Hate Crimes Against Muslim Women

Baroness Swinburne Excerpts

Monday 20th May 2024 Lords Chamber

[Baroness Gohir (CB)]

My Lords, in begging leave to ask the Question standing in my name on the Order Paper, I draw attention to my interests as set out in the register, particularly as the CEO of Muslim Women’s Network UK.

[The Parliamentary Under-Secretary of State, Department for Levelling Up, Housing & Communities (Baroness Swinburne) (Con)]

My Lords, anti-Muslim hatred is abhorrent and has no place in our society. From ensuring the safety of worshippers and working with the police to supporting victims, we will continue to take swift action to address anti-Muslim hatred, and this includes safeguarding Muslim women. We are committed to tackling anti-Muslim hatred through a co-ordinated cross-departmental effort. To this end, we will provide £117.6 million to protect mosques and Muslim faith schools across the country until 2028.

[Baroness Gohir (CB)]

I thank the Minister for meeting me last week, when I shared concerns about Tell MAMA, in that Muslim communities do not have trust and confidence in Tell MAMA. I have written a letter to the Government with 31 questions about Tell MAMA, and the Government have not answered them. When will the Government answer my questions in full, and when will Tell MAMA’s data be made available in full? When will Tell MAMA’s poor governance and the quality of its work be assessed? When will its funding be reviewed? It gets around £1 million a year, and no one knows what it does with this money. Why the lack of transparency when it comes to Tell MAMA?

[Baroness Swinburne (Con)]

We have funded Tell MAMA since 2012 to monitor and support victims of anti-Muslim hatred. Tell MAMA is subject to internal grant funding review processes and due diligence checks. This is the case for all funded partners’ processes before any funding agreement can be processed annually. Therefore, Tell MAMA engages regularly with DLUHC officials monitoring its progress. Relationships with all government-funded partners are kept under constant review, and we will ensure that concerns around any governance or accounting matters are considered. Given that many of the noble Baroness’s 31 questions raise such concerns, it would not be appropriate for me to comment specifically at this time, but I will revert to her privately.

[Baroness Hussein-Ece (LD)]

My Lords, British Muslim women have borne the brunt of the sharp rise in anti-Muslim hate crimes, as the noble Baroness has mentioned, but there are well-established women’s groups that have been at the forefront of providing follow-up support for many who do not feel able to report some of these crimes to the police or even to other groups, including those mentioned today. Have there been any reviews or evaluations, particularly of Prevent funds that could be redirected to Muslim women’s groups and organisations that have years of experience in providing support and education for women and their families?

[Baroness Swinburne (Con)]

I assure the noble Baroness that there is extensive engagement to understand the issues affecting British Muslims, including Muslim women. Only last week the noble Baroness, Lady Scott, met a small group of community stakeholders, including Muslim women, specifically to discuss community cohesion and hate crime.

[Baroness Warsi (Con)]

My Lords, it pains me to stand up on this Question, particularly when we are talking about an organisation that should be dealing with monitoring anti-Muslim hatred. I am grateful to my friend, the noble Baroness, Lady Gohir, for giving me sight of her Question and of the letter she sent to my noble friend’s department. To some extent I bear responsibility, as I was there when the organisation was set up. There are deep concerns about its finances, governance, associations and connections, including with the now-defunct Quilliam Foundation—which has associations with think tanks in the United States that are peddling anti-Muslim hatred and Islamophobia—and with people whom successive Home Secretaries have excluded from the United Kingdom. These are really serious allegations about an organisation that is there to protect Muslims in the United Kingdom. I urge my noble friend to look at these matters seriously. It is important that organisations funded by the Government to protect British nationals of whatever faith have the confidence of the communities they seek to protect.

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[Baroness Swinburne (Con)]

I can assure the noble Baroness, and all the speakers so far, that I have taken up this matter since I came into this position. The department is being asked to investigate and look at all the matters raised by the noble Baroness, Lady Gohir, and others.

[Baroness Uddin (Non-Afl)]

My Lords, notwithstanding the concerns raised by the noble Baronesses, Lady Gohir and Lady Warsi, I am also aware of many of the allegations in their questions. I have worked with Muslim women for subsequent Governments for at least 26 years, while I have been in the House and long before. What assurance can British Muslim women take from a prolonged absence of any meaningful engagement or action to address their experiences of discrimination inside, outside, at work and within the institutions that serve them?

With regard to the comments the Minister made about the amount of money available, there is an incredible disconnect between what she said and the experiences of women’s organisations up and down the country.

[Baroness Swinburne (Con)]

I would like to reassure the House that we have conducted extensive engagement over the last year in particular. The DLUHC Secretary of State hosted a round table with Muslim experts in late 2023 to hear of their experiences and feedback. Ministers have also conducted visits to a broad range of community groups to increase understanding and to see the valuable work that many Muslim community groups are doing. We are engaged in these matters, and this is one of many things we are doing to try to combat some of the issues that Muslim women in particular are facing.

[Baroness Sherlock (Lab)]

My Lords, as the shadow Faith Minister, I hear increasing reports when I meet faith communities that their members are feeling unsafe in our country. As the noble Baroness, Lady Hussein-Ece, said, Muslim women—especially hijabi women—are very often on the front line of Islamophobia on our streets.

The Government have refused to bring forward a new hate crime strategy, even though the old one is four years old and out of date, and we are seeing soaring levels of Islamophobia and anti-Semitism. Can the Minister tell the House who the Government consulted before making their decision? Did they meet with the Muslim Women’s Network, led by the noble Baroness, Lady Gohir, or any other women’s faith organisations to hear their experiences?

[Baroness Swinburne (Con)]

His Majesty’s Government have publicly confirmed, in response to Parliamentary Questions laid previously, that they do not intend to publish a new hate crime strategy. However, we remain committed to protecting all communities from crime and we have a number of programmes in place to do so. For example, the Government have worked with the police to fund True Vision, an online hate crime reporting portal designed so that victims of all types of hate crime do not have to visit a police station to report. We also fund the national online hate crime hub, a central capability designed to support individual local police forces in dealing with online hate crime. This is a cross-departmental piece of work. We are working with every department to try to make sure we cover all bases.

[Baroness Berridge (Con)]

My Lords, is it not important to ensure that young Muslim girls know how they should be treated when they are in the community, and where they can go for help? One of our best academy trusts is Star Academies, which runs Muslim faith schools. In light of the problems that have been outlined, can my noble friend perhaps beef up the teaching and the education in our schools to ensure that young Muslim people know where to go for help and what their expectation of how they are to be treated should be?

[Baroness Swinburne (Con)]

I totally agree with the noble Baroness. The Department for Education, the Home Office and all sorts of other departments are involved in this programme. It is really important that we make sure that everyone has the necessary skills to deal with this appropriately.

[Lord Sahota (Lab)]

My Lords, I recently read a report saying that more and more Sikh women are wearing turbans and are often the victims of hate crime as well. Are the Government engaged with any programmes or funding for Sikh women who are the victims of these hate crimes?

