Non-Domestic Rating (Lists) (No. 2) Bill

Debate between Baroness Bakewell of Hardington Mandeville and Lord Kennedy of Southwark

Committee stage & Committee: 1st sitting (Hansard) & Committee: 1st sitting (Hansard): House of Lords
Thursday 4th February 2021 Grand Committee

[Lord Kennedy of Southwark (Lab Co-op)]

My Lords, Amendment 3, to which the noble Baroness, Lady Bakewell of Hardington Mandeville, has added her name, raises the important issue of business rate appeal waiting lists.

As we heard at Second Reading, there are still 40,000 unresolved rating list appeals from 2010—11 years ago. As a result of this backlog, local authorities had to divert more than £3 billion from services to deal with the appeals risk from 2010 and 2017. This is an unacceptable situation; I am sure that the noble Lord, Lord Greenhalgh, would agree with me on that. Local authority finances are under extreme pressure, and this unacceptable situation is being made even worse.

The amendment would place a duty on the Secretary of State to conduct and then publish an assessment of the impact of the Act on business rate appeals. This is an opportunity for the Minister to explain the position of the Government and how they are working to deal with this backlog of appeals. I beg to move.

[Baroness Bakewell of Hardington Mandeville (LD) [V]]

My Lords, I draw the Committee’s attention to my interest as a vice-president of the LGA.

It is a pleasure to take part in this debate and speak to the amendment in the name of the noble Lord, Lord Kennedy of Southwark, to which I have added my name. I am familiar with rating appeal tribunals from my previous life when I sat on domestic rating appeals. Some had been waiting in the pipeline to be heard for a very long time. The noble Lord referred to these timelines.

However, this is about business rates. Some years ago, before the Government transferred the retention of business rates to local authorities, unitary and district councils were responsible for collecting business rates but had no say in setting them; nor were they able to retain the rates collected. If the local authority had no major facilities in its area that would attract business rates, this was straightforward. However, if there were major infrastructure projects—I use this term loosely—this caused huge problems as, for reasons best known to the Government, these facilities were expected to pay business rates despite not trading as businesses.

I can speak only from my experience of Somerset but feel certain that this situation will have been replicated across the whole country. Taunton Deane Borough Council and South Somerset District Council were lucky enough to have major infrastructure in their areas. In Taunton Deane, it was the MoD camp at Norton Fitzwarren and a large hospital at Musgrove Park, in addition to several superstores. In the case of South Somerset, it was the MoD Royal Naval Air Station at Yeovilton and Yeovil District Hospital, as well as superstores. The MoD bases and NHS facilities are of course funded from central government budgets in the first place. All these assets attracted business rates covering millions of pounds. The MoD, NHS hospitals and superstores appealed against their business rates—the latter were in a slightly different category as they were trading businesses and, hopefully, making a profit, but millions of pounds were at stake.

The Government informed local authorities that they could, if they wished, agree a lower figure with the appellant. However, any difference from the figure originally set and the lower figure agreed by the local authority would have to be made up to the Government from local householders’ council tax. Many of these pending appeals waited four, five, six or even seven years to be heard. As the noble Lord, Lord Kennedy of Southwark, has just said, we have now been waiting more than 10 years for the 2010 appeals. All this time, local authorities were wondering whether they would be faced with massive bills in unpaid business rates that the Government would be expecting to receive. When appeals were heard and were successful, this money was passported back to central government. However, there was also an expectation that any shortfall would be made up by local authorities, so it was a win/lose situation for local councils and their taxpayers.

We now have a situation where local authorities operate under a business rate retention scheme. However, with high street retail outlets and other town centre businesses under extreme pressure because of the Covid pandemic, huge numbers of appeals against business rate assessments are likely.

Household rates and housing benefit levels are set on a sub-regional basis by the valuation office. Our valuation office was based in Bournemouth; the price of a property in Bournemouth was vastly different from the value of one in South Somerset. Can the Minister say whether business rates are similarly set on a sub-regional level and whether the buoyancy of the local economy is considered?

Previously, our town centres have been made up of well-known retail high street clothing stores, yet these have all but disappeared. The brands are being snapped up by online businesses that buy the brand and stock but not the premises, as we have seen this week. My noble friend Lord Stunell has already referred to this. How are local authorities that now depend on business rates to balance their budgets to proceed with an increasing number of empty properties?

