Levelling-up and Regeneration Bill

Debate between Baroness Pinnock and Lord Ravensdale

Committee stage
Monday 20th March 2023 Lords Chamber

[Baroness Pinnock (LD)]

My Lords, I totally agree with what the noble and learned Lord, Lord Etherton, said about his Amendment 474 and the complexity of the system. It is difficult for businesses to negotiate the terms which determine their viability; business rates cannot be negotiated; and the multiplier has risen substantially in the past few years, making the costs to businesses unaffordable in many cases.

Amendment 428 in my name and that of my noble friend Lord Shipley addresses a principle of business rates rather than the nuts and bolts. The key to levelling up and realising one of the ambitions of the White Paper—vibrant and successful town centres and high streets—lies in business rates. Too many town centres across the country are blighted by empty, boarded-up shops, which then become less attractive to local people wanting to shop there, causing a downward spiral.

I accept that the purpose of town centres is changing, as in fact it always has done. The balance of provision in town centres is increasingly shifting from the sale of goods towards services such as hair salons, nail bars and the like. However, the growth of e-commerce has put enormous pressure on traditional retail. This is where Amendment 428 comes in, because it would require a fundamental review in principle of business rates.

These are the reasons. The Government call it “bricks versus clicks” and “the tax imbalance” on the government website, which then refers to business rate revaluation, which actually does very little to redress the imbalance. I will give an example of one of the great e-commerce providers, Amazon. Its provision is in out-of-town warehouses and their rateable values are very low. An Amazon warehouse near me in Doncaster is paying rates at £45 per square metre—on average, because things change according to what is provided in a warehouse—whereas a small town centre shop near me has rates of £250 per square metre. We should think about that differential. The massive warehouse is providing retail goods, as is the small shop, but there is this huge disparity between the rates they are being charged, putting the town centre retail shop at a huge disadvantage.

The noble Baroness, Lady Scott, mentioned in an earlier group that the Government are tackling this by reducing town centre business rates by 20% following the revaluation. I always get cross about the use of percentages, because they are ratios, so whether they are percentages of a large number or a small number makes a very big difference. A 20% reduction on this £250 per square metre still leaves them paying £200 per square metre. However, although the Government have raised the rates for e-commerce by 27%, they are still paying only £56 per square metre. The disparity is still enormous, leading to an unfair competitive advantage for the e-commerce sector.

The Government have rejected the idea of an online sales tax, and I can understand why. It will be complex. However, I urge the Minister to respond positively to my suggestion that the Government use the existing business rates system to provide for much fairer competition between e-commerce and retail in physical shops. E-commerce businesses have a huge advantage. Not only are their business rates low but some of them also manage not to contribute much taxation to the country. They lead to significant increases in the volume of traffic, moving the goods between warehouses or from warehouses to pick-up sites or people’s homes. Yet, if they use electric vehicles, which is a good thing, they are not contributing much to the upkeep of the roads. Whichever way you look at it, e-commerce retail is at a considerable advantage. That is not in line with the Government’s ambition, which I totally support, of having vibrant town centres. The noble Baroness, Lady Hayman of Ullock, referred to incentives to help out-of-town warehouses. I think I have given the answer to that. The business rates for these e-commerce sectors must be in line so that there is fair competition between the two ways of providing retail goods.

Amendments 168B and 169, tabled by the noble Baroness, Lady Hayman of Ullock, make a good case for the retention of rates income by district councils. I will listen carefully to the Minister’s response to that argument. On Amendment 169, it will be interesting to hear what the Minister has to say, but I understood that there is already a grace period for uninhabitable buildings to be made habitable during which they are exempt from council tax. Maybe that is not the case, but I remember taking it through this House and I understood that to be the definition then.

It would also be helpful for us all to understand the definition of empty homes, empty properties, empty dwellings, because it is not always as it seems. Maybe the Minister will put me right, but my understanding is that empty properties are not empty if they are partially furnished. There is a whole debate around definitions of empty properties and uninhabitable dwellings that we probably need to understand more closely with regard to these amendments and the previous group in relation to council tax on holiday lets, short-term lets and second homes.

So that is my proposition to the Minister. We need a fundamental review of business rates because retail is changing fast. If substantial change to level the playing field is not made, the ambition for vibrant town centres will fail. I beg to move.

[Lord Ravensdale (CB)]

My Lords, I was pleased to sign Amendment 474 tabled by the noble and learned Lord, Lord Etherton. I also support the other related amendment in this group, Amendment 428, tabled by the noble Baroness, Lady Pinnock.

Regeneration of high streets and town centres is particularly important in the context of levelling up. I cannot stress enough how important a thriving town centre and high street are for the morale of a city, for its togetherness and for its onward development. Many high streets and town centres in the regions, including in some areas in Derby, where I live, are struggling with low occupancy and empty premises. This must be resolved urgently if we are truly to level up the regions and bring back the economic dynamism that is required for further developments.

I know that the Government get this, and their plans for enhanced compulsory purchase powers and high street rental options could form part of the solution here. However, in my role as co-chair of the Midlands Engine All-Party Parliamentary Group, I have canvassed many local stakeholders on what would really make a difference to high street regeneration, and the theme that comes at the top of the list time and time again is business rates.

The current structure of business rates makes it simply unviable for businesses to set up in certain locations. To expand on what the noble Baroness, Lady Pinnock, said, a property was being marketed on East Street, Derby last year at a lease of £35,000 per annum. It had a rateable value of £112,000 and rates payable of £56,000, so the rates were significantly higher than the rent. Another example, from the British Property Federation, is a property in a Hull for which the business rates bill was around three times higher than the rent a property in that location could reasonably demand. There are further cases of businesses not being willing to renew leases on their properties, even at zero rent.