour and the amount of development that we want to see. However, I am more than happy to speak to the hon. Gentleman about the particular issues in his constituency.
Olly Glover (Didcot and Wantage) (LD)
The Secretary of State for Housing, Communities and Local Government (Angela Rayner)
Last Thursday marked the two-year anniversary of the publication of the Grenfell Tower inquiry phase 2 report. We remain committed to ensuring that the Grenfell tragedy is not forgotten and never happens again, and we will continue to work closely with the community and the building industry as we deliver lasting change.
Olly Glover
Some constituents are facing exorbitant service charges for retirement properties inherited from a family member that are proving impossible to sell. One of my constituents is paying ÂŁ770 a month in service charges for an empty one-bedroom flat, after inheriting the home from their late mother. What steps will the Government take to regulate the sector and stop these companies ripping people off?
Angela Rayner
I have great sympathy with what the hon. Member says, and the Housing Minister has just indicated that he would be happy to meet him. That is something that we want to tackle. We have been very clear on service charges and fleecehold, and we will make sure that we bring forward legislation that protects people from unfair charges.
Olivia Bailey (Reading West and Mid Berkshire) (Lab)
The Minister for Housing and Planning (Matthew Pennycook)
I recognise the strength of feeling in the House on this matter. I want to ensure that every opportunity is taken to retain homes in the social housing sector. Although housing associations remain independent organisations that are responsible for their own asset management decisions, I can assure my hon. Friend that we are exploring what further steps could be taken to protect much-needed social housing stock.
Gareth Bacon (Orpington) (Con)
I would like to take this opportunity to congratulate the Secretary of State on her return to her position, and to welcome her to her place. What steps is she taking to proactively protect the green belt?
Matthew Pennycook
As I have said, there are strong protections in the national planning policy framework. It is for local authorities to decide whether exceptional circumstances exist for the release of green-belt land, and whether very special circumstances exist that would outweigh the harms involved when it comes to inappropriate development. Those safeguards remain. We are committed to preserving England’s green belts, which have served our towns and cities very well over many decades.
Gareth Bacon
I agree with the Minister’s last point, but I am not too sure that I believe the preceding point. If the Government are serious about protecting the green belt and generating new housing, one of the best ways of doing both would surely be to ensure that planning permissions are actually built, but according to the Local Government Association, there are up to 1.4 million housing units that have been granted planning consent over the past decade and have not been completed. The Government may claim that they are serious about solving this problem, and point to their planning reform working paper, entitled “Speeding Up Build Out”, but that paper was published in May last year and requires primary legislation for it to have any effect at all. If the Government are serious about protecting the green belt and getting homes built, where is the legislation?
Matthew Pennycook
The shadow Minister, for whom I have a lot of time, knows full well that development can stall at particular sites for a variety of reasons, not least the viability pressures that we discussed earlier. We are taking action to get sites moving, and the NPPF strengthens expectations in this area. On the specific matter that he raises, primary legislation is not needed. Primary legislation was taken through by the previous Government, and we have a plan to switch on the necessary secondary legislation to ensure that we have transparency over build-out rates. He does not have long to wait for that to come forward.
Callum Anderson (Buckingham and Bletchley) (Lab)
Matthew Pennycook
I am always happy to meet my hon. Friend. I think that the matters in question will fall to another Minister, thankfully, but I am more than happy to join that meeting if housing issues are involved.
Ben Obese-Jecty (Huntingdon) (Con)
Matthew Pennycook
Places for People will no doubt have heard the concerns the hon. Gentleman has raised today. Social housing providers are regulated on the basis of consumer standards, and they are inspected on that basis. We have introduced Awaab’s law, which provides that landlords have to fix hazards within specified time limits. If he wants to write to me with further information about the development in question, I will be happy to look into it.
Chris Ward (Brighton Kemptown and Peacehaven) (Lab)
The Minister for Homelessness, Democracy, Communities and Faith (Florence Eshalomi)
As I mentioned earlier, I think it is important to look at local initiatives. I repeat that the Government’s new £442 million rough sleeping programme and the ending homelessness fund will look at that. Brighton and Hove has received £1.35 million through the rough sleeping programme allocation, while Brighton Women’s Centre has been allocated £371,380 through the ending homelessness in communities fund, subject to grant agreement completion.