Many businesses will survive: insurance agents, estate agents, solicitors, food outlets and supermarkets. However, many supermarkets have long since withdrawn to retail business parks, where there is a significant turnover of retailers as each goes into administration. Mothercare, Staples and Homebase are examples; their premises are often left empty for a considerable time. It seems that now is the time for a radical rethink of just what the Government expect business rates to deliver and what type of business they propose to be classified as liable for business rates. This will now include large warehouse facilities servicing online purchases.

The exponential rise in online shopping has been the saviour of householders who have either been subject to lockdown or, prior to lockdown, isolating to protect themselves due to their underlying health conditions. From my office window, I have an excellent view of the C-grade road that serves the 12 houses in our area. The number of delivery vans going up and down has dramatically increased since Christmas. Whether it is with home deliveries from supermarkets or deliveries by DPD, Yodel or another, they are extremely busy and often call long after it has gone dark. Apart from the supermarkets, the vans are delivering goods that householders have ordered from online businesses. Surely now is the time for these businesses to play their part in the local economy and pay business rates; the noble Lord, Lord Bourne of Aberystwyth, referred to this.

Somerset West and Taunton (Local Government Changes) Order 2018

Debate between Baroness Bakewell of Hardington Mandeville and Lord Kennedy of Southwark

Wednesday 23rd May 2018 Lords Chamber

[Baroness Bakewell of Hardington Mandeville (LD)]

My Lords, I declare my interest as a vice-president of the LGA and a district councillor in South Somerset. Taunton Deane and West Somerset have been collaborating successfully for some time and share several services and offices, as the Minister said. Taunton Deane now wishes to terminate its collaboration. Instead, it wishes to take over West Somerset. I have received many submissions from local councillors and others who are opposed to the merger, and none in favour. I shall try to briefly give the House a flavour of the communities being discussed this afternoon.

Taunton Deane Borough Council, as its name implies, includes the county town of Taunton. It has a large community and includes some rural villages and the market town of Wellington, but it can in no way be described as extremely rural. It has excellent infrastructure in the form of the main railway line linking down to Cornwall and up to Bristol and the north of the country. It is situated on the junction of the M5 spine, which runs down the west of the country, and has a thriving hospital, a sixth-form college and FE college, several secondary schools and numerous primary schools. There is a vibrant town centre. Generally, it has everything going for it.

West Somerset is a very different area and council. It is one of the smallest, if not the smallest, district council in the country. It has extremely poor connectivity to the surrounding area. The A39, which is the main route to the largest town of Minehead, has not been updated. Seventy per cent of the landmass of West Somerset is within the Exmoor National Park. This means that the area is extremely beautiful and, with its interesting coastline, West Somerset attracts a great many tourists. However, unlike Taunton, which can rely on the new homes bonus to boost its budget, it is impossible to build large numbers of homes in West Somerset due to planning restrictions in the national park.

There are also many other challenges. The community college at Minehead takes pupils from 14 to 18 and covers an area of 600 square miles. This means that pupils travel large distances on school transport and consequently find it difficult to have any social life outside school, which the pupils in Taunton take for granted.

West Somerset is, however, the site of the nuclear power plants at Hinkley. Power station A is decommissioned but has never been removed, Hinkley B is still operational and Hinkley C is still under construction. Despite this, the roads serving Hinkley are, for the most part, rural, winding roads taking a great deal of extra traffic during the construction phase. West Somerset should have been able to count on the business rates from Hinkley. However, when the Government allowed local authorities to retain business rates, they did not transfer funds to cover historical appeals by businesses against their rating. This was an amazing sleight of hand of which many magicians would have been proud. Consequently, when Hinkley’s appeal was allowed, West Somerset had to refund £6.7 million from its meagre resources to Hinkley. Hinkley’s business rates were £5 million, but they have been reassessed at £29 million. Not surprisingly, Hinkley is trying the appeal route once again.

We have before us a David and Goliath situation. Taunton Deane is financially stable and able to plan for its future with confidence. West Somerset, although having some capital assets, has a revenue budget that is not solvent. This is due not to incompetence on the part of its officers or elected councillors but to the greatly increased costs of providing services in deep rural isolated areas, coupled with the business rates issue outlined above.

Central government does not accurately reflect rurality in its settlement for West Somerset, nor does the Boundary Commission reflect this when reviewing electoral boundaries. It takes no notice of sparsity or connectivity but focuses solely on the number of electors, hence the four county councillors who cover the whole of West Somerset have a great many parished areas to cover. In one case, that is 25 parishes.