[Baroness Swinburne (Con)]

I will check for the noble Lord what specific engagement there has been. I am aware that there is cross-faith group engagement—particularly by my noble friend, the Minister sitting alongside me—for all religions and all groups, including women from those faith groups.

[Baroness Manzoor (Con)]

My Lords, I welcome the action the Government are taking to ensure much greater integration. My concerns are disadvantaged women in society and their access to health. Can my noble friend tell me whether they are looking not only at hate crime but at access to NHS services?

[Baroness Swinburne (Con)]

My noble friend raises a valid point. It is really important that, in all walks of life, nobody feels they are being discriminated against. It is therefore important to make sure that everybody has the necessary skills to raise their concerns and that there are avenues available to do so. I will raise this with my noble friend the Minister for Health to make sure we cover it adequately.

[Baroness Hussein-Ece (LD)]

My Lords, can I press the Minister on the question asked by the noble Baroness, Lady Sherlock? She asked what specific groups the Government have been consulting with. In the Minister’s replies to the noble Baroness and to me, she said that the Government are meeting with a small group of Muslim experts. Who are these experts and groups? If she does not have the answer, can the Minister write to me? There are a number of Muslim Peers in the Chamber right now, and I am pretty sure that none of us knows who on earth the Government are talking to.

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[Baroness Swinburne (Con)]

I do not have a list with me, but it is an extensive list. I undertake to speak with the noble Baroness as to the extent of the engagement.

High Streets (Designation, Review and Improvement Plan) Bill

Baroness Swinburne Excerpts

2nd reading
Friday 17th May 2024 Lords Chamber

[The Parliamentary Under-Secretary of State, Department for Levelling Up, Housing & Communities (Baroness Swinburne) (Con)]

My Lords, I start by thanking my noble friend Lord Whitby for his sponsorship of the Bill through the House, as well as the words of support from others in the Chamber—albeit some of them fairly caveated. I also take this opportunity to thank the honourable Jack Brereton MP for his leadership in the other place on this important issue.

Our high streets are evolving. In the face of challenges—such as the rise of online retail and the impact of the Covid-19 pandemic—high streets have had to adapt. However, it is clear that some have been able to adapt more quickly than others. That is why the Government are working with local communities to help them navigate the change. We have introduced measures, such as the long-term plan for towns, which will invest £1.5 billion across 75 towns to drive regeneration, as well as the £830 million future high streets fund, which has already helped more than 72 high streets across the country to recover from the pandemic. It is why we are supporting the Bill, which will ensure that local authorities are prioritising high streets in their area, as well as fully utilising the powers already at their disposal.

On the specifics of the Bill, it will make the designation of high streets and the creation of high street improvement plans a statutory requirement. Each local authority will need to designate at least one street or network of streets in their area as a high street. Local authorities will be able to designate as many high streets as they want. However, the Government have committed to funding the costs of up to three high street designations, and any designations beyond this number will need to be funded by local authorities themselves. Local authorities will then have to create plans for improving the vitality of the designated high streets, which should be reviewed at least once every five years.

Partnerships are vital for the success of high street regeneration, which is why local residents, businesses and others will have a real say on the improvement plans. Local authorities will have a requirement to consult both on the high streets they designate and on the related improvement plans. The Bill will also mean that local authorities will have to take into account high street improvement plans when exercising their planning functions, supporting already strong protections for mixed-use high streets.

Taken together, these measures will ensure that local authorities not only prioritise the health of their high streets but use their existing powers to drive forward improvements—such as Section 215 powers to require land to be cleaned up when it is detracting from the surroundings. The Government appreciate the action that many local authorities have already taken to improve their high streets, which these new requirements will complement.

Following Royal Assent to the Bill, we will be issuing guidance for local authorities on what an improvement plan should look like. We know that local authorities are best placed to judge what high street improvement plans should cover, which is why officials in my department have already begun engaging with local authorities on this matter and will continue to do so as they further develop the guidance.

It is crucial that these plans are not just a tick-box exercise but remain relevant and assist local authorities in regenerating their local area. This is why the Bill requires local authorities to update their plans at least every five years, although it can be earlier, as the noble Baroness, Lady Bennett, suggested. We believe it will provide a balance between giving the plans enough time to have an effect and ensuring that they remain useful documents.

The Government fully recognise the pressure that local authorities are currently under, which is why, as my noble friend Lord Whitby said in his introductory remarks, extra funding will be provided, so that local authorities are able effectively to deliver the measures in the Bill. Alongside this funding, my department will be working closely with local authorities to ensure that they input into the development of guidance for the Bill, ensuring that it gives local authorities the agency and discretion to determine what is best for their area.

In response to the various noble Lords who have raised it, local authorities can already use Article 4 directions to suspend permitted development rights in designated areas which allow them to protect shopping areas. We agree—

[Baroness Taylor of Stevenage (Lab)]

Can the Minister then tell us how many Article 4 directions were allowed by the department?

[Baroness Swinburne (Con)]

I will revert to the noble Baroness with a response to that when my department gives me the numbers.

I agree that it is important that we consider the effect of all these things on the high streets, which is why we can include this in the guidance to local authorities. We will certainly consider how we can build this in to assist local authorities, to make sure that they can determine what is best for their area and use all the powers that they have.

The Bill is one part of a broader strategy to create thriving high streets and town centres, building on the wider work this Government are doing to regenerate the high streets. This work includes the high street rental auctions and high street accelerators, which also work alongside the long-term plans for towns, which is backed by £1.5 billion overall to drive ambitious plans to regenerate 75 towns across the UK over the next decade. The broader levelling-up fund of £4.8 billion is already being put to work.

The Bill also complements the work of the towns fund and the future high streets fund, where we have now already allocated over £2.35 billion-worth of town deals and over £830 million of future high streets funding across 170 high streets. We hope that local communities in England will regenerate in order to help create jobs and build more resilient local economies and communities.

To conclude, the Government fully recognise the serious challenges faced by high streets up and down the country and are committed to helping them turn things around. I appreciate, as I am sure all noble Lords do here, just how crucial the health of our high streets is for local communities. For many, places that they should be proud of are currently a shadow of their former selves. The Bill, alongside wider government measures, will help to regenerate our high streets and help to create places that people are proud of.

Combined Authorities (Finance) (Amendment) Regulations 2024

Baroness Swinburne Excerpts

Wednesday 15th May 2024 Lords Chamber

Moved by

[Baroness Swinburne]

That the draft Regulations laid before the House on 21 March be approved. Considered in Grand Committee on 7 May.

Motion agreed.

Renters (Reform) Bill

Baroness Swinburne Excerpts

2nd reading
Wednesday 15th May 2024 Lords Chamber

Moved by

[Baroness Swinburne]

That the Bill be now read a second time.

