Ministry of Housing, Communities and Local Government

We recognise that the home buying and selling process in England and Wales is inefficient and costly for consumers and professionals with one in three property transactions falling through. On 9 February, we announced that we are launching a series of projects to improve the availability of property information through digitalisation that will help towards reducing the number of transactions that fall through. We continue to review evidence from other jurisdictions, including on protections such as reservation agreements, as we consider next steps.

I can confirm that my Department has undertaken analysis fulfilling the requirements of the Public Sector Equality Duty as set out in section 149 of the Equality Act 2010, in relation to the postponement for one year of the May 2025 elections to the councils specified in the Local Authorities (Changes of Years of Ordinary Elections) (England) Order 2025.

The Government does not collect business-level data regarding recipients of business rate reliefs. All available hereditament-level data is published here: https://www.gov.uk/government/collections/national-non-domestic-rates-collected-by-councils. This data does not contain specific estimates concerning hereditaments which are subject to the £110,000 cap on retail, hospitality and leisure business rate relief.

Local authorities have the discretionary power to charge a council tax premium on homes which have been left unoccupied and substantially unfurnished for one or more years. The government has published guidance which sets out that certain classes of dwellings including those actively marketed for sale or let may be excepted from the premium. This exception will apply provided the dwelling has not been marketed for sale or let for more than one year. Where a property has been marketed for more than one year it would not be eligible for this exception.

The government has announced it will consult on moving to default 12-month billing to support taxpayers to manage their household finances and further spread the cost of their bills. No decisions on the policy have yet been taken.

We have not issued guidance on public participation or engagement with MPs in council meetings.

In 2014 the Department for Communities and Local Government published a plain English guide to open and accountable local government. This guidance addressed the public’s right to attend and report on council meetings, and related matters such as access to meeting documents.

In December 2024, the government published its English Devolution White Paper, which set an ambitious new framework for English devolution, moving power out of Westminster and into the hands of those who know their area best. This devolution programme will continue to fully comply with all our obligations under the Charter.

We want to see all of England access devolution by establishing Strategic Authorities – organisations made up of a number of councils working together over areas that people recognise and work in - that can make the key decisions to drive economic growth. Ultimately, our goal is mayoral devolution. This government believes that the benefits of devolution are best achieved where there is a mayor in place, to provide strong local leadership and accountability.

We want to achieve this goal in partnership with local areas wherever possible.

My department has not commissioned research into local government restructuring in the last two years, of which over a year of that period was covered by the previous government.

It will be for the new councils to achieve the efficiencies identified in reorganisation proposals and subsequent detailed implementation and transformation plans while delivering high quality and sustainable public services to local residents and businesses. This has been the case in recent local government reorganisation processes.

The formal invitations to submit unitary proposals were sent to the leaders of all the councils in two tier areas and their neighbouring small unitaries. These letters have been published on gov.uk. The letters set out the criteria for the development of unitary proposals, as well as the process that will be followed.

The letter asks areas to provide an interim plan to Government on or before 21 March 2025, and provides guidance as to what areas should include in their interim plans.

The letters set out expectations that areas jointly develop and submit a single proposal however there will be some cases when it is not possible for all councils in an area to jointly develop and submit a proposal and Government will consider any suitable proposals submitted by the relevant local authorities.

It is for councils to respond to the invitation letters, having developed robust and sustainable proposals that are in the best interests of their whole area. They should engage their Members of Parliament, and ensure there is wide engagement with local partners and stakeholders, residents, workforce and their representatives, and businesses in working up their proposals.

The letter sets out that once a proposal has been submitted, it will be for the Secretary of State to decide on taking a proposal forward and will consult on proposals, as required by statute.

The formal invitations to submit unitary proposals were sent to the leaders of all the councils in two tier areas and their neighbouring small unitaries. These letters have been published on gov.uk. The letters set out the criteria for the development of unitary proposals, as well as the process that will be followed.