Contrast that with the county town of Taunton, which is unparished. The draft Statutory Instrument refers to the Government’s commitment to,

“immediately carry out a Community Governance Review to ensure that the currently unparished area of Taunton is parished as soon as possible”.

I do not see any costs for that in the statutory instrument.

Now we come to the issue of democratic deficit—a subject close to my heart. Currently Taunton Deane has 56 councillors and West Somerset 28. The proposal is for 58 councillors going forward—a 32% reduction. One of the new wards will have five councillors. How is that going to work? There will be five people, potentially from different political parties, all trying to represent the views of the electorate. Many councillors cannot agree among their own party colleagues, never mind those from another party. If the number of electors demands five councillors, why not divide the ward into smaller sections and give those elected a fighting chance of doing a decent job?

West Somerset will now be covered by four divisions with a total of 13 councillors—more than a 50% reduction, while Taunton Deane gets only a 26% reduction. Who devised these massive, multimember wards for very rural areas? This whole thing reeks of political gerrymandering on a massive scale. A consultation has taken place, but this does not appear to have been satisfactory. Like a lot of consultations, the questions asked are often to produce the answers required. I note that the Secondary Legislation Scrutiny Committee was concerned about the nature of the consultation. I quote from a letter sent to that committee, which I received this morning:

“The public consultation was biased in many ways as noted earlier in HL Paper, but it is not mentioned that the proponents of the merger had promoted it in the local press as a fait accompli, (emphasising that the councils had already taken a vote and the proposal to merge had already been sent to the Minister) BEFORE this consultation took place. It was also repeatedly claimed, inaccurately, that the merger per se would save £3.1m”.


I turn briefly to the predatory and unwelcome bid on 2 May by the leader of the county council to form a unitary county. We can see from press reports in the Telegraph on Monday that Somerset County Council is running a deficit budget. It is, therefore, looking to the districts, which are solvent, to bail them out. The leader of the county council says:

“This is the start of the conversation. At this stage the situation is best described as being in ‘talks about talks’ and I’m adamant that I will enter into these conversations with an open mind and nothing on my agenda except delivering long-term sustainable services for Somerset’s residents”.


Still on the subject of unitary, he says:

“I know the announcements earlier this month may have been unsettling, and even worrying, to some staff within SCC and also the districts, especially where it was coupled with alarming headlines. That was not the aim of publicising our discussions and I’m happy to apologise to staff in all organisations if that was the consequence”.


I find these words somewhat disingenuous.

The press release from the five district council leaders who met last Friday, states:

“The leaders of all five district councils together with the County Council have pledged today to work together on a joint review of local governance in Somerset. The aim of the review will be to determine the best way of delivering local public services and meeting community outcomes in Somerset in the future.


Whilst the details of the review are still to be finalised, the leaders have committed to some important principles including … Ensuring the review is independent of any one or group of organisations and that the focus of the review is on what is best for Somerset and its communities … Considering a range of options for the future”,


with all options having,

“a robust business case analysis … Inviting others, including health care, to work with the councils on the review … To engage with communities and stakeholders through the review process, keep people informed and undertake community consultation before any final decisions are made”.

Work will now commence on drawing up detailed plans and timetables for the review, and further updates will be issued in due course.

There was a debate in the other place on the proposed unitary yesterday—this despite the leader of the county council taking the trouble to go to London to lobby the MPs on his proposal. However, his proposal did not meet with unqualified support. I do not doubt that West Somerset is in desperate straits but, if Taunton Deane does not wish to continue its collaboration with it, why not look to Sedgemoor District Council? It also has a boundary with West Somerset and together they form one parliamentary constituency, represented by Ian Liddell-Grainger, who, incidentally, is opposed to the merger that we have before us today. He is recorded as saying that he was gobsmacked at the unitary proposal—and I take that from Hansard.

The costs of the merger are large, setting up a shadow authority on 1 April to be overtaken by the new authority in May 2019 and then, again, by a possible unitary authority. This seems like a desperate waste of taxpayers’ money. I regret that I do not think now is the right time to be progressing this proposal.

[Lord Kennedy of Southwark (Lab Co-op)]

My Lords, I again refer the House to my entry in the register of interests as a vice-president of the Local Government Association.