[The Parliamentary Under-Secretary of State, Department for Levelling Up, Housing & Communities (Baroness Swinburne) (Con)]

My Lords, I thank those Peers who have already taken an interest in this Bill and those who have worked to improve the private rented sector over many years. The Renters (Reform) Bill brings forward the most significant changes to the sector in 30 years.

For England’s 11 million tenants, representing some 4.6 million private rented sector households, the Bill provides the robust protections needed to increase security and standards, helping people to put down roots in their communities, keep jobs and build careers in their local areas. We are also supporting England’s 2 million landlords and recognising the importance of privately rented homes to our economy. The Bill will give good landlords the confidence to let their properties, equipping them with the tools needed to charge a fair rent and reclaim their properties when they need to, while driving out rogue and bad actors who undercut the majority. The Government have worked closely with those across the sector and across political parties to ensure that our measures strike the right balance. I will now move to the specific content of the Bill and outline the ways in which, when taken together, this package of reforms will support responsible landlords and tenants alike.

The measure that noble Lords will be most familiar with is the abolition of Section 21 evictions. We know that the threat of a Section 21 eviction can make tenants feel very insecure in their homes, with good reason. Unexpected evictions can cause real financial difficulty and interrupt employment and schooling for parents and children. By removing Section 21, we are helping tenants to feel settled and to challenge poor practices if their landlord is not meeting their basic responsibilities. We recognise that the vast majority of landlords provide an excellent service. In the absence of Section 21, it is important that they have the confidence that they can get their properties back. That is why, alongside abolishing Section 21, we will strengthen Section 8 possession grounds.

Landlords will be able to get their properties back if their circumstances change—for example, when they are selling or moving into their property. We are also protecting landlords and expediting their ability to evict those who disrupt neighbourhoods through the evils of anti-social behaviour, as well as introducing new grounds for persistent rent arrears. To protect tenants where there are more complex circumstances, such as a breach of tenancy conditions, the grounds will remain discretionary so that judges can consider whether it is reasonable to evict them.

After listening to concerns from the sector, we have also made changes to protect the functioning of the student market by introducing a new ground for possession to ensure that student landlords can continue to offer tenancies which align with the academic year.

To further protect people from homelessness, as well as abolishing Section 21, we will make sure that tenants still have certainty that a homelessness prevention duty will be owed when a valid Section 8 possession notice is served. This means that vulnerable households will continue to receive support while the threat of homelessness remains.

The strengthened grounds are fair, comprehensive and efficient. It is reasonable for landlords to regain their property when they need to, but they should rightly give tenants a specific reason for ending a tenancy rather than securing possession simply to avoid the responsibilities of being a good landlord.

We are also simplifying the tenancy system by abolishing fixed-term tenancies and moving to a system of periodic tenancies. Fixed terms lock in both tenants and landlords, even when their circumstances change, on a property of poor quality. Much has been said and written about fixed terms, and not always accurately. It is important to acknowledge that under a fixed term, tenants cannot end the tenancy and landlords cannot evict them using Section 21. However, at the end of a fixed-term contract, a tenancy does not automatically end, and to regain possession a landlord still needs to issue a notice and apply to the court if the tenant does not leave. In the new system, after the minimum six-month initial period at the start of a new tenancy, either party will be able to end the tenancy when they need to.

The Government are also exploring potential exemptions to the minimum six-month initial period where it is absolutely necessary for the tenant to end the tenancy early. This could include, for example, where a tenant has died, instances of domestic abuse or where a landlord has not remedied a serious health hazard such as severe damp or mould. We remain committed to abolishing Section 21 as quickly as possible. However, we should be clear that delivering a smooth transition to the new system is essential so that tenants understand their rights and landlords have the confidence to remain and invest in this important sector. That is why we have committed to ensuring that county courts are ready to deal with our tenancy reforms so that landlords and tenants can benefit from a modern, efficient possession system. To ensure the courts are ready, we will work with the Lord Chancellor to assess the readiness of the county courts ahead of abolishing Section 21 for existing tenancies.

To help illustrate this, it may be helpful for me to explain what needs to happen to prepare for the new tenancy system. Following Royal Assent, a raft of secondary legislation is needed to switch on the Section 21 ban, alongside important consequential amendments to other legislation. Guidance is being developed so that the sector is fully prepared for the new system. Court rules and systems need updating to reflect these new rules, and we have already committed to aligning changes to the tenancy system with improvements in the courts. We are working closely with the Ministry of Justice and His Majesty’s Courts & Tribunals Service to digitise the county court possession system, and we are investing some £11 million this year to design this new digital system. Other target areas for improvement include the prioritisation of certain serious cases such as anti-social behaviour and improving bailiff enforcement by enhancing recruitment and retention practices. We will also provide early legal advice and better signposting for tenants.

Although we know that a majority of landlords provide an excellent service for their tenants, the Government are committed to providing tenants with free and easy access to redress where their complaint has not been dealt with as it should be by their landlord. That is why the Bill allows for a new private rented sector landlord ombudsman. The ombudsman will have strong powers to support tenants, including being able to compel unscrupulous landlords to take or cease action and issue an apology or an explanation, and to award compensation where needed. For the vast majority of landlords who provide a quality service, the ombudsman will have the power to protect them by dismissing vexatious, malicious or unfounded complaints. It also means that fewer cases will need to be dealt with in the courts, further reducing burdens on the judicial system.

In the other place, we set out that the Government’s preferred provider for this service is the existing Housing Ombudsman, which already provides redress for the social rented sector. Although no final decision has been made, the Housing Ombudsman is uniquely placed to deliver a single streamlined service for both social and private tenants.

Home should be where we feel comfortable and safe but, for some tenants, the rooms and homes they live in, the stairs they climb and the air they breathe can be a clear and present danger. To improve quality and drive up standards, we are introducing a decent homes standard in the private rented sector for the first time. This will ensure that all tenants have access to the safe and decent homes they deserve. It will also support the Government’s aim to reduce the number of non-decent homes by 50% by 2030. We know that the vast majority of landlords already provide decent housing and a good service for their tenants. The decent homes standard will help good landlords by simplifying and clarifying requirements, while providing local councils with effective and proportionate enforcement powers to deal with the minority—I stress that it is a minority—who do not meet their obligations. It is imperative that we get the new standard right, ensuring that it is proportionate and fair. We are working closely with the sector to co-design it and make sure the balance is right between landlords and tenants. We will set out our proposals in due course.

The Bill will also introduce a new property portal, which will set out landlords’ responsibilities clearly in one place and support tenants to make more informed choices. It will also support local authorities by providing them with the information and tools they need to support enforcement and drive out the bad actors from the private rented sector. To ensure the new property portal works with existing requirements, we will review how it interacts with selective and HMO licensing. This includes how we can reduce administrative burdens and make the system more effective for landlords, tenants and local authorities.