The letter asks areas to provide an interim plan to Government on or before 21 March 2025, and provides guidance as to what areas should include in their interim plans.

The letters set out expectations that areas jointly develop and submit a single proposal however there will be some cases when it is not possible for all councils in an area to jointly develop and submit a proposal and Government will consider any suitable proposals submitted by the relevant local authorities.

It is for councils to respond to the invitation letters, having developed robust and sustainable proposals that are in the best interests of their whole area. They should engage their Members of Parliament, and ensure there is wide engagement with local partners and stakeholders, residents, workforce and their representatives, and businesses in working up their proposals.

The letter sets out that once a proposal has been submitted, it will be for the Secretary of State to decide on taking a proposal forward and will consult on proposals, as required by statute.

The formal invitations to submit unitary proposals were sent to the leaders of all the councils in two tier areas and their neighbouring small unitaries. These letters have been published on gov.uk. The letters set out the criteria for the development of unitary proposals, as well as the process that will be followed.

The letter asks areas to provide an interim plan to Government on or before 21 March 2025, and provides guidance as to what areas should include in their interim plans.

The letters set out expectations that areas jointly develop and submit a single proposal however there will be some cases when it is not possible for all councils in an area to jointly develop and submit a proposal and Government will consider any suitable proposals submitted by the relevant local authorities.

It is for councils to respond to the invitation letters, having developed robust and sustainable proposals that are in the best interests of their whole area. They should engage their Members of Parliament, and ensure there is wide engagement with local partners and stakeholders, residents, workforce and their representatives, and businesses in working up their proposals.

The letter sets out that once a proposal has been submitted, it will be for the Secretary of State to decide on taking a proposal forward and will consult on proposals, as required by statute.

The formal invitations to submit unitary proposals were sent to the leaders of all the councils in two tier areas and their neighbouring small unitaries. These letters have been published on gov.uk. The letters set out the criteria for the development of unitary proposals, as well as the process that will be followed.

The letter asks areas to provide an interim plan to Government on or before 21 March 2025, and provides guidance as to what areas should include in their interim plans.

The letters set out expectations that areas jointly develop and submit a single proposal however there will be some cases when it is not possible for all councils in an area to jointly develop and submit a proposal and Government will consider any suitable proposals submitted by the relevant local authorities.

It is for councils to respond to the invitation letters, having developed robust and sustainable proposals that are in the best interests of their whole area. They should engage their Members of Parliament, and ensure there is wide engagement with local partners and stakeholders, residents, workforce and their representatives, and businesses in working up their proposals.

The letter sets out that once a proposal has been submitted, it will be for the Secretary of State to decide on taking a proposal forward and will consult on proposals, as required by statute.

My Department has no plans to publish the correspondence or substantive text of the petitions mentioned in paragraph 7.4 of the Explanatory Memorandum to the Local Authorities (Changes of Years of Ordinary Elections) (England) Order 2025, or to publish the Government’s responses.

The period a new unitary council exists in shadow form before assuming all council functions will depend on the nature of proposals for local government reorganisation and progress on development of those proposals. The typical period for the recent local government reorganisations has been around one year.

My Department has no plans to publish the correspondence or substantive text of the petitions mentioned in paragraph 7.4 of the Explanatory Memorandum to the Local Authorities (Changes of Years of Ordinary Elections) (England) Order 2025, or to publish the Government’s responses.

The period a new unitary council exists in shadow form before assuming all council functions will depend on the nature of proposals for local government reorganisation and progress on development of those proposals. The typical period for the recent local government reorganisations has been around one year.

My Department has no plans to publish the correspondence or substantive text of the petitions mentioned in paragraph 7.4 of the Explanatory Memorandum to the Local Authorities (Changes of Years of Ordinary Elections) (England) Order 2025, or to publish the Government’s responses.