This is another set of proposals that seems fraught with local difficulty and, as I said before, the lack of clarity from the Government on their plan for local government in England as a whole is not helping matters. The Secondary Legislation Scrutiny Committee of your Lordships’ House has brought these two statutory instruments to the special attention of the House, on the grounds that there appear to be inadequacies in the consultation which relates to these instruments. Inadequacy in these sort of consultations is a matter that I have yet to receive a satisfactory answer on what the department will do to improve the situation.

I am very much in agreement that, for a consultation exercise to carry any credibility, those who organise it must be open-minded about its results, otherwise there is no point in the exercise. I also have some sympathy with the residents of Taunton Deane in respect of their concerns about this merger, as the independent auditor considers West Somerset District Council to be financially unsustainable. The merger may be the answer, but that has not been established to the satisfaction of many people locally. We then have various other individuals giving their views, as the noble Baroness, Lady Bakewell of Hardington Mandeville, said. The leader of Somerset County Council, the Conservative councillor David Fothergill, who lives in Taunton, wants a countywide unitary, which he claims will save the council £28 million. Marcus Fysh, the MP for Yeovil, who is a former county councillor, also wants the county unitary model. James Heappey, the Member for Wells, also wants a county unitary, but Rebecca Pow, the Tory MP for Taunton Deane, is firmly sitting on the fence, saying that she will wait to hear more proposals before she makes her mind up.

It is all a bit of a shambles again, which is not helped by the general approach from the Government, with no clear vision of how local democracy should be delivered in England. It just makes matters even more difficult to get right, although I accept that these things are very difficult. It would in my opinion be better, as we were saying, to see unitary local government in England, and we will work with local councillors and local communities to come up with the best options in each county to deliver that with full consultation.

I wonder whether the Minister can help me, because I am getting a little confused by all these mergers, and how it all works. I think that he said in our previous debate that when we have districts coming together in mergers, any one district can oppose that. Then he said that any unitary proposals are decided in the round, so a council cannot oppose it. But what happens if you get a county district wanting to merge with a unitary? Is that done in the round again, as well, or is there a third option? I am thinking of somewhere like Oxford City Council, which is a unitary and does not want to merge with Oxfordshire. Has it got a veto? I do not know. It all seems very confused to me, and we need to be clear because I think that the Government are very muddled on this.

Neighbourhood Planning Bill

Debate between Baroness Bakewell of Hardington Mandeville and Lord Kennedy of Southwark

Committee: 2nd sitting (Hansard): House of Lords
Thursday 2nd February 2017 Grand Committee

[Lord Kennedy of Southwark]

My Lords, this amendment, which is in my name and that of the noble Baroness, Lady Bakewell of Hardington Mandeville, seeks to find a way of dealing with the problem when land is just not being used—where planning permission has been agreed but nothing happens and the planning permission then expires. The amendment would give power to the local authority to direct the use of the land for the priorities as detailed in the local development or neighbourhood plan and in line with the priorities set out in the local process we discussed in our previous sitting, and in keeping with the NPPF.

We have a serious problem with land not being used, especially in London where there is a particularly high demand for homes. Again, I can give many examples from my own ward where there are small sites with signs saying “planning permission for X number of houses”, but not much is happening and people are waiting for the land value to increase. Communities and local authorities already have some powers to get things moving, such as the community right to reclaim land, which has been on the statute book for many years. That power enables public bodies to dispose of land. There is also the community right to build so that communities can propose site developments in their area, and which also gives local authorities additional power to get things moving locally.

I hope we will receive a positive response from the Government today. Maybe these matters will be dealt with in the White Paper, I do not know; but we need to get these sites built on. They are an eyesore. Leaving things as they are, with permissions but nothing ever happening, is a problem. We have often talked about the number of permissions already agreed in London but with nothing ever seeming to happen. We need to get things moving. I beg to move.

[Baroness Bakewell of Hardington Mandeville (LD)]

My Lords, as this is the first time I have spoken in Committee I draw the Committee’s attention to my entry in the register of interests.

I fully support the noble Lord, Lord Kennedy, in this amendment. The problems he has listed are those relating to London and other urban areas. However, they are not isolated to just those areas. Those of us in rural areas suffer significant frustration when planning permission has been applied for and given but nothing happens. Land is often left untouched for many years when it could have been productively used for key priorities in local development or neighbourhood plans.