Blanket bans on letting to families with children or people who receive benefits have no place in a fair and modern housing market. People are much more than their benefit status, and no two families are identical. Everyone in the private rented sector is entitled to access a safe and decent home, and landlords should consider prospective tenants on their individual basis. That is why the Bill will also ensure that no family is unjustly discriminated against when looking for a place to live. We are making it illegal for landlords and agents to have blanket bans on renting to people who receive benefits or to families with children. The Bill will address overt discriminatory practices, such as “No DSS” adverts, and indirect practices designed to intentionally prevent someone entering a tenancy. Working with the devolved Administrations, we intend to extend these measures to Wales and Scotland, further protecting vulnerable tenants from discrimination.

Everyone has the right to make the house they rent into a home and, for many, pets are part of that, which is why we are making sure that private landlords do not unreasonably withhold consent when a tenant requests to have a pet in their home. We will give tenants the right to challenge unreasonable refusals. We know that some landlords are concerned about potential damage caused by pets, so landlords will be allowed to require insurance covering pet damage. This will provide landlords with reassurance that any damage caused by a pet can be taken care of, with the responsibility for damage caused by a pet falling explicitly to the tenant.

All the changes I have set out today must be underpinned by a robust, proportionate and effective enforcement framework. That is why we are extending councils’ powers to collect and retain revenue for future enforcement work from financial penalties against landlords who flout the rules. Local authorities will be able to issues fines of up to £30,000 in the most serious cases, with the alternative of a criminal prosecution. We are also introducing enhanced investigatory powers that will make it easier for local councils to obtain financial information from bad landlords when seeking to build a case against them for suspected abuse.

We understand that supporting local authorities to deliver these functions is critical. That is why we will ensure that additional burdens created by the new system are fully funded and that local councils are able to keep the revenue they receive from civil penalties ring-fenced for further enforcement activity.

I hope we can bring to scrutiny of this Bill a shared perspective that, when it works best, the private rental sector can deliver both a stable home and a healthy return for investors. The Bill seeks to support these aims by providing a comprehensive, balanced package of measures that will meet the needs of the sector for the 21st century. The Bill will give tenants the protections and security they need to feel truly at home in their communities, and give landlords the confidence that, if they do the right thing, they can be rewarded for providing those very homes. I beg to move.

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[Baroness Swinburne (Con)]

My Lords, it is a pleasure to close this debate and to reflect on the thoughtful contributions that we have heard. I should first perhaps disclose that I have been a very happy tenant for many years, with successive landlords who have welcomed my dog, cat and children—so, for me, the private rental sector plays a valuable role, and the Bill’s intention is to make the system work better for both landlords and tenants.

I am grateful for the diverse, wide-ranging and sometimes contradictory contributions that have been made today, and I will attempt to address the points raised in turn—although they may not be in order, because my papers seem to have got a little jumbled.

I turn first to the abolition of Section 21 and court reform, raised by the noble Baroness, Lady Taylor of Stevenage. She raised the issue of Section 21 being abolished immediately following Royal Assent. Our priority remains ending Section 21 as soon as reasonably possible. As these are the largest changes to the private rental sector in over 30 years, it is critical that we introduce them in a way that both protects tenants’ security and retains landlords’ confidence in the new system. As I stated in my opening remarks, there is a raft of secondary legislation that will be required to achieve that; therefore, it cannot be done at Royal Assent.

The reforms in the Bill will need to be supported by a robust and efficient court system for possession. While the vast majority of tenancies end without any need for court action, an effective and efficient court system must be available for landlords and tenants who need it. We are committed to ensuring that the reforms in the Bill are appropriately supported in the courts. We have already invested £1.2 million in the Courts and Tribunals Service to deliver a new end-to-end online possession process. On top of that, this financial year we are investing a further £11 million to deliver the digital architecture for a new, fully digitised system going forward.

The analogue system is being worked on now to help process the new Section 8 possessions on new contracts as soon as possible. The digitisation of the processes will follow as soon as possible for the existing contracts, provided that the Lord Chancellor’s court assessment suggests that the system can cope. The noble Lord, Lord Carrington, and other noble Lords asked about this; I will attempt to supply a visual chart for setting out indicative timelines for the Section 21 phases and the total abolition as we discuss this over the coming weeks.

With regard to abolishing the fixed terms, noble Lords raised concerns about the shift to periodic tenancies and the removal of bilaterally agreed fixed-term contracts, and we have had two sides of the House completely disagreeing on how this should be carried out. As noble Lords suggested, we have introduced a restriction on the tenant giving notice to leave within the first six months. That will ensure that landlords have a sufficient guarantee of rent and enough notice to find new tenants, and will stop tenants using rented properties as short-term lets. After six months, tenants will be able to serve two months’ notice at any point, which is a significant improvement in flexibility compared with the current system. Of course, we expect many to stay for the long term.

[Lord Cromwell (CB)]

I think the tenant can serve notice after four months but they leave after six months. Can the Minister confirm that that is correct?

[Baroness Swinburne (Con)]

I will check that but my notes tell me that it is six months before they can serve their notice.

I reassure the House that we are exploring potential exemptions to this six-month period in extreme circumstances, such as where there are serious health hazards, the death of a tenant, for victims of domestic abuse, and other such important issues. We will bring these forward as the Bill progresses.

With regard to domestic violence, as many noble Lords raised, we recognise that domestic abuse can be interpreted as anti-social behaviour by neighbours—for example, frequent shouting and intolerable noise. It would be wrong to evict victims, which is why it is important that the judicial discretion is used in ground 14 eviction cases. To consider eviction would be a reasonable step in these circumstances.

Many noble Lords raised the issue of a longer notice period for possession grounds, and powerful arguments for that have been made today. However, we believe that the notice periods for the grounds are set at a length which balances the needs of both tenants and landlords. They give tenants time to find a new home while ensuring that landlords can manage their assets when they need to.

Noble Lords have called specifically for tenants to be protected from the moving and selling ground for a longer period at the start of their tenancy, and we are already protecting tenants’ security by ensuring that landlords will not be able to use these grounds in the first six months of a tenancy. We believe that six months strikes the right balance between improving security and, of course, allowing landlords to continue to feel confident in the market.

The Government are committed to preventing homelessness before it occurs. The Bill will help to do that by abolishing Section 21 evictions, giving tenants greater security of tenure and, we hope, reducing the risk of homelessness. We are also providing total support of £108 billion over 2022-25—an average of £3,800 per UK household—to help households with the high cost of living. This includes increasing the local housing allowance to the 30th percentile of market rents from April, which will mean that 1.6 million low-income households will be around £800 a year better off on average in 2024-25, and over 740,000 have been prevented from becoming homeless or supported into settled accommodation since 2018 through the Homelessness Reduction Act. Between 2022 and 2025, we are investing over £1.2 billion into the homelessness prevention grant, which funds local authorities to work with landlords to prevent evictions and offer alternative sources of accommodation.

With regard to Awaab’s law, I am grateful for this being raised. We agree that no tenant should have to live in dangerous housing conditions. We are taking steps to ensure that hazards in rented homes are dealt with, but how we achieve this needs to take into account the differences between the private and social rented sectors.

