Ministry of Housing, Communities and Local Government

Economic growth is the number one mission of this government. Across the country growth has stagnated, leading our towns and cities to underperform and living standards to fall. This government will drive growth and unlock investment across the country by giving local leaders the tools they need to maximise their unique strengths and opportunities.

On 25 September 2025, the Government announced its flagship Pride in Place Programme, which will provide up to £20 million in flexible funding and support over the next decade to 244 of the UK’s most in-need neighbourhoods, including a number of non-metropolitan area towns such as Kirkby-in-Ashfield in the Honourable Member’s constituency. This programme will serve as the cornerstone of the Government’s support for communities, incorporating the existing 25 trailblazer areas announced at Spending Review and the 75 Phase 1 Plan for Neighbourhoods areas announced in March 2025, including places in England, Scotland, Wales and Northern Ireland.

The Planning Inspectorate deals with a range of planning and environmental casework from across government including:

• planning and environmental appeals, including against refusals of planning related applications by Local Planning Authorities and refusals of applications by other bodies including the Environment Agency.
• advising on and examining applications for nationally significant infrastructure and other infrastructure orders including large scale energy infrastructure and power generation, large road and other transport schemes like airports, and reservoirs.
• examining local plans for compliance with legal tests and national policy.
• deciding or making recommendations on a range of casework on behalf of Secretaries of State including 'called in' planning applications, Crown Development applications, Compulsory Purchase Orders, planning applications in Local Planning Authorities designated for poor performance, Drought Orders and Permits and Necessary Wayleaves.
• deciding a range of casework for Defra relating to access to the countryside, including new rights of ways, changes to existing rights of way, village and town greens and the regime to protect and manage Common Land.

Since 2017 the Planning Inspectorate has increased its employees by approximately 60%, including an increase in full time equivalent Inspectors providing advice, decisions, and recommendations from 261 to 421 (61%).

This reflects the significant increase and complexity in the Planning Inspectorate's casework over that period as well as a significant investment in digital services which has been necessary for the organisation to fulfil its critical role in delivering the agendas of successive governments.

Inflation accounts for about a third of the increase in costs over the period.

My Department does not provide guidance on the implications of the Equality Act 2010 for planning policy to either local planning authorities or inspectors.

The Government Equalities Office publishes guidance on the Public Sector Equality Duty for public bodies, which can be found on gov.uk here.

HM Land Registry’s Annual Report and Accounts for 2016-17 and 2024-25 respectively show that staff costs for permanent HMLR employees have increased from £168 million to £326 million.

The drivers of this increase are a combination of the compound interest of annual pay increases, plus the increase in permanent employees from 4,148 at the end of March 2017, to 6,907 at the end of March 2025.

The principal reason for the staff increase at the Agency has been the need to invest in its people and systems to improve the services it provides following a period of historic underinvestment following the property market crash in 2007-08, prior to which HMLR had over 8,000 permanent employees.

HM Land Registry records show that The People’s Republic of China is the registered proprietor of 58 registered titles in England and Wales.

Two further titles are registered in the name of The Consulate General of the People’s Republic of China, and four titles are registered in the name of The National Tourism Administration of the People's Republic of China.

Although HM Land Registry does not have a formal duty to report new acquisitions of UK land registered in the name of foreign states, this information is held by HM Land Registry and can be accessed where required by government and others subject to the general law relating to data protection and freedom of information.

HM Land Registry records show that The People’s Republic of China is the registered proprietor of 58 registered titles in England and Wales.

Two further titles are registered in the name of The Consulate General of the People’s Republic of China, and four titles are registered in the name of The National Tourism Administration of the People's Republic of China.

Although HM Land Registry does not have a formal duty to report new acquisitions of UK land registered in the name of foreign states, this information is held by HM Land Registry and can be accessed where required by government and others subject to the general law relating to data protection and freedom of information.