Occasionally, spoiling tactics are employed. A local authority can identify a particular use for a parcel of land which does not meet with the approval of either the owner or those living in close proximity. As we all know, anyone may apply for planning permission on any piece of land; they do not have to own it. It certainly helps the process if the applicant is the owner, but this is not a requirement. Spoiling applications are submitted, appear to be in accordance with the local plan and gain approval. Thereafter, nothing is done to the site and those objecting feel their mission has been accomplished.

In such cases, and those listed by the noble Lord, Lord Kennedy, I support the local authority having the right to direct the use of the land in order to fulfil the priorities in the local plan or neighbourhood plan. After all, both plans will have taken a great deal of time and effort to be completed; they will have gone out to extensive consultation and been thoroughly examined before being adopted. It is therefore only correct that the aims of those plans should be implemented as far as is possible. I believe this clause would help achieve that aim, which is in the general public’s interest. I look forward to the Minister’s response.

Housing and Planning Bill

Debate between Baroness Bakewell of Hardington Mandeville and Lord Kennedy of Southwark

Wednesday 27th April 2016 Lords Chamber

[Baroness Bakewell of Hardington Mandeville]

My Lords, I also thank the Minister for her enormous patience during the passage of this labyrinthine and complicated Bill. The Minister and her colleagues on the Government Front Bench have demonstrated great stamina on what has been a bit of a marathon. I and my colleagues are grateful to her for the many briefings that she has organised to assist us in getting to grips with the Bill and for attempting to meet us half way on what are major issues for us. I thank also the Labour Front Bench—the noble Lords, Lord Kennedy and Lord Beecham—and on the Cross Bench the noble Lords, Lord Best, Lord Kerslake and Lord Cameron, for their very positive approach towards co-operating with us on the Liberal Democrat Benches to ensure that proper in-depth scrutiny took place throughout the passage of the Bill.

Finally, but by no means least, I thank my colleagues on the Benches beside and behind me for their unfailing support over two months: my noble friends Lord Shipley, Lord Foster, Lord Stoneham, Lord Tope, Lord Palmer of Childs Hill, Lord Taylor of Goss Moor, Lord Teverson, Lord Greaves, Lady Parminter, Lady Grender and Lady Doocey, and in particular my noble friend Lady Maddock, who has sat with me for many hours into the late evenings. Without their in-depth involvement in taking on various sections of the Bill, my role would have been extremely arduous; I am grateful to them for sharing and lifting the burden.

[Lord Kennedy of Southwark]

My Lords, as we come to the end of the Bill, I will not start a debate on the regulations, which we have discussed many times.

I have some concluding remarks. I start by thanking the Bill team, and all the officials who have worked on the Bill. They have been willing to engage with us at all times, and we are grateful for that. I pay tribute also to Ian Parker from the opposition office for all his work on the Bill, and especially to Molly Critchley from the opposition office, who has helped, directed and guided me and my noble friend Lord Beecham and other noble Lords on the Opposition Benches. She has proved knowledgeable, technically skilled and valuable to our debates as we hold the Government to account on this Bill.

I thank, too, noble Lords from all sides of the House, certainly the noble Baroness, Lady Bakewell, and the noble Lords, Lord Best, Lord Kerslake and Lord Cameron, and many noble Lords on the Government Benches as well, including the noble Lords, Lord Porter, Lord True and Lord Lansley. I have enjoyed our debates. I think that we have all helped to improve the Bill. It is fair to say that at many times local government has spoken with one voice. It is also clear from the contributions of noble Lords that there is great experience here and that we all care deeply about housing. We may not often agree what needs to be done, but that is another matter. We are all concerned about the housing crisis and that it is dealt with.

I pay tribute also to the noble Viscount, Lord Younger of Leckie, and the noble Baroness, Lady Evans of Bowes Park. They engaged willingly with the House and dealt with all noble Lords in a courteous manner.

My penultimate remarks concern the noble Baroness, Lady Williams of Trafford. I have sometimes wondered what she had done to be given such a controversial Bill—an ill-prepared Bill—and to have the poise to deal with all sorts of points from around the House, often on her own. She has done so with great skill and courtesy; I have appreciated that very much, as has the whole House.

Although the Bill is in better shape than when it arrived in your Lordships’ House, it will not particularly help to tackle the housing crisis. In some respects it may actually make things worse. We may get back to the Bill next week in ping-pong fashion but I hope we do not—I hope that the Government accept all the amendments from your Lordships’ House. We shall wait and see about that. What is certain, however, is that we have not seen the last of those regulations. We have not seen them at all yet, but I can guarantee that we will have a return performance by the same group of noble Lords in the autumn. We will discuss the regulations and how they should have been here now, and maybe one or two Motions from the Opposition. I do not know what we will see, but I thank everybody most sincerely.