The period a new unitary council exists in shadow form before assuming all council functions will depend on the nature of proposals for local government reorganisation and progress on development of those proposals. The typical period for the recent local government reorganisations has been around one year.

My Department has no plans to make an assessment of the availability of thatching materials at this time.

Following discussion with the National Society of Master Thatchers, Historic England has updated its roof guidance to clarify the decision-making process for both applicants and local authorities on applications for listed building consent.

Historic England’s update roof guidance is available on that organisation’s website here.

We have not received any such requests for disclosure under the FOI Act since 5 July 2024.

Post-inquiry representations are routinely listed at the end of the decision letter, and are also publicly available on request.

I interpret ‘affordable housing levies’ in this context to mean affordable housing policy requirements.

As set out in Planning Policy Guidance on viability, which can be found on gov.uk here, policy requirements for developer contributions should be informed by evidence of infrastructure and affordable housing need, and a proportionate assessment of viability that takes into account all relevant policies, and local and national standards, including the cost implications of the Community Infrastructure Levy (CIL) and section 106. Plan makers should consider how needs and viability may differ between site typologies and may choose to set different policy requirements for different sites or types of development in their plans.

The government intends to review the guidance on viability, and we are also committed to strengthening the existing system of developer contributions to ensure new developments provide necessary affordable homes and infrastructure. Further details will be set out in due course.

The revised National Planning Policy Framework (NPPF) published on 12 December includes new Golden Rules for development on the Green Belt. Prior to development plan policies for affordable housing being updated in accordance with the revised NPPF, the affordable housing contribution required to satisfy the ‘Golden Rules’ is 15 percentage points above the highest existing affordable housing requirement that would otherwise apply to the development, subject to a cap of 50%. We estimate that under this model, the median Green Belt local planning authority affordable housing requirement will be 50%.

Environmental principles assessments are not routinely published. However, the information in question was released following a request under the Environmental Information Regulations 2004.

The Community Infrastructure Levy (CIL) is used to fund infrastructure needed to support development in a local authority’s area. This may include childcare facilities.

Any local planning authority that has received developer contributions is required to publish an Infrastructure Funding Statement (IFS) at least annually. The IFS report should include summary details of CIL expenditure during the reported year, including the items of infrastructure to which CIL has been applied.

There is no statutory requirement for a consolidated Infrastructure Funding Statement for England to be published, and one has not been published to date.

The government is committed to strengthening the existing system of developer contributions to ensure new developments provide necessary affordable homes and infrastructure. Further details will be set out in due course.

The government has made no formal assessment of the potential implications for MHCLG policies of the briefing in question.

Due to the role of MHCLG Ministers in the planning system it would not be appropriate for me to comment on specific cases. For the same reason, Ministers do not actively engage communities in relation to specific development proposals.

Local planning authorities are required to publicise applications for a minimum of 21 days, prior to determining planning applications, and must take any material matters raised into consideration when making a decision.

The engagement principles have not been further updated since July 2024. The existing principles remain valid.

National planning policy is clear that development should be directed to areas with the lowest possible flood risk from all sources, including from the sea.

Where development is proposed in areas at risk of the impacts of coastal change, development should not be approved unless it can be demonstrated that it will be safe for its lifetime.

Development proposals would have to pass these robust tests to proceed in such locations.

As has been the case under successive administrations, government does not normally disclose internal communications.

Our Homelessness Code of Guidance provides a summary of the homelessness legislation duties, powers and obligations on housing authorities and others towards people who are homeless or threatened with homelessness, including young people.

We keep the Homelessness Code of Guidance under review and update it regularly following changes to legislation and feedback from our Homelessness Advice and Support Team of advisors who meet frequently with local authorities.

The government condemns all forms of racism, racial discrimination and related forms of intolerance. We are committed to combatting it. We have a strong legal framework in place to deal with the perpetrators of racist and other forms of hate crime and expect the perpetrators of such offences to be brought to justice.