We will publish data on MHCLG’s Direct Ministerial Appointments in line with recent guidance in the coming months.

In general, as with previous restructures, there is no proposal for council debt to be addressed centrally or written off as part of reorganisation. It is the Government’s expectation that any debt held by a council will be transferred to the new council. Councils remain responsible for managing their budgets, and it is standard for councils to borrow and to hold debt, which they will do in the normal course of business. Local government re-organisation does not change this and it is essential that councils continue to deliver their business-as-usual services and duties during and after local government reorganisation.

In relation to the high needs deficit, the Fair Funding Review 2.0 announced a two-year extension to the Dedicated Schools Grant Statutory Override, now due to end in March 2028. We will set out more detail on our plans to support local authorities with historic and accruing SEND deficits later in the Settlement process.

Once the Statutory Override ends in March 2028, funding for SEND deficits will be managed within the overall government DEL envelope and would not be expected to fall to local authority general funds.

The Planning Inspectorate does not hold the requested information in a readily searchable way, and planning appeals do not have a marker for Grey Belt. As such, it is not possible to identify planning appeal decisions relating to grey belt in the past two years.

The high street provides a critical source of employment and skills in our economy, accounting for 4.4m jobs in 2018.

No specific data is held on the impact of closures on employment. However, the national rate of persistently vacant high street retail and leisure properties increased to 5.3% in 2023, up from 3.6% in 2018, reflecting factors including long term shifts in consumer behaviour, rising costs, and retail crime.

The Government is acting to reverse this decline with support for high street businesses, such as banning upwards only rent reviews in commercial leases and reforming licensing rules, strengthening powers to tackle retail crime and anti-social behaviour, and empowering councils to auction the lease of persistently vacant premises on our high streets.

The government inherited a homelessness crisis - the number of people sleeping rough is far too high. The latest published management information estimated that 2,195 people slept rough across the month in London in September 2025 and 9,292 people slept rough across the month in England. Housing and homelessness is devolved, but the government publishes data on the number of people sleeping rough in England, including regional breakdowns, here.

The government is currently consulting on a new National Planning Policy Framework (NPPF) that includes clearer, ‘rules based’ policies for decision-making and plan-making.

The consultation includes policies that will support development within residential curtilages, including gardens. The relevant policies make clear that new development within residential curtilages should not occupy more than twice the footprint of the existing building on the site and should retain at least half of the non-developed area within the building’s curtilage. These policies would safeguard residential gardens from being lost and prevent inappropriate development which would be out of scale with the existing dwelling(s) taking place, while also allowing gentle increases in density in suitable locations.

Individual development decisions would be made by landowners/homeowners.

The consultation will remain open for responses until 10 March 2026 and can be found on gov.uk here.

The Local Government Officers (Political Restrictions) Regulations 1990 continues to set out the specific restrictions that apply to holders of politically restricted posts in Local Authorities. As independent employers, Local authorities are responsible for complying with legislation.

The Darlington Economic Campus is an integrated shared facility between several Government Departments. Currently, due to the available capacity, MHCLG staff are expected to attend the office for 40% of their time.

Where a mayor is responsible for Police and Crime Commissioner functions, they must appoint a Deputy Mayor for Policing and Crime, who works with them to oversee policing. Where mayors are also responsible for fire and rescue, they can delegate this to the DMPC. This means one individual can lead on policing and fire.

The Public Safety Commissioner (PSC) will be a new optional appointment, whose role would be to lead on the ‘public safety’ area of competence for a mayor, including matters beyond policing and fire. They could be delegated fire functions but not policing.

This gives mayors a choice on how to best deliver public safety in their area. They could delegate all their public safety functions to the Deputy Mayor for Policing and Crime or appoint a separate Public Safety Commissioner to manage non-policing functions, such as fire.

The Secretary of State wrote to all Council Leaders and Chief Executives in England on 19 December 2025, setting out the Government’s policy that local authorities should not be offering full time pay for part time work. This policy is reflected in the Best Value Guidance issued in May 2024.

