Levelling-up and Regeneration Bill

Debate between Baroness Pinnock and Baroness Warwick of Undercliffe

Committee stage
Monday 22nd May 2023 Lords Chamber

[Baroness Warwick of Undercliffe (Lab)]

My Lords, I speak in support of Amendment 491 in the name of my noble friend Lady Taylor of Stevenage. Currently, most government funding for affordable housing focuses on net additionality of new homes. This is much needed but it can lead to a loss of development potential and a lack of investment in the physical quality of existing communities. Without housing-specific regeneration funding streams, regeneration is virtually impossible to fund in lower-value areas, where there is little scope for cross subsidy from market scaling.

Last week, Homes England published its strategic plan, emphasising a renewed focus on regeneration. It was welcome to see this plan recognise the key role that housing associations should play in place-making, as well as the importance of sustainability in new communities. However, there is a lack of clarity about whether this would be accompanied by new regeneration funding or a flexibility around the use of AHP funds to deliver regeneration. This amendment, which also seeks clarity over the Government’s regeneration proposals, would be a step in the right direction. At present, there is a lack of strategic direction in the Government’s plans to deliver housing-led regeneration, yet regeneration is crucial if the Government are serious about delivering their economic and skills agenda while also helping to deliver quality and sustainable affordable homes across the country.

[Baroness Pinnock (LD)]

I hope noble Lords will bear with me because there was some confusion over the position of this group in the list. Some of us had an earlier list, where it appeared much later.

I have tabled Amendment 504GJH, about the state of schools and hospitals. At the heart of levelling up is the need to provide good-quality education to young people across the country and that means good-quality buildings in which children can go to school. Where schools are in disrepair and cannot be used appropriately, children are at a disadvantage, particularly, say, in secondary education with science blocks that are out of date so that children will not be able to do modern science experiments.

The quality of school buildings in this country is very important and a department report from December 2022 highlighted the critical level of disrepair in many of our school buildings across the country. This prompted me to lay this amendment to this part of the Bill. The annual report said that officials have raised the risk level of school buildings collapsing to “very likely” after an increase in serious structural issues being reported, especially in blocks built in the post-war years, 1945 to 1970.

The type of structure used has led to the quite rapid deterioration of those buildings. I said earlier that I was a school governor for a number of years. The school had a science block built in the early 1970s that was condemned for these very reasons, so I know how accurate this is.

If we are talking about levelling up and regeneration, at its heart should be public services, school buildings and the quality of the education delivered within them. It is school buildings that I am pointing to today. The report said that the risk level for school buildings had been escalated, as I said, from “critical” to “very likely”.

The difficulty is that, because so many school buildings were built in the 1950s, 1960s and 1970s with this sort of metal structure, there is a huge call on government funding. It is called a light frame system, I think; it is a steel structure anyway. Every one of us will have buildings like that where we live. I want this Bill to focus on doing something about school buildings and hospitals that we know about. The Government have committed to 40 new hospitals—five more have just been added—because they are falling down. That is not right. We are talking about regeneration and levelling up. Having school buildings and hospitals collapsing shows the level of investment that will be needed if we are genuinely going to try to level up across this country.

Fire Safety Bill

Debate between Baroness Pinnock and Baroness Warwick of Undercliffe

Committee stage & Committee: 1st sitting (Hansard) & Committee: 1st sitting (Hansard): House of Lords
Thursday 29th October 2020 Lords Chamber

[Baroness Warwick of Undercliffe (Lab)]

My Lords, I declare an interest as chair of the National Housing Federation, the representative body for housing associations in England. I thank the Minister for his briefing on the Bill, although, sadly, because of my technological ineptitude, I was able to access only a part of it, but it was very good of him to do that and it was very helpful.

The fire at Grenfell Tower has had a profound impact, certainly on our sector. Ensuring the safety of residents is the number one priority for housing associations. They are taking urgent and comprehensive action to inspect buildings with safety concerns and to remediate them as a priority in line with Dame Judith Hackitt’s recommendations. I therefore welcome the Bill and its aims of ensuring the safety of residents in multi-occupied buildings.

I will say a few words about points raised in other amendments, but I particularly support Amendment 4, in the name of my noble friend Lord Kennedy, because it seeks to ensure maximum consultation with all interested parties. Housing associations are committed to working with government and all other partners to achieve our shared aim of keeping residents safe and ensuring that a tragedy such as the fire at Grenfell Tower never happens again.