Housing and Planning Bill

Debate between Baroness Bakewell of Hardington Mandeville and Lord Kennedy of Southwark

Wednesday 13th April 2016 Lords Chamber

[Lord Kennedy of Southwark]

My Lords, I rise to speak to Amendment 71C in my name and that of my noble friend Lord Beecham. I think we can all agree, no matter what position you take on this Bill—whether you think it is right, positive and a great Bill or think it is wrong, negative and not a good Bill—that the proposals are controversial and not universally welcomed. That is because of the lack of regulation—I am not going to start a regulation speech, I promise—and the fact that it is a skeleton Bill with, it has been suggested, not all the bits of the skeleton in place. So I have begun to think that the Bill is just not right. There must be a mechanism in it to enable the Government and Parliament to understand fully the effects of the provisions that have been brought into law.

When we discussed the right-to-buy provisions in Committee, there were many contributions from across the House. I recall the contribution from my noble friend Lord Campbell-Savours, who told us about a council estate quite close to this House that had almost entirely been sold under the right to buy but, now, almost entirely entered the private rented sector. In fact, many rooms in many of the council flats are now being rented out. He said that there are door numbers on the rooms within flats, and people are paying hundreds of pounds a week to live there. I am confident that when the original right-to-buy proposals were introduced by the first Conservative Government after the 1979 election victory, that was never their intention. The intention was to increase home ownership—a perfectly understandable intention. Of course, its effects today can be seen in the situation up the road.

My amendment provides for a report to be compiled in three years’ time. Three years seems to me a sensible length of time. We will see what has happened with the proposals in the Bill and it will enable the Government—unless there is some unforeseen event, this Government will still be in office when we get the report, with one more year to go—to look at them and understand their effects. That is a sensible thing to do and on that basis, I beg to move the amendment.

[Baroness Bakewell of Hardington Mandeville]

My Lords, I rise to support Amendment 71C. As has been said many times during the passage of this Bill, its implications will have very wide ranging consequences. It is therefore necessary to monitor those consequences adequately and consistently, and not leave it to hearsay and conjecture. The Secretary of State should conduct a proper review of the composition of the housing stock of local authorities and housing associations after three years. By then, it should be possible to ascertain exactly how many new homes have been produced, the state of the affordable rented sector, and what measures will be needed to redress any gaps in the market or enhancements needed to fulfil the Government’s aim of addressing the current housing crisis.

Housing and Planning Bill

Debate between Baroness Bakewell of Hardington Mandeville and Lord Kennedy of Southwark

Monday 11th April 2016 Lords Chamber

[Baroness Bakewell of Hardington Mandeville]

My Lords, this group of amendments is about giving tenants and those seeking tenancies access to the rogue landlord database. I will speak to Amendments 22 to 25. I also support Amendment 26.

I fully support the Government’s intention to require local housing authorities to compile a register of rogue landlords. However, there seems little point in the Secretary of State imposing this requirement on local housing authorities if the very people affected by the treatment meted out by such landlords have no idea that their landlord is on the list, or that their potential landlord should be avoided if at all possible.

Tenants of rogue landlords are extremely vulnerable to poor and inadequate housing and have little protection in securing their tenancy or improving the quality of their accommodation. However, the simple measure of giving them access to the register would transform their ability to have some sense of control over their accommodation. They would be able to see just who is on the register and thus avoid repeatedly ending up at the mercy of poor landlords.

We heard detailed description in Committee of the plight of some of the tenants of landlords who are extremely likely to end up being added to the register of rogue landlords. I am afraid that I cannot understand the logic which says that the register, once produced, would be anonymised so that tenants would, presumably, know only the number of rogue landlords but not who they were or the properties that they owned. Ensuring that all accommodation is fit for human habitation, watertight, capable of being heated in winter and safe are basic rights for all tenants. Unless the register is open for tenants to check that their landlord is indeed looking after their best interests in return for the rent that they pay, there seems little point in compiling the register in the first place.

I trust that the Minister will be able to respond positively to this group of amendments and I beg to move.