Alex Brewer (North East Hampshire) (LD)
Last week, police and Trading Standards carried out co-ordinated visits, led by our local police officer, to retail premises on Fleet Road over suspected criminality, which is of increasing concern to me and my constituents. How is the Minister working cross-departmentally with the Home Office to keep our high streets safe and lawful?
The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Jim McMahon)
The hon. Member highlights an issue affecting many town centres and high streets, which is that, for far too long, organised criminal gangs have been acting in plain sight and getting away with it, but now they have a Government who are ready to take them on.
Sonia Kumar (Dudley) (Lab)
Matthew Pennycook
Homeowners should not be expected to shoulder the financial consequences of defective work. However, the case of Goodrich Mews is a challenging one, in that the legal liability appears to now lie with the resident management company. My hon. Friend knows that I have been looking into the matter for her, and I am more than happy to meet her again. I believe that my office has been seeking further information from hers, which we would be grateful to receive.
Sir James Cleverly (Braintree) (Con)
Increased energy costs, increased material costs, the increased cost of employing people, particularly young people, the increased cost of bureaucracy and business taxes are all pushing up the cost of building and squeezing the viability of projects. Does the Secretary of State not realise that her Government’s policies are making it harder for young people to get on the housing ladder, or does she simply not care?
Matthew Pennycook
Is the right hon. Gentleman saying that he does not agree with minimum energy efficiency standards? Is he saying that he does not agree with a modernised decent homes standard? These measures are driving up the quality and the safety of homes, and we can do that while increasing supply.
Chris Vince (Harlow) (Lab/Co-op)
Florence Eshalomi
I thank my hon. Friend for raising that important initiative in Harlow. Housing First is an important intervention, which evidence has shown can transform the lives of people with complex needs. We are funding Housing First and other forms of housing-led accommodation through our ÂŁ2.7 billion homelessness, rough sleeping and domestic abuse grant for areas like Harlow. That includes, as I have mentioned, the ÂŁ442 million for the rough sleeping programme.
Patrick Spencer (Central Suffolk and North Ipswich) (Con)
Campsea Ashe is a tiny village with 100 residents, no school, no high street and no major employer, but it has a train station and a planning application that would double the size of the village. If the Secretary of State will not reconsider this blanket policy, will she at least intervene on this specific application?
Matthew Pennycook
It is not a blanket policy; it relates to well-connected stations. I have set out the definition, with appropriate minimum densities to go with it.
Adam Thompson (Erewash) (Lab)
Empty shops that are rundown because of absentee landlords are a blight on our town centres, but Labour-run Erewash borough council is fixing the problem through clean-up orders, such as the one served to the Burton building in Long Eaton—as soon as it was renovated, new businesses moved right in—but clean-up orders can be very time-consuming, so what more can the Government do to tackle absentee landlords and bring shops back into use?
Jim McMahon
I thank my hon. Friend for his work championing his high street. The Government have allocated ÂŁ24.8 million to the Long Eaton town deal, which is funding high street redevelopment projects such as public realm improvements. I would be very happy to meet him to discuss what more we can do.
Richard Tice (Boston and Skegness) (Reform)
Last week, at the successful Reform conference, I launched a series of bold planning proposals that will make it easier to regenerate our town centres and easier to build on brownfield sites, by making it cheaper and faster to get planning consents. Will the Secretary of State consider those proposals? They have been well-received by the industry. I urge her to consult and to meet me.
Matthew Pennycook
We take the hon. Gentleman’s planning policies about as seriously as the country took his conference.
Tracy Gilbert (Edinburgh North and Leith) (Lab)
I welcome the ÂŁ14 million of funding released this month to create opportunities for young people in my constituency. The money will train them in jobs for construction in net zero sectors. Does my hon. Friend agree that the approach that the Government have taken to empowering and funding local stakeholders to grow local economies should be adopted by the SNP Scottish Government?