Awaab’s law was developed for the social housing sector, in which landlords manage large portfolios of usually between 1,000 and 10,000 properties, and have dedicated repairs and maintenance teams. We believe that it is not the right approach for the private rental sector, in which 82% of landlords have fewer than five properties. Instead, we are strengthening enforcement against hazards in private rented homes. Local councils will be able to issue immediate fines of up to £5,000 if a dangerous hazard is present in a privately rented property and the landlord has failed to take reasonably practical steps to address it. We are also introducing the decent homes standard in the private rental sector for the first time, providing local councils with enforcement powers to require landlords to remedy failures to meet requirements.

[Lord Khan of Burnley (Lab)]

We had all these enforcement measures in the social rental sector but we still brought in Awaab’s law. The argument is for enforcement and the decent homes standards, but in the social housing sector we had all the support mechanisms in place—I understand the difference between large social housing and houses for couples or mum-and-dad families—so why the differentiation? Why could we not have Awaab’s law? The Minister says that this is a different situation, but there is still the opportunity to enforce and fine social housing landlords, so why differentiate?

[Baroness Swinburne (Con)]

The difference, as I have just alluded to, is between one person having to get external maintenance people in, and so be at the mercy of their agenda, and maintenance crews that can be sent to those areas that need prioritising. I have a huge number of questions to get through, so I apologise for being abrupt.

Many noble Lords raised concerns about the impact of reforms on the student market. Since introducing the Bill, we have heard from across the sector that, as originally drafted, the Bill would have interrupted the student housing market, reducing the supply of vital properties in university towns and cities. We have listened to these concerns and have introduced a new ground for possession which will allow landlords renting to students to seek possession ahead of each new academic year, facilitating the yearly cycle of short-term student tenancies. The ground has been carefully designed to balance the needs of both landlords and students. It will apply to any property that is let to full-time students, as long as the landlord gives prior notice to tenants at the start of the tenancy that the ground will apply.

Regarding different dates being used rather than the traditional academic year, there is nothing to stop landlords renting properties in January to students starting their studies at that time. Most students will continue to move in line with the traditional academic year. This ground provides a backstop for the majority of students studying from September. The alternative would be to allow the ground to be used at any point in the year, which would give tenants no certainty.

[Baroness Taylor of Stevenage (Lab)]

I asked whether the Minister would talk to the universities sector about this. It has made very strong representations and knows far more about this than I do, and noble Lords around the Chamber have mentioned that as well. Will the Minister please meet the universities sector to understand properly its concerns before we go much further with the Bill?

[Baroness Swinburne (Con)]

I assure the noble Baroness that those discussions are already ongoing. The department is in intense discussions with that sector, and has been since the introduction of the Bill in the other place.

Regarding MoD accommodation, as a result of discussions in the other place we are looking to apply the decent homes standard to homes for service personnel and their families. Service personnel and their families deserve homes that are safe and decent, just like everybody else. While 96% of service family accommodation already meets the decent homes standard, it is right that we explore whether we can put in further safeguards on housing quality for this sector. However, there are features in service accommodation that mean that we must consider carefully the approach that will work best in practice. This includes the fact that significant proportions of this accommodation are located on secure military sites. The department is therefore working closely with the Ministry of Defence and local authorities to urgently explore these matters and work out how this can be done.

The noble Baroness, Lady Pinnock, and others raised local authority funding. We are fully aware that local authorities need to prioritise taking enforcement action against criminal landlords and that it is essential to the effective implementation of the reforms. We are taking steps to facilitate and resource action against landlords who flout the rules. The new property portal will support local authorities in their enforcement action. It will provide information sources to enable local authorities to take action, and we are extending ring-fenced penalties to support a “polluter pays” approach. We will also ensure that net additional costs that may fall on local authorities are fully funded, and we have already taken action to support local authorities now. Our pathfinder programme has allocated £14 million to test innovative ways to create sustainable enforcement teams that can be shared across all local authorities. In addition, our healthy homes project provides funding for local authorities to test ways of increasing the compliance of landlords in tackling damp and mould.

On pet notice periods, while I appreciate that tenants will want their requests answered as quickly as possible, 28 days seems to be too short, following discussions. A landlord could be on holiday or there may be other reasons why they have not responded within a 28-day period. Therefore, we suggest that 48 days gives reasonable time for landlords but prevents them delaying indefinitely.

Regarding affordability, the local housing allowance and rent increases, some noble Lords rightly highlighted concerns about the affordability of housing; others expressed their concern about being able to charge market rates—I will try to try cover both of those points. We recognise the cost of living pressures that tenants face and that paying rent is likely to be a tenant’s biggest monthly expense. The Government are investing £1.2 billion in restoring local housing allowances, and raising them, and that significant investment means many of these low-income households will gain a significant amount of money to help them towards their rental costs. For those most in need, discretionary housing payments are available to help meet housing costs, and the household support fund has been extended to March 2024 to help with the cost of essentials. I will check those dates for the House—I just said March 2024 and we are beyond that, so I will check and make sure we correct it.

[Baroness Lister of Burtersett (Lab)]

September.

[Baroness Swinburne (Con)]

I thank noble Lords.

Some noble Lords were concerned that the Bill restricts landlords’ ability to charge a market rent. I will be very clear: this Government do not believe in rent controls, unlike the noble Baroness, Lady Jones. Nothing in this Bill prevents landlords increasing rents to the market rate each year or dictates what rent they can charge at the start of a tenancy. Tenants can appeal above-market-rate increases to the First-tier Tribunal, which will make an objective assessment and determine whether to raise, or indeed lower, the proposed rent. The noble Lord, Lord Marlesford, referred to the First-tier Tribunal—I think he wanted it to go. We are working closely with the Ministry of Justice and the judiciary to assess the impact on the First-tier Tribunal of this new Bill. We anticipate that the reforms will lead to an increase in cases, but we will ensure that the tribunal has the capacity to deal with these cases.

Regarding overall supply, noble Lords asked what measures in the Bill will mean for supply in the private rental sector. I will try to reassure noble Lords—if not today, maybe as we go through the Bill—including the noble Lords, Lord Frost and Lord Carrington, and the noble and learned Lord, Lord Etherton, that there is no evidence to suggest that a fairer private rental sector for tenants and landlords will lead to a reduction in supply. The statistics I have from the department suggest that the sector doubled in size from 2004, peaking in 2016, and has remained roughly stable since then; we will continue to monitor the impacts. New costs to landlords are expected to amount to a tiny fraction of average annual rents, at approximately £10 per landlord in England. We are by no means complacent and recognise the vital role that good landlords play in providing homes for millions of people across the country. That is why the Bill requires the department to provide an annual update to Parliament on the state of the private rented sector, to include stock, size and location of properties.