[Lord Kennedy of Southwark]

My Lords, Clause 37 will require the Secretary of State to give every local authority in England access to information in the database of rogue landlords, which is fine as far as it goes. Amendment 22 in my name and those of the noble Baroness, Lady Bakewell of Hardington Mandeville, and the noble Lord, Lord Shipley, would put a requirement on every local authority for a tenant to also have access to that list. This is a sensible provision as these prospective tenants are the people who need to be aware who the rogue landlords are so that they can make an informed choice when seeking rented accommodation. The noble Baroness made that point in her contribution.

Of course, we are talking about only England in this clause, but there is nothing to stop rogue landlords operating elsewhere in the United Kingdom. Perhaps when the noble Baroness, Lady Evans of Bowes Park, responds she can tell us, notwithstanding the amendment, how the information will be disseminated beyond England and how it will be handled by the devolved institutions, because you will not be a rogue landlord in England and a model landlord in Scotland, Wales and Northern Ireland at the same time if you have properties there.

Amendments 23 and 24 would remove the requirement for anonymity when the information is used for research purposes. This is important as it can help to identify trends and patterns that may need to be addressed by the Government. The anonymity afforded here risks something being missed. Amendment 25 to the same clause would make it clear that the information can be used for the protection of tenants. If that is not the purpose of this whole part of the Bill, then what is its purpose?

The final amendment in this group, in my name and that of my noble friend Lord Beecham, would enable a housing authority not to grant a house in multiple occupation licence to someone on the database of rogue landlords. As we are all aware, occupants of HMO properties are often the most vulnerable of tenants. This seeks to afford some protection where the property is of sufficient size and number of people to require an HMO licence. I hope that the Government Front Bench can see the intent behind these amendments—to protect tenants—and will give the House a positive response.

[Lord Kennedy of Southwark]

I thank the Minister. I had only just thought of that. Clearly, where somebody can operate across other parts of the United Kingdom, if they will be a rogue in England they will be a rogue elsewhere. It is an issue that needs to be looked at.

[Baroness Bakewell of Hardington Mandeville]

I thank the Minister for her response and the noble Lord, Lord Kennedy, for his contribution on HMO licences. I remain unconvinced by the Government’s response. While the Government may feel that it would be unfortunate if banned rogue landlords went out of business, I am sure that tenants would not feel that way. If you are the tenant of a rogue landlord, or live in an HMO run by somebody on the rogue landlord register, I think you should be entitled to know that. If, as a result of that, some landlords went out of business, only very poor landlords would suffer that fate. Yet if good landlords are judged in the same way as bad landlords—apart from being on the rogue landlords register, which nobody will know about except the local authority—that seems a bit of a nonsense, and a disincentive to those landlords who are extremely diligent and vigilant about looking after their tenants. However, I accept that, at this late stage, I will probably not get the Government to change their mind. I beg leave to withdraw my amendment.

Housing and Planning Bill

Debate between Baroness Bakewell of Hardington Mandeville and Lord Kennedy of Southwark

Thursday 10th March 2016 Lords Chamber

[Baroness Bakewell of Hardington Mandeville (LD)]

My Lords, there is not much more I can add to the contributions that have already been made. I support those comments and I oppose the Question that Clause 72 stand part of the Bill.

I agree with the comments the noble Lord, Lord Kerslake, made at the beginning of his speech about the danger of raising the expectations of housing association tenants that they have the right to buy, which they will think has been enshrined in law—and it has not. This is a voluntary agreement in which housing associations may have very good reasons for excluding certain properties. Similar legislation was brought in to allow parental choice over school places. Parents believed that they had choice but they did not. What they had was the right to express a preference about the school they wanted for their child, and that is a very different thing. Great care is needed with the wording on this issue.

[Lord Kennedy of Southwark]

My Lords, all the amendments in this group and the clause stand part notice are ones that either I or my noble friend Lord Beecham have signed up to on behalf of the Opposition. I do not intend to speak for very long as I think the case for the amendments has been made very forcefully by other noble Lords in the debate.

As I said before, the theme running through the Bill is one of undermining council housing, be that in other sections of the Bill or the parts we are looking at today. I am sure the Minister will not agree with me and will suggest that this is all about people realising the dream of owning their own home. I contend that these amendments actually help the Government in that aim.

In particular, I agree with the point made by the noble Lord, Lord Kerslake, about people not being able to walk into social housing as they were able to many years ago. When I was a councillor in Southwark in the 1980s, we had a hard-to-let list. No such thing exists any more. The noble Lord, Lord Stunell, was right to point out that with 160 authorities contributing to the levy, there is a redistribution of money, and homes will be built in areas that have made no contribution and people from the areas that have made a contribution will not benefit from better housing. The noble Lord, Lord Carrington of Fulham, was right when he spoke about the housing crisis in London. As we heard in earlier debates, the city works because of the mix of people and tenures—wealthy people and people on modest incomes living side by side. That is how the city works and the problem with the Bill is that it could very well undermine that.