Ten major banks and building societies have signed the lenders’ statement on cladding. These lenders have committed to consider mortgage applications for buildings over 11 metres tall, even if a property has building safety issues, provided either the building has funding for works from government or the developer, or the property is protected by the leaseholder protections in the Building Safety Act, and the leaseholder has completed a ‘Leaseholder Deed of Certificate’ to evidence it.

Officials in my department engage with lenders individually should we receive evidence to suggest a signatory is not upholding the statement.

We are of the firm belief that mortgage lenders should not request an EWS1 form as a requirement to lend on buildings under 11 metres tall, but whether they do so remains their commercial decision and is subject to their individual lending criteria.

Ten major banks and building societies have signed the lenders’ statement on cladding. These lenders have committed to consider mortgage applications for buildings over 11 metres tall, even if a property has building safety issues, provided either the building has funding for works from government or the developer, or the property is protected by the leaseholder protections in the Building Safety Act, and the leaseholder has completed a ‘Leaseholder Deed of Certificate’ to evidence it.

Officials in my department engage with lenders individually should we receive evidence to suggest a signatory is not upholding the statement.

We are of the firm belief that mortgage lenders should not request an EWS1 form as a requirement to lend on buildings under 11 metres tall, but whether they do so remains their commercial decision and is subject to their individual lending criteria.

Ten major banks and building societies have signed the lenders’ statement on cladding. These lenders have committed to consider mortgage applications for buildings over 11 metres tall, even if a property has building safety issues, provided either the building has funding for works from government or the developer, or the property is protected by the leaseholder protections in the Building Safety Act, and the leaseholder has completed a ‘Leaseholder Deed of Certificate’ to evidence it.

Officials in my department engage with lenders individually should we receive evidence to suggest a signatory is not upholding the statement.

We are of the firm belief that mortgage lenders should not request an EWS1 form as a requirement to lend on buildings under 11 metres tall, but whether they do so remains their commercial decision and is subject to their individual lending criteria.

Ten major mortgage lenders have signed the updated joint statement on cladding, confirming they will consider lending on properties in buildings 11 metres and above, where the building is in a remediation scheme or the property is protected by the leaseholder protections in the Building Safety Act and the leaseholder has completed a ‘Leaseholder Deed of Certificate’ to evidence it. Officials in my department engage with lenders individually should we receive evidence to suggest a signatory is not upholding the statement. The Government does not collect data on the number of shared owners impacted by building safety issues who have difficulty selling or remortgaging their properties.

The leaseholder protections give greater protection from costs to shared ownership leases. Specifically, holders of qualifying leases which were shared ownership leases as of 14 February 2022 have lower maximum contribution caps, proportional to their share of ownership of the property on that date. Government is not currently considering expanding the leaseholder protections further. The Leaseholder Protections balance the rights of leaseholders with those of those freeholders not connected with the developer who were equally innocent in the creation of the emerging defects.

Ten major mortgage lenders have signed the updated joint statement on cladding, confirming they will consider lending on properties in buildings 11 metres and above, where the building is in a remediation scheme or the property is protected by the leaseholder protections in the Building Safety Act and the leaseholder has completed a ‘Leaseholder Deed of Certificate’ to evidence it. Officials in my department engage with lenders individually should we receive evidence to suggest a signatory is not upholding the statement. The Government does not collect data on the number of shared owners impacted by building safety issues who have difficulty selling or remortgaging their properties.

The leaseholder protections give greater protection from costs to shared ownership leases. Specifically, holders of qualifying leases which were shared ownership leases as of 14 February 2022 have lower maximum contribution caps, proportional to their share of ownership of the property on that date. Government is not currently considering expanding the leaseholder protections further. The Leaseholder Protections balance the rights of leaseholders with those of those freeholders not connected with the developer who were equally innocent in the creation of the emerging defects.