With regards to social housing supply, noble Lords have heard me talk at this Dispatch Box, on a number of occasions, about the affordable homes programme of £11.5 billion. I will not rehearse those arguments today in the interests of time, but they underpin the supply part of the equation. Since 2010, there have been an additional 482,000 affordable homes for rent, of which 172,600 are for social rent.

On retired clergy, the right reverend Prelate the Bishop of Chelmsford raised concerns that the Church of England Pensions Board will no longer be able to evict existing tenants to house retired clergy. The way this has been achieved until now is through the use of Section 21, which we are abolishing. Ground 5 allows landlords to evict tenants from properties which are usually held to allow ministers of religion to perform their duties when needed again for that purpose. She is therefore correct that the ground will not apply in situations where they wish to house retired clergy. We have carefully considered the needs of tenants and religious organisations when reviewing the grounds for possession, and we believe that the ground balances the unique needs of the sector—ensuring that religious ministers can occupy properties where needed to carry out their duties—with the rights of existing tenants.

I will write to the noble Baronesses, Lady Pinnock and Lady Warwick, about the ground 1B impact on social landlords and how we will select the administrator for the PRS ombudsman. I bow to the experience of ombudsmen of the noble Baroness, Lady Warwick, which is much greater than mine, but I can tell her that the Bill allows for government either to select a scheme through an open competition or to appoint a provider to deliver a designated scheme. To reiterate, we have not made a final decision on what is happening, and we are not ruling out the possibility of delivering this through alternative provision. Our priority is choosing a provider that offers a high-quality, value-for-money service. I will seek the clarification that she has asked for and will revert with more detail on the process being used as discussions continue on the Bill.

On the cost of the ombudsman, which the noble Lord, Lord Marlesford, raised, it is right that the landlords pay for this scheme. It is in line with common practice for funding other redress schemes, including for social landlords, who pay some £5.75 per unit for membership of the Housing Ombudsman scheme. We will ensure that the fee for private rental is proportionate and good value.

On portal offences, local authorities will have a duty to enforce where landlords fail to comply with their portal obligations. Tenants who become aware that a landlord is, for example, not registered on the portal or has provided inaccurate information can contact their local authority so that they can take the appropriate enforcement action.

I reassure the noble Lord, Lord Truscott, that we recognise the importance of having a healthy supply of private rented homes at affordable prices in all parts of the country, which is why we are taking decisive steps to stop short-term lets undermining the supply of long-term homes for local people. This includes abolishing the furnished holiday lettings tax regime, introducing a national mandatory register of short-term lets, and introducing a new planning use class for short-term lets.

On the suggestion by the noble Lord, Lord Adonis, that we should introduce a specialist housing court, we do not think that this is the best way to improve the court process for possession. This view is shared by the judiciary, which responded to our call for evidence. A new housing court would not address the concerns raised by landlords, such as the timeliness and complexity of the processes. We are committed to reforming the court system instead. Indeed, the majority of tenancies end without ever going to court. For those that do, where court reform is necessary, we will make sure that the system is working. The new system will have great new training for the analogue system to do the immediate new contracts, followed by digitisation. I am a lot more optimistic that new, large digitisation projects can now be delivered on time, and I am confident that we will be able to scope and deliver this as quickly as needed.

If it is okay with the House, I will continue, as there is not much left. On the portal duplicating the work of selective licensing, unlike the property portal, selective licensing schemes aim to target specific local issues by enabling more intensive, proactive enforcement strategies. The two are therefore complementary and do not prevent each other from working.

The question from the noble and learned Lord, Lord Etherton, was very detailed and, I am sure, very precise. I will write to him on it once my department’s legal experts have had time to consider his points—otherwise, I am in danger of stepping into waters that I cannot.

With regard to the comments on guarantors, we recognise that some tenants have difficulties in meeting such requirements. The use of guarantors and upfront rent can give landlords confidence to rent to individuals they might otherwise not choose to, but we will continue to carefully monitor both practices, to ensure that they are not having an adverse effect on the market. We have already committed to limiting upfront rent through the Tenant Fees Act if necessary.

With regard to the death of a tenant, we are extending the period for ground 7 to be used. The Government are aware that tenants who have been living in a property for a while may reasonably believe that they have a right to remain living there, which is why we have introduced an extension from 12 to 24 months to help resolve cases where disputes might arise, particularly for grieving tenants.

With regard to legal aid, which was mentioned by the noble Baronesses, Lady Thornhill and Lady Lister, the Ministry of Justice is investing an additional £10 million a year in housing legal aid through the non-means-tested Housing Loss Prevention Advice Service—HLPAS—to give people the best chance of keeping their home when they fall into difficult financial times. Through this scheme, tenants can receive free, non-means-tested advice as soon as they receive written notice that their landlord is seeking possession of their home. The MoJ is funding a panel of specialist legal advisors to provide grant funding for the recruitment of trainee solicitors to support that endeavour. Free on-the-day legal help will continue to be available when a tenant is facing the loss of their home at a possession hearing in the county court.

It is true that private landlords must meet existing minimum efficiency standards—the MEES regulations—which are set at EPC E. Although we will not tighten that requirement, as we have in the social sector, we will work with landlords. We are currently investing some £6 billion this Parliament and a further £6 billion to 2028 on making buildings cleaner and warmer; this is in addition to the £5 billion that will be delivered through the energy company obligation, ECO4, and the Great British insulation scheme up until March 2026. Landlords can and should participate in these schemes to upgrade their properties.

In conclusion, I thank all noble Lords—

[Baroness Warwick of Undercliffe (Lab)]

My Lords, I do not wish to prolong this. In relation to the comments that the Minister made on ongoing discussions about the role of the landlord ombudsman, could she undertake to ensure that the following is taken into account? The Cabinet Office guidance makes clear the importance of avoiding

“multiple redress schemes within individual industry sectors”,

and goes on to note that this is best achieved

“by utilising existing Ombudsman schemes”.

I hope she will take that into account, or ensure that it is taken into account.

[Baroness Swinburne (Con)]

I will take that into account, but I also extend an invitation to the noble Baroness to meet my team to discuss this in more detail.

[Lord Cromwell (CB)]

Just before the Minister sits down, I have a very simple and short question; it is the one I raised right at the beginning of my contribution. Is it the Government’s view that this Bill will increase the availability of rental accommodation, or not?

[Baroness Swinburne (Con)]

As a quick answer, I cannot give the noble Lord that clarification. The intention here is to improve the quality of private rental sector stock, improve tenants’ rights and make sure that landlords have the ability to get back their property when they require it. With regard to the numbers, I will go back to officials in the department and ask for an assessment of whether they think that it will increase the supply. They tell me they do not think it will decrease the supply; I will now go back and ask whether it might increase it.

[Lord Cromwell (CB)]

I thank the Minister for that very worthy answer; these are very worthy objectives. I think the answer she is giving me is: “No, it’s not going to increase”, but I appreciate that she is not quite vocalising that. I think all the indications are that it will decrease it, but we shall see.