Jim McMahon
Since summer ’25, the Department has been working in partnership with the offices and partners in each nation to deliver the local growth fund in Scotland, Wales and Northern Ireland. We are committed to ensuring that funding is spent on projects that really matter to local people. It is really important that every arm of Government, regardless of where it is in the UK, drives down on that investment so that local people feel empowered in the places where they live.
Paul Holmes (Hamble Valley) (Con)
Liberal Democrat-controlled Eastleigh borough council’s debt—[Interruption.] Listen. The debt now sits at £620.1 million, up from £585 million last year, and £36,000 a day is paid in interest. The previous Government issued a best value notice to ensure that the debt was reduced, but this Government scrapped it. Why are the Government so unwilling to take the Liberal Democrat council to task for ripping off my constituents?
Jim McMahon
I think the hon. Gentleman will find that we do not shy away from intervention when it is required. We also think that the Government ought to work in partnership with local government and that councils, where they need support, find a partner in central Government. He can be absolutely sure that, when it comes to value for taxpayers’ money and holding the sector to account, the right checks and balances are finally in place.
Daniel Zeichner (Cambridge) (Lab)
I welcome the Government’s plans to deepen devolution, but can the Minister reassure me that they will mean no alteration to the commitment to a Cambridge development corporation?
Matthew Pennycook
The Government remain fully committed to delivering nationally significant growth in Greater Cambridge. As my hon. Friend is well aware, we have established a centrally led urban development corporation to take it forward in partnership with local leaders.
Hannah Spencer (Gorton and Denton) (Green)
When the Prime Minister was campaigning to be the MP for Makerfield, he said that all of the ÂŁ39 billion affordable housing fund should be dedicated to building council homes. Will the Secretary of State explain to the 3,180 families in temporary accommodation across Manchester and Tameside, many of them in Gorton and Denton, why the Government have now backtracked and are instead continuing with the lack of ambition we had under Keir Starmer, rather than building as many secure, truly affordable homes as possible?
Matthew Pennycook
There is no lack of ambition when it comes social and affordable housing from this Government. At least 60% of that historic ÂŁ39 billion will go to social rented homes. We have delivered the highest number of council homes since records began in 1991-92. We are taking a pragmatic approach. There are social homes ready to be built by housing associations, but we will ensure that more of the funding goes to councils for direct delivery.
Al Carns (Birmingham Selly Oak) (Lab)
Community-led housing plays a vital role in meeting our housing targets. In my constituency, the Stirchley Co-operative Development has built 39 social and affordable homes, but delays and cost overruns by the housing association have pretty much dropped everyone into despair. Will the Minister meet me to bring a resolution to the issue?
Matthew Pennycook
I am more than happy to meet my hon. Friend about the issue.
Sir Alec Shelbrooke (Wetherby and Easingwold) (Con)
The Home Secretary will potentially soon be asking the Secretary of State for Housing, Communities and Local Government to use a Crown development order to approve planning in Linton-on-Ouse for an asylum centre. I ask the Secretary of State to reject that as undemocratic, and to ensure that the application goes through the locally elected North Yorkshire planning authority.
Matthew Pennycook
It will depend on whether the application in question meets the criteria to allow it to proceed down the Crown development route. Obviously, the applicant is separate from our Department; we are the stewards of the process and will make the determination on the basis of those criteria.
Anna Gelderd (South East Cornwall) (Lab)
I welcome the Government’s focus on social and affordable homes. In South East Cornwall we really need first homes, not just second homes, as local people face an affordability crisis that is particularly acute among younger people. Cornwall is well placed and eager for a strategic place partnership with Homes England, so will the Minister meet me and other Cornish MPs to discuss that as part of a future devolution deal?
Matthew Pennycook
I am more than happy to meet my hon. Friend and other colleagues.
Josh Babarinde (Eastbourne) (LD)
I recently met a homeless man at the homelessness charity the Matthew 25 Mission, who said that he had been “dumped” in temporary accommodation in Eastbourne by Brighton and Hove city council without the support that he needed. The previous Minister promised that she would review the out-of-area placement guidance for local authorities on this matter, so will this Minister meet me to discuss the progress of that review?
Florence Eshalomi
I thank the hon. Gentleman for raising that point. Matthew should not have had to go through that. I am happy to meet with the hon. Gentleman to discuss the case.