Ten major mortgage lenders have signed the updated joint statement on cladding, confirming they will consider lending on properties in buildings 11 metres and above, where the building is in a remediation scheme or the property is protected by the leaseholder protections in the Building Safety Act and the leaseholder has completed a ‘Leaseholder Deed of Certificate’ to evidence it. Officials in my department engage with lenders individually should we receive evidence to suggest a signatory is not upholding the statement. The Government does not collect data on the number of shared owners impacted by building safety issues who have difficulty selling or remortgaging their properties.

The leaseholder protections give greater protection from costs to shared ownership leases. Specifically, holders of qualifying leases which were shared ownership leases as of 14 February 2022 have lower maximum contribution caps, proportional to their share of ownership of the property on that date. Government is not currently considering expanding the leaseholder protections further. The Leaseholder Protections balance the rights of leaseholders with those of those freeholders not connected with the developer who were equally innocent in the creation of the emerging defects.

Ten major mortgage lenders have signed the updated joint statement on cladding, confirming they will consider lending on properties in buildings 11 metres and above, where the building is in a remediation scheme or the property is protected by the leaseholder protections in the Building Safety Act and the leaseholder has completed a ‘Leaseholder Deed of Certificate’ to evidence it. Officials in my department engage with lenders individually should we receive evidence to suggest a signatory is not upholding the statement. The Government does not collect data on the number of shared owners impacted by building safety issues who have difficulty selling or remortgaging their properties.

The leaseholder protections give greater protection from costs to shared ownership leases. Specifically, holders of qualifying leases which were shared ownership leases as of 14 February 2022 have lower maximum contribution caps, proportional to their share of ownership of the property on that date. Government is not currently considering expanding the leaseholder protections further. The Leaseholder Protections balance the rights of leaseholders with those of those freeholders not connected with the developer who were equally innocent in the creation of the emerging defects.

As set out in the provisional settlement, we will continue to have a framework to support councils and have set the process out in communication with the sector. Councils should engage with the department as soon as they have concerns about their ability to set or maintain a balanced budget or if they are considering submitting a request to be considered for higher council tax referendum thresholds in 2026-27. All discussions will be treated in confidence, but we will publish details of any support provided, including bespoke referendum principles at the Local Government Financial Settlement.

We recognise that local authorities are continuing to face significant pressure from the impact of Dedicated Schools Grant (DSG) deficits on their accounts and that they will need continued support during the transition to a reformed Special Educational Needs and Disabilities (SEND) system. This will include working with local authorities to manage their SEND system, including deficits. On 23 June, as part of the Fair Funding Review 2.0, we announced a two-year extension to the DSG Statutory Override, now due to end in March 2028.

We will provide further detail on our plans to support local authorities with historic and accruing deficits later in the Settlement process.

My department monitors individual councils, including Kent, through a wide range of data and direct engagement. We continually review local authority governance, financial management, and sustainability, including through examining national data metrics, local authority documents, reports from auditors and inspectorates, and letters from residents. Where we become aware of early indications of best value failure, we consider a range of ways to closely monitor an authority’s progress. We will continue to monitor risk in individual councils, and we will act where necessary to ensure that councils meet their best value duty and are transparent and accountable to their residents.

On 5 February 2025, the Government issued invitations to councils in two-tier areas in England and neighbouring unitary councils to prepare proposals for local government reorganisation.

The Government will work with these areas to hold elections for new unitary councils as soon as possible. The exact timings and details will depend on the decisions taken on which proposal, if any, to implement. On the most ambitious timelines, elections to new unitary councils could take place in May 2027, ahead of "go live” date of 1 April 2028.

Surrey is operating on an accelerated timeline and we anticipate elections to the new unitary authorities will take place on May 2026, ahead of a vesting date of 1 April 2027.