--- Later in debate ---

[Baroness Swinburne (Con)]

As I said, there will be an annual report, which will monitor in detail the impact of the Bill, and going forward we will have the data in granular detail as a result of the private rented property portal, once it is established.

[Lord Frost (Con)]

I apologise. I too do not want to prolong this, but I and a number of noble Lords mentioned concern about the abolition of fixed-term tenancies. The Minister mentioned that briefly at the start of her summing up. Will she undertake to set out in a little more detail—not now, but on a future occasion or in writing—the Government’s reasoning as to why it is necessary to abolish fixed-term tenancies, as well as Section 21, as an option?

[Baroness Swinburne (Con)]

I undertake to do that. I invite all Peers who would like to do so to come to discuss these things in detail over the course of the passage of the Bill. I will put further dates forward ahead of Committee, so please make use of them. I am available to have those discussions throughout.

I believe the Renters (Reform) Bill honours the Government’s 2019 manifesto commitment to create a private rented sector that works for everyone and to level up housing policy in this country. The reforms in the Bill will give tenants greater security in their homes for generations to come. The Bill will also support landlords, ensuring that they have the confidence to invest—to invest more, we hope—in the private rented sector in England. I look forward to working with noble Lords during the passage of this important Bill.

Bill read a second time.

Moved by

[Baroness Swinburne]

That the bill be committed to a Committee of the Whole House, and that it be an instruction to the Committee of the Whole House that they consider the bill in the following order:

Clauses 1 to 4, Schedule 1, Clauses 5 to 26, Schedule 2, Clauses 27 to 65, Schedule 3, Clauses 66 to 90, Schedule 4, Clause 91, Schedule 5, Clauses 92 to 138, Schedule 6, Clauses 139 and 140, Title.

Motion agreed.

Combined Authorities (Finance) (Amendment) Regulations 2024

Baroness Swinburne Excerpts

Tuesday 7th May 2024 Grand Committee

Moved by

[Baroness Swinburne]

That the Grand Committee do consider the Combined Authorities (Finance) (Amendment) Regulations 2024.

[The Parliamentary Under-Secretary of State, Department for Levelling Up, Housing & Communities (Baroness Swinburne) (Con)]

My Lords, the regulations before us were laid before the House on 21 March. They will, if approved by Parliament, complete the legislative framework for the funding of the new combined county authorities.

In recent months, similar secondary legislation has been made to provide rules for the election and by-election of combined county authority mayors, as well as for their overview and scrutiny and audit committees. Today’s statutory instrument is the last key building block in the architecture of legislation for combined county authorities as a category. These regulations will provide for mayors of the new combined county authorities to set budgets for the costs of their functions and raise a precept for those costs, subject to consideration and a vote by the combined county authority. They also provide for a mayoral fund.

As with preceding legislation, we are following the principle that provision for combined county authorities should be the same as that for combined authorities. The regulations do this by amending the Combined Authorities (Finance) Order 2017 to apply its measures to combined county authorities. The 2017 order provides for an effective process aligned with wider local government budgeting timetables, including robust arrangements for scrutiny and challenge of the mayor’s spending proposals by the combined authority. The effect of that application to combined county authorities is in essence identical and is as follows.

There is a requirement for combined county authority mayors to submit, by 1 February, a draft budget to their combined county authority for consideration; for the combined county authority to recommend any amendments to the draft budget before 8 February; and for the mayor to consider these amendments and respond with a further proposal if they choose to do so. Ultimately, the constituent members of the combined county authority may impose amendments to the mayor’s draft budget if supported by a significant majority—usually two-thirds. In the absence of this majority, the mayor’s proposals are deemed to be accepted by the combined county authority.

The combined county authority must set a mayoral budget on the mayor’s behalf if the mayor fails to submit a draft for consideration by 1 February. The mayor may fund mayoral functions through a precept. The standard local government finance regime applies so that precepts must be issued by 1 March; mayoral costs are itemised separately on council tax bills; and, where the mayor exercises police and crime functions, these are listed separately. To aid transparency further, the mayor is required to maintain a fund in relation to the receipts and expenses of the mayor’s functions—excluding police and crime commissioner functions, for which there is a separate police fund.

As for consultation, before introducing the original 2017 order for combined authorities, the Government undertook an informal consultation with officers of the constituent councils of then current and prospective combined authorities, including via a working group of senior finance officers. Our inquiries with finance officers of existing mayoral combined authorities during the development of these draft regulations found no operational difficulties in the existing arrangements. The regulations therefore simply extend the application of the existing provision, in line with the broader policy of parity between combined county authorities and combined authorities.

These draft regulations will apply the regime already in place for combined authorities to combined county authorities to support their mayors in funding their functions through a precept, where they choose to do so. They prescribe a tried and tested budget-setting process that allows for effective challenge and robust and transparent scrutiny by the combined county authority. I commend the draft regulations to the Committee.

[Baroness McIntosh of Pickering (Con)]

My Lords, I thank my noble friend for presenting the statutory instrument before us. It gives us the opportunity to try to better understand what the financing of the new mayoral authority will be. I am grateful to her for setting these provisions out.

I understand that we have moved away from the district and borough model. We were told that that was to save money, but now we have the regulations to show that there is to be an extra precept on those living in, for example, York and North Yorkshire Combined Authority as well as the new authority—I am not quite sure what it is called—that I understand encompasses Newcastle, Sunderland, Northumberland, Durham and everywhere other than Tees Valley.

It would help my understanding, and that of people living in these areas, to hear how that money will be raised. In connection with the powers that I understand the mayors will have in these combined authority areas, they will take on the responsibilities of the police, fire and crime commissioners. They will also have powers over transport, housing, adult education, policing and security, as well as land development. Will those powers be held concurrently with the existing powers of the combined county authority or will they replace those powers?

Will the precept be an additional precept on the residents through council tax in those areas? Will there be a reduced precept for the powers now to be carried out by the mayor under this new role in that regard? Is the precept in addition to something that my noble friend Lady Penn informed me of on the Floor of the House: that there will be the possibility for combined county authorities to apply for grants? I presume that that will be for funding areas such as transport. Who will have the last say as to how, for example, transport funds will be spent?

I have to congratulate the Labour Party, because it now has a Labour mayor for York and North Yorkshire —which does not surprise me entirely, given that it is easier to get a vote out in an urban area such as York rather than a rural area that is very sparsely populated, such as North Yorkshire. Will the mayor or the combined authority have the last word on spending on transport, in particular, and on housing developments?

I ask that question because a long time ago I was a member of the Transport Select Committee in the other place and, as I understand it, North Yorkshire is unique in that, along with Lincolnshire, we have two of the largest networks of rural roads. They are used by people who do not live in North Yorkshire but are passengers and car drivers who transit through it. I am sure they have a lovely time using our roads, but obviously they do not necessarily contribute to the roads in that regard. With those few remarks, I welcome the regulations before us.