Section 106 planning obligations assist in mitigating the impact of unacceptable development to make it acceptable in planning terms, including through the provision of affordable housing.

Whether accommodation provided by almshouse charities can be secured through a section 106 agreement is a matter for the decision maker, taking into account the National Planning Policy Framework and other material considerations.

The Community Infrastructure Levy (CIL) cannot be used to fund affordable housing. However, there is greater flexibility in how the neighbourhood portion of CIL may be spent. This could include provision of accommodation provided by almshouses, provided this meets the requirement to ‘support the development of the area’. In addition, accommodation provided by almshouses is eligible for a CIL exemption.

I also refer the hon. Member to the answer given to Question UIN 20627 on 6 January 2025.

The night-time industry plays an important role in high streets and town centres across the country. To help high street businesses, as set out at Autumn Budget 2024, we intend to introduce permanently lower tax rates for retail, hospitality, and leisure (RHL) properties, with rateable values below £500,000, from 2026-27.

We recognise planning and licensing decisions can impact the continued operation of late-night venues. The Licensing Act 2003 aims to strike the right balance between providing safeguards to prevent nuisance, crime and disorder, while recognising the contribution licensed premises make to thriving night-time economies. The National Planning Policy Framework is clear that existing businesses and facilities should not have unreasonable restrictions placed on them as a result of development permitted after they were established.

Research has indicated a decline in the number of night-time economy venues in the UK between 2018 and 2023. We are working with the Hospitality Sector Council to improve the resilience of hospitality businesses, including those operating in the night time economy.

The Party Wall Act is an important piece of legislation which safeguards the interests of individuals and organisations where building work takes place adjacent to, or bridges, neighbouring properties.

While no date or decision has been made to review the party wall act, my officials are tasked with keeping the Act under continuous review by noting, recording and considering how issues concerning the Party Wall Act raised by members of the public and parliamentarians relate to wider government policies on housing, building safety and the built environment.

We are very grateful for the continued generosity of sponsors in opening up their homes to support Homes for Ukraine guests.

The department does not hold information on the nationality of sponsors. However, since 19 February 2024, Homes for Ukraine sponsors of new guests are required to be British or Irish citizens, or have settled status in the UK, on the date of the guest’s visa application.

The government has not undertaken a full formal impact assessment of the Right to Buy scheme.

However, the impact of the increased 2012 Right to Buy discounts on council housing stock and housebuilding was considered as part of the review of discounts that was published in October 2024.

More information can be found on gov.uk here.

Whilst there are no current plans on requirements for fritted or UV glass, our revised National Planning Policy Framework expects developments to provide net gains for biodiversity, including through incorporating features which support priority or threatened species such as swifts, bats and hedgehogs. The National Design Guide, National Model Design Code and Natural England’s Green Infrastructure Framework set out how development can incorporate a range of nature friendly features including swift bricks.

The Building Regulations are designed to protect human safety by ensuring buildings are structurally sound, fire-resistant, and meet health and accessibility standards. They are not designed to directly address animal welfare.

125 buildings have transferred from the Building Safety Fund (BSF) to the Cladding Safety Scheme (CSS). We are exploring opportunities to transfer further buildings from the BSF to exploit the benefits of the CSS.

No buildings, to date, have been found to be ineligible after transferring to the CSS.

125 buildings have transferred from the Building Safety Fund (BSF) to the Cladding Safety Scheme (CSS). We are exploring opportunities to transfer further buildings from the BSF to exploit the benefits of the CSS.

No buildings, to date, have been found to be ineligible after transferring to the CSS.

I refer my hon. Friend to the answer given to Question UIN 27050 on 3 February 2025.

As per the answer given to Question UIN 28103 on 11 February 2025, my officials continue to regularly engage with the mortgage lending and insurance industries.