I hope that the Minister specifically responds to the point my noble friend Lady Hollis made about where the money is going to come from to replace the house when it has been sold. The sums do not add up. Where is all this going to come from? I accept the point made by the noble Lord, Lord Lansley, about how he thinks we can square the circle but, again, without wanting to reopen the regulations debate, that is part of the problem—we do not have any regulations here.

Amendment 66B empowers to the Secretary of State to require the local authority to replace every property sold with a property of the same type. It is much better for a family to be able to rent a social home; for one, it will have a more reasonable rent. They could then save for a deposit to buy their own home or exercise their right to buy. Amendments 68B and 68C seek to put in the Bill different provisions, which are all very valid, ensuring that homes sold under the right to buy are replaced.

I will leave my remarks there and may come back with further points when the Minister responds.

Housing and Planning Bill

Debate between Baroness Bakewell of Hardington Mandeville and Lord Kennedy of Southwark

Tuesday 1st March 2016 Lords Chamber

[Baroness Bakewell of Hardington Mandeville (LD)]

My Lords, this is the first time I have spoken in Committee today, so I draw your Lordships’ attention to my entry in the register of interests. I support my noble friend Lady Grender, who set out so eloquently our opposition to Clauses 55 to 61. I agree completely with the noble Lord, Lord Kerslake, that this is badly thought-out and not needed.

As has been said, these clauses are designed to solve a problem for which there is already legislation. The Government appear extremely keen to move residents out of housing association and local authority housing into the private sector. This is all well and good if the supply and standard of accommodation on offer is adequate and meets the Government’s standards for what is required. However, as I am sure the Government will readily admit, much of this accommodation is in a very poor state of repair, sometimes not secure against the elements and, in extreme cases, not fit for human habitation.

As has already been said, there is a balance to be struck between ensuring that landlords can run their properties as a viable business and the interests of tenants looking for a secure and comfortable home. In 2015, 115,000 people approached Citizens Advice with problems in private rented homes, 2,053 of which were about illegal evictions by landlords in the private rented sector. This represented an increase in inquiries on this specific issue of 32% compared with 2014. This is part of a general upward trend over more than a year. During 2013-14, 111,960 households in England applied to their councils for homelessness assistance—a rise of 26% on 2009-10. On 30 September, 68,560 households were living in temporary accommodation—13% higher than on the same day in 2014, thus producing considerable pressure on local authority homelessness budgets, as we have already heard, with residents often put in temporary accommodation.

The abandonment proposals in the Bill lower the level of proof that landlords will have to meet to claim that their property has been abandoned. The proposal would also legitimise an illegal practice: evicting a tenant without going through a formal court procedure, even when the tenant has not engaged in any conduct that might clearly show that he has abandoned the property. This suggests that, if introduced, it would lead to higher eviction rates and a similar rise in the number of homelessness applications to local authorities, resulting in higher administrative and temporary accommodation costs. Will the Minister say whether this is the Government’s intention and what action they are prepared to take to prevent this sorry state of affairs coming to pass?

At a time when the number of households with dependent children living in the private rented sector is increasing, the added financial impact on council budgets is likely to be significant, as it is these households who will have a priority need for housing by the local authority if made homeless. Using the DCLG’s findings, Citizens Advice estimates the increased social costs to the public sector of each homelessness application at between £24,000 and £30,000 per year, producing an average of £27,000 per year per family or individual. This is not a good use of taxpayers’ money. I cannot believe that this is the Government’s intention. I look forward to their response.

[Lord Kennedy of Southwark]

I am grateful to the noble Baroness, Lady Grender, for proposing that this whole part should be abandoned. I support that suggestion. I will not go through the points I made in the previous debate, but I may have a few points when the Minister responds. The removal of the oversight of the courts, as referred to by the noble Baroness, is of particular concern, and the provision that the third warning notice should be fixed in a “conspicuous” place is very weak and offers very little protection to the vulnerable tenant. The Government have not made the case for these clauses, or that these changes are needed or necessary. The Government need to think again over the procedure and the risks involved, as other noble Lords said in the debate.