--- Later in debate ---

[Baroness Taylor of Stevenage (Lab)]

My Lords, as this is the first local government item on the agenda since the elections, I think it is right to congratulate all those who stood for election and took part in the democratic process at a local level. It just shows, again, that local government matters. My congratulations to the noble Baroness, Lady Pinnock, on her election.

Democracy was the winner on Thursday. There is no better illustration of that than the West Midlands election, which was won, in an electorate of some 3 million, by 1,500 votes. Apparently, there were 1,500 ballot boxes in that election, so, if there had been one extra vote in each of those ballot boxes, the result might have been different. That is a great illustration of why local democracy is important.

We have no intention of creating any unnecessary controversy over this straightforward SI, which extends the powers already granted to mayoral combined authorities to the more recently created combined county authorities. I am pleased to see that different geographic, social and economic issues that exist in the two-tier areas of the country are now being recognised and accommodated, and that this SI puts in place the financial mechanism to enable that.

As the Minister will be aware, during the passage of the then Levelling-up and Regeneration Bill, we had the opportunity to express our reservations regarding the governance arrangements for combined county authorities. It will take some testing of those new arrangements in practice to see whether the topics we were concerned about create any ongoing issues. For example, the lack of representation of district councils, which have the planning, housing and economic development powers, on combined county authorities has the potential to frustrate mayoral plans, if they are not used properly. I hope that enough thought will be given to the mayoral structures as they move forward to smooth this path; the noble Baroness, Lady McIntosh, referred to this issue.

That said, it is absolutely appropriate that all areas, including those with two-tier government, can benefit from the combined authority approach. How much flexibility will the Government allow to those authorities outside of urban areas to create county combined authorities that work for the geography, particularly the economic geography, of their areas? As an illustration, the inflexibility of Boundary Commission reviews can, on occasion, act as a blocker to structural arrangements that would facilitate the progress of developing economic areas. It would be a shame if people were stopped from doing that just because of an arbitrary boundary somewhere.

It would be wrong to consider any SI relating to local government finance without referring to the wider picture of the extreme financial pressures facing local government. I am sure that the Minister will have all those stats that get rolled out to us every time we mention this in the Chamber—they are the Government’s smoke and mirrors to make it look as though they are piling cash into our sector—but, of course, those on the front line know better. The increasing demand driven by costs in adult care, the increasing number of young people needing an urgent and comprehensive response to their special educational needs and the tsunami of homelessness as rents in the private sector soar ever upward, leading to mass evictions on affordability grounds—as well as the unfunded inflationary pressures across the board—are seeing councils struggle to make ends meet and, as we have seen on occasion, be unable to continue without intervention. Nothing in this SI will change any of that.

We all know that the bulk of the new funding for local government is coming from the pockets of hard-pressed council tax payers—another issue referred to by the noble Baronesses, Lady Pinnock and Lady McIntosh. The Local Government Association talks about figures

“based on the assumption that councils will raise their council tax by the maximum permitted without a referendum”,

leaving councils with tough choices about whether to increase council tax bills in order to bring in desperately needed funding at a time when they are acutely aware of the significant burden that this places on households in the middle of a cost of living crisis.

Can the Minister tell us the overall cost of the new mayoral combined authorities? The noble Baroness, Lady Pinnock, talked about individual levels of precept but do we have a figure for the overall cost for those combined authorities and county combined authorities? None of these new structures comes free. It will be interesting to see, over time, whether the economic growth that the new structures are intended to generate justifies the cost of setting them up.

The Minister spoke about transparency in combined authority and combined county authority finance, but we all know of the dysfunction there has already been in the local authority audit sector. Some 300 councils missed the deadline for audit at the end of 2022-23. Only three of them—1% of councils—were on time. Some 150 have not been audited since 2020-21; 61 have not been audited since 2019-20; 22 have not been audited since 2018-19; and 10 have not been audited since 2017-18. This is a really important reassurance for the public about how public money is spent. There is no better illustration of the importance of this than the issues that have arisen in Tees Valley.

The Government’s stated objective for setting up these new structures is to enable the levelling-up agenda. However, this year has seen the fifth one-year settlement in a row for councils, which continues to hamper financial planning and financial sustainability. Only with adequate long-term resources, certainty and freedoms can councils or combined authorities deliver world-class local services for our communities, tackle the climate emergency and level up all parts of the country. Can the Minister tell us what work the Government are doing to ensure that short-term funding settlements will not continue to hold back councils and combined authorities from achieving the ambitious aspirations that they have for their communities? Until those long-term funding arrangements are in place and designed to provide the stable, sustainable platform to deliver what is necessary, all this tinkering about is just moving deckchairs on the “Titanic”.

That said, we agree that there is a financial and democratic need for transparency in the funding of combined authorities; in granting equal powers to mayoral combined authorities and combined county authorities in this regard, this SI does the job it is intended to do. We will not oppose it but I am interested to hear the Minister’s answers to our questions.

[Baroness Swinburne (Con)]

I express my thanks to noble Lords for their contributions to the debate and for the number of points that have been made today. I will respond to as many of them as possible but I will have to respond to at least a couple of them in writing following this debate, given that they are very specific. In the time of this short intervention, there has not been time for everything to come from the Box—although a couple of answers have just come in, so I might be able to answer a couple more questions than I thought.

Let me begin by covering a few things. The noble Baroness, Lady McIntosh, asked about implementation. This SI is specific to the new combined county mayoral authorities rather than to combined authorities. In the immediate future, these new regulations will apply to the east Midlands, in particular; they will also then apply to all mayoral combined county authorities as they have been established in England. The Government’s devolution deal for the east Midlands has been in place since 30 August 2022, so this will be the first time it is used. Two further deals were announced alongside the 2023 Autumn Statement and, if implemented, will result in two further combined authorities: one for Lancashire and a mayoral one for Greater Lincolnshire.

This SI applies to them but, with regard to the noble Baroness’s broader comment about the way in which the spending works and how we generally feel the precepts are being set, we believe that the current method is working. Local authorities participating in it and the mayors who have been running it have told us that it is working. From that point of view, we have some confidence that this is the way to go and, therefore, should work. I will get back to the noble Baroness on grants, which is not in my folder; I suspect that it is covered by a different team to the one I have behind me. I will also come back to the noble Baroness on her specific transport inquiry.

With regards to the transparency of the mayoral component of the precept, it is already a requirement that that is broken out. It can be displayed as one number but it needs to be transparent somewhere as to what that number is. With the police and crime element of that, it is obvious how it is broken out. I will go back in my own time and check what is there, but we would certainly expect transparency to be something that every mayor would want, because it is in their interests to be honest with their electorate as to what they are paying for and how much it is.

--- Later in debate ---

[Baroness Pinnock (LD)]

Well, this is going to be interesting. The East Midlands will have eight constituent members with two from each authority, as I understand it, so neither two-thirds nor three-fifths works numerically. Do we take the bigger number or the smaller? Do we round up or down?

[Baroness Swinburne (Con)