Where a mortgage lender who is a signatory to the statement on cladding is not accepting an EWS1 for a building which requires work to remediate building safety defects, then leaseholders should provide alternative evidence that their building is in the Cladding Safety Scheme, Building Safety Fund or covered by a developer that has signed the Developer Remediation Contract. This evidence could be, for example, a letter from MHCLG or the developer. Leaseholders can also complete a Leaseholder Deed of Certificate to evidence they qualify for the leaseholder protections in the Building Safety Act.

For buildings which do not need remedial works, then lenders or insurers may accept Fire Risk Appraisals of External Walls.

We are currently analysing the responses to the consultation on funding reform which ran from 18 December 2024 – 12 February 2025 and sought views on how we will account for differences in locally raised resources. A response has not yet been published, but the consultation does not propose that the Band D level set by a local authority will be accounted for in the assumed council tax metric. It is standard practice to calculate the taxbase of precepting authorities using the taxbases of the billing authorities in its area, and the consultation did not propose to change this.

The government has recently published our response to the Electoral Commission’s reports on the 2024 General Election, and this is available here: Electoral Commission’s reports on the 2024 elections: government response - GOV.UK.

As set out in that response, we will not be making any further changes to the voter identification policy ahead of the May 2025 local elections.

Due to the extremely challenging financial situation this government inherited we have had to make difficult choices to prioritise funding within extremely tight budgets.

We have carefully considered the responses to our consultation and chosen projects at an advanced stage that will have the greatest impact on local people and economic growth - this government’s number one mission.

For the cancelled projects, officials will be in contact to discuss reimbursement for costs incurred.

The date of elections to new unitary authorities will depend on the nature of proposals and progress on development of those proposals.

The position remains that elections to authorities specified in the Local Authorities (Changes of Years of Ordinary Elections) (England) Order 2025 will take place on the date to which they have been postponed, in May 2026.

Any local authority dissolved as a result of local government restructuring will cease to exist on the date specified in the legislation providing for that restructuring; that date will depend on the nature of proposals and progress on development of those proposals.

The arrangements for by-elections to councils whose elections have been postponed in May 2025 are as set out in the Explanatory Memorandum to the Local Authorities (Changes of Years of Ordinary Elections) (England) Order 2025:

“Vacancies arising in the six-month period prior to the May 2025 elections would ordinarily have been filled at the May 2025 elections rather than by by-elections. The requirement for by-elections to fill such vacancies is reinstated by the postponement and this ensures there are no long-term vacancies on a council. For clarity, the instrument specifies that such by-elections must take place in the period between the coming into force of the instrument on 4 March 2025 and 1 May 2025.”

That Explanatory Memorandum can be found here.

Vacancies arising after 1 May 2025 will be filled at by-elections in the usual way, with any vacancies arising in the six month period before the May 2026 elections being filled at those elections.

The date of elections to new unitary authorities will depend on the nature of proposals and progress on development of those proposals.

The position remains that elections to authorities specified in the Local Authorities (Changes of Years of Ordinary Elections) (England) Order 2025 will take place on the date to which they have been postponed, in May 2026.

Any local authority dissolved as a result of local government restructuring will cease to exist on the date specified in the legislation providing for that restructuring; that date will depend on the nature of proposals and progress on development of those proposals.

The arrangements for by-elections to councils whose elections have been postponed in May 2025 are as set out in the Explanatory Memorandum to the Local Authorities (Changes of Years of Ordinary Elections) (England) Order 2025:

“Vacancies arising in the six-month period prior to the May 2025 elections would ordinarily have been filled at the May 2025 elections rather than by by-elections. The requirement for by-elections to fill such vacancies is reinstated by the postponement and this ensures there are no long-term vacancies on a council. For clarity, the instrument specifies that such by-elections must take place in the period between the coming into force of the instrument on 4 March 2025 and 1 May 2025.”

That Explanatory Memorandum can be found here.

Vacancies arising after 1 May 2025 will be filled at by-elections in the usual way, with any vacancies arising in the six month period before the May 2026 elections being filled at those elections.