This government takes democracy very seriously. In the spirit of devolution and trusting local leaders we have listened to councils telling us about the capacity constraints they are operating within and the work that reorganisation introduces on top of existing challenges.

On 18 December I invited councils undergoing local government reorganisation with local elections in May 2026 to set out their views on the postponement of their local election and if they consider this could release essential capacity to deliver local government reorganisation and will consider all the representations we receive by the deadline of 15th January. The Secretary of State will consider the position of each council individually, weighing up the evidence received.

This government takes democracy very seriously. In the spirit of devolution and trusting local leaders we have listened to councils telling us about the capacity constraints they are operating within and the work that reorganisation introduces on top of existing challenges.

On 18 December I invited councils undergoing local government reorganisation with local elections in May 2026 to set out their views on the postponement of their local election and if they consider this could release essential capacity to deliver local government reorganisation and will consider all the representations we receive by the deadline of 15th January. The Secretary of State will consider the position of each council individually, weighing up the evidence received.

Thurrock Commissioners were involved in the development of reorganisation proposals and my officials met with them in the course of those and other responsibilities.

The Department met with councils following the submission of proposals on 26 September, and officers from Basildon attended the meeting on the five unitary authority proposal meeting in November.

Baroness Taylor of Stevenage visited Basildon on 12 December, where local government reorganisation was raised.

On the wider question of Thurrock’s debt and the general handling of council debt, I refer the hon. Member to the answer given to Question UIN 77936 on 13 October 2025.

Thurrock Commissioners were involved in the development of reorganisation proposals and my officials met with them in the course of those and other responsibilities.

The Department met with councils following the submission of proposals on 26 September, and officers from Basildon attended the meeting on the five unitary authority proposal meeting in November.

Baroness Taylor of Stevenage visited Basildon on 12 December, where local government reorganisation was raised.

On the wider question of Thurrock’s debt and the general handling of council debt, I refer the hon. Member to the answer given to Question UIN 77936 on 13 October 2025.

Thurrock Commissioners were involved in the development of reorganisation proposals and my officials met with them in the course of those and other responsibilities.

The Department met with councils following the submission of proposals on 26 September, and officers from Basildon attended the meeting on the five unitary authority proposal meeting in November.

Baroness Taylor of Stevenage visited Basildon on 12 December, where local government reorganisation was raised.

On the wider question of Thurrock’s debt and the general handling of council debt, I refer the hon. Member to the answer given to Question UIN 77936 on 13 October 2025.

No decisions have yet been taken on reorganisation in Essex, Southend on Sea and Thurrock and as such the Secretary of State has not had discussions on any expected change in the number of councillors.

On 5 February 2025, the Government invited two-tier authorities and their neighbouring small unitary councils to develop proposals for unitary local government. In those proposals, areas were asked to include details of the expected number of councillors for any new unitary council. The four proposals submitted by councils in Essex, Southend-on-Sea and Thurrock each included councillor numbers. Consultation on these proposals closed on 11 January 2026. The Secretary of State will now consider the proposals, alongside consultation responses and other available evidence, before deciding which, if any, to implement.

The government considers reserves to be an important part of the resources available to local authorities.

We encourage local authorities to consider how they can use their reserves to maintain services in the face of pressures, taking account, of course, of the need to maintain appropriate levels of reserves to support their financial sustainability and future investment.

Local authority revenue expenditure and financing data, which includes data on the level of local authority reserves held over the last decade, is published on gov.uk at the following link.

Further information about an individual local authority's reserves can be found in the financial accounts published by that authority. The government will continue to monitor the level of local authority reserves.

The Valuation Office Agency (VOA) has a duty to maintain an accurate list of council tax bands. As part of the High Value Council Tax Surcharge (HVCTS), announced at budget, the VOA will conduct a targeted valuation exercise to identify properties in scope of the surcharge. This will be conducted without reference to existing council tax bands. A consultation on the HVCTS will be published in due course. Properties will not be revalued for the purposes of council tax as part of the HVCTS. The Government is committed to ensuring the council tax system is fair for taxpayers and local authorities and will continue to keep council tax under review.