None the less, as others have said, there are challenges in implementing the Bill’s proposals. There is severely limited capacity to effectively inspect and remediate external wall systems, not just in our sector but in sectors such as inspection and construction, as the noble Baroness, Lady Neville-Rolfe, and the noble Lord, Lord Stunell, emphasised. The scale of this work cannot be overestimated.

It is important at this point to emphasise potential challenges in both capacity and resource if everyone is to work with government towards a risk-based approach in transitioning to the new requirements. In order to ensure a just and deliverable transition, would the Minister consider staggering implementation, using risk as the determining factor to prioritise when the buildings move to adopt the new regulations in the Fire Safety Bill and in the draft building safety Bill? Does the Minister accept that it is critical that the Government co-ordinate limited resources and capacity for remedial works to ensure that these are directed first at buildings that need them most? Does he accept that only the Government can fulfil this role?

Proposals in other amendments to update and strengthen the fire safety order would be welcome, as would proposals to clarify responsibilities, improve the competence of fire risk assessors and clearly define higher -risk workplaces. The new regulatory system must strengthen building safety standards for multi-occupied residential buildings covered by the FSO but outside the draft building safety Bill’s more stringent regulatory regime.

Finally, the Bill seeks to clarify duty-holders’ responsibilities for inspecting flat entrance doors. Right of access to uphold this duty is imperative. Unfortunately, in a small minority of instances, access is repeatedly denied and the duty-holder must seek a court injunction to gain the necessary access. The court process is lengthy and, as we know from recent reports, subject to ever-lengthening delays. There are then additional safety risks for everyone in the building as a result of how long it takes to gain access through the courts. Does the Minister agree that there needs to be a strengthened process to take account of the urgency of the safety inspections and works required under the regulatory changes that will come from the Bill?

The Bill needs support, but it also needs improvement. I hope that the Minister will address the need for inspection of all buildings to be based on a prioritisation of risk and that he will consider other amendments tabled by noble Lords; for example, on the need for fire risk assessors to be properly accredited and on the need to clarify the definition of a responsible person. It is clear that we on these Benches, and the Government, seek the same goal: to put right the flaws in the building and fire safety regimes and to give residents confidence that they live in a secure environment. I wish this Bill fair wind: it is needed urgently.

[Baroness Pinnock (LD) [V]]

My Lords, my noble friend Lord Stunell has made a characteristically well argued and factually detailed contribution in moving Amendment 3. The basis is this: that the practical implementation of new legislation is as important as the legislation itself. Fine words butter no parsnips, as the saying goes.

The Grenfell tragedy taught us, I hope, that the concerns of tenants and residents must be listened to. At Grenfell, concerns were ignored, with horrific consequences. The noble Lord, Lord Kennedy, in his amendment, seeks to list potential consultees. There is always a risk in this that some valuable contributions may not be heard because they were not included in the list. Constructors should be among those who are consulted, and I thank the British Woodworking Federation for its detailed briefing, as referenced by my noble friend when proposing the amendment. Hence I prefer the more general statement in our Amendment 3, which is much more open-ended.

Experts are invaluable, fire safety assessors never more so. In the debate in the House of Commons, the Minister stated:

“I share honourable Members’ alarm at the existence of unqualified fire risk assessors”.—[Official Report, Commons, 25/6/20; col. 51.]


The fact that vital fire risk assessments are being carried out by people not qualified to do so is something that we should be taking very seriously. Later amendments seek to close any possibility of unqualified assessors by creating a public register of those certified to undertake the varying demands of the role. As my noble friend has pointed out, there is always a cost attached to improving safety regulation. The question then is: who will be required to meet that cost?

It is surprising that those who have constructed buildings in the last decade are not currently being required to meet the majority of the costs of putting right their errors. Perhaps the Minister can say whether the construction firms are seen as being a significant part of the solution to those leaseholders now facing potential costs in the tens of thousands to make their homes safe.

In response to the last group of amendments, the noble Lord, Lord Parkinson, stated that construction firms and insurance companies are expected to contribute towards these significant costs—which is good news. Perhaps the Minister will be able to explain how quickly this will occur and what actions the Government are taking to ensure that decisions will not be long drawn out, as, for many, three years with no light at the end with the tunnel is already far too long. How much can these leaseholders expect to be paid from the government funding?

I look forward to the Minister’s response to these important questions.