Damien Egan (Bristol North East) (Lab)
With the Kingswood area of my Bristol constituency currently being targeted by landlords of houses in multiple occupation, can the Minister set out the Government’s current thinking on how powers to restrict HMOs can be made more effective?
Matthew Pennycook
There is a variety of practice in the country, and we want to better understand whether local authorities are making full use of existing powers, but I reassure my hon. Friend that we keep the matter under review. We have to ensure that we are regulating HMOs properly.
Sarah Bool (South Northamptonshire) (Con)
The Government want Buckinghamshire council to develop 91,000 homes, but 2,890 of those are basically to be adjacent to Northamptonshire, and it will be my residents in Brackley who are affected by that. They are going to have none of the help in developer contributions or a proper say in the matter, so will the Minister meet me to discuss this concerning issue for my constituents?
Matthew Pennycook
That is precisely why we have introduced strategic cross-boundary planning through spatial development strategies—[Interruption.] The hon. Member says that it is not working, but it is not in place yet. We passed the Planning and Infrastructure Act last year, and it will be in place in short order. I am more than happy to have a conversation about it with her.
Deirdre Costigan (Ealing Southall) (Lab)
Yesterday I visited the Shri Guru Ravidass Sikh gurdwara in my constituency, where I was told about the weekly drop-in they run to help rough sleepers without the right to stay in this country and advise them on how to reconnect with family and go home with dignity. Would the Secretary of State congratulate the work of the gurdwara and tell us how we can further help those kinds of organisations?
Florence Eshalomi
I thank my hon. Friend for sharing that example of the fantastic work carried out by the gurdwara. It is important to mention that we will work with all organisations, including charitable organisations. Faith communities play an important role, as a number of people who are sleeping rough seek sanctuary with faith communities. I am happy to look at the example my hon. Friend has raised and at what further work we can do.
Several hon. Members rose—
Mr Speaker
Order. Can we move this along a bit, because a lot of Members are still standing and we have nearly come to the end of Question Time? Stuart Andrew will set a good example.
Stuart Andrew (Daventry) (Con)
Despite what we have heard from the Minister, colleagues have been talking about the issue of developments near railway stations. That has a practical consequence for the rural village of Long Buckby in my constituency. Land that is currently in open countryside, beyond the village boundary, will now be designated as a priority area. That gives no consideration to the distinction between a rural village and an urban area. Will the Minister meet me to discuss the issue in detail?
Matthew Pennycook
I will happily meet the right hon. Gentleman.
Rachael Maskell (York Central) (Lab/Co-op)
Will the Minister meet me and the leader of City of York council? The fair funding formula is not working for our city because it does not use the lower-tier data with regard to the indices of deprivation, meaning that we are the worst-funded local authority. Can we have that meeting?
Victoria Collins (Harpenden and Berkhamsted) (LD)
Despite swift action from Dacorum council to tackle a 6-acre unauthorised development in the Chilterns landscape, it had to choose between occupation and restoration, as tackling both would potentially have dragged the case out for years. What are the Government doing to help councils with powers to ensure that these cases can be tackled sooner?
Matthew Pennycook
I think the hon. Lady is referring to unauthorised development. We have strengthened national planning policy in respect of intentional unauthorised development, making it harder to grant permission after the fact where there is evidence that development was carried out intentionally without permission. However, it has become evident—we have had a meeting on this subject—that we are seeing the prevalence of a more structured pattern of unauthorised development, and we are working across Government to see what more action might be taken to bear down on that.
Alistair Strathern (Hitchin) (Lab)
New towns should be an opportunity to better manage development pressures, not add to them. I thank the Housing Minister for hearing our campaign to ensure that any attempted new town counts towards my local authority’s housing targets, not in addition to them. How can we now ensure that proposals are considered at pace so that, if approved, they can count towards our local housing plan and the local planning process as quickly as possible?
Matthew Pennycook
I thank my hon. Friend for his question and for his support for the new towns programme. We will bring forward final decisions in short order, responding to the consultation that we undertook earlier this year, and those proposed seven new town sites.