In our invitation on 5 February 2025, we set out guidance to support councils as they develop reorganisation proposals that are in the best interests of their areas. This includes guidance on issues of size, sensible geographies, efficiencies and financial sustainability. The criteria we will assess proposals against includes the ability to achieve financial efficiencies.

It is for councils to develop and submit robust and sustainable proposals that are in the best interests of their whole area. Once a proposal has been submitted it will be for the Government, whilst having due regard to the criteria and the available relevant evidence, to decide on which proposal, if any, to take forward.

In our invitation on 5 February 2025, we set out guidance to support councils as they develop reorganisation proposals that are in the best interests of their areas. This includes guidance on issues of size, sensible geographies, efficiencies and financial sustainability. The criteria we will assess proposals against includes the ability to achieve financial efficiencies.

It is for councils to develop and submit robust and sustainable proposals that are in the best interests of their whole area. Once a proposal has been submitted it will be for the Government, whilst having due regard to the criteria and the available relevant evidence, to decide on which proposal, if any, to take forward.

We anticipate the vast majority of local council workers will transfer to roles in the relevant new unitary council and all workers will be protected by the relevant employment laws.

The National Infrastructure and Service Transformation Authority (NISTA) collect the Unitary Payment information for all PFI Contracts held by Local Authorities annually as part of the HM Treasury PFI Data collection exercise. This is shared with relevant Sponsoring Government Departments on a project-by-project basis, the data is not aggregated by Authority but shown per contract.

I refer the hon. Member to the answer given to Question UIN 77631 on 13 October 2025.

Local authorities are responsible for their own capital strategies and financial management, including borrowing and investment decisions. They must, however, comply with statutory duties and guidance to ensure that all decisions are prudent, affordable and sustainable and consistent with their Best Value duty.

The PFI Programme team attend regular intelligence sharing forums with other teams in the Department who are responsible for overseeing local authority financial stability. The Department provides PFI grant funding to its local authority PFI contracts funding the capital elements of the projects, this ranges 50-70% of the annual Unitary Charge. Local authorities are contractually obliged to pay the annual Unitary Charge under the terms of their PFI Contract. The PFI Grant paid by the Department was awarded by HM Treasury at the Financial Close of the Project Procurement and is paid for the whole of the PFI Contract term to support the Unitary Charge payment.

The £500 million funding for the Fair Pay Agreement is part of an increase of around £4.6 billion of additional funding available for adult social care in 2028-29, compared to 2025-26, and is part of the provisional Local Government Finance Settlement published on 17 December 2025. The Government has published an impact assessment of the Fair Pay Agreement, which outlines our best current summary of the evidence on potential impacts, costs and benefits, including on local government finances. The Impact Assessment can be found here.

As set out at the 2026/27 provisional local government finance settlement, the £502 million Employer National Insurance Contributions Grant from 2025/26 will be consolidated into the Revenue Support Grant. As outlined in the explanatory note on Mayoral Strategic Authority funding existing Strategic Authorities will receive the Mayoral Capacity Fund in 2026/27, which takes account of their allocation from Employer National Insurance Contributions Grant from 2025/26.

Police authorities received funding for the increase in employee National Insurance Contributions separately.

The government is currently consulting on changes to the National Planning Policy Framework (NPPF) that includes clearer, ‘rules based’ policies for decision-making and plan-making.

The consultation includes policies relating to sustainable transport and updated policy on parking standards. It proposes that maximum parking standards should be set where they will support efforts to encourage the use of sustainable transport modes, optimise the density of development in well-connected locations, or where they are necessary for managing the local road network.

As is the case now, it will be for local planning authorities to determine appropriate parking standards for their area through the plan-making process.

The consultation is open for responses until 10 March 2026 and can be found on gov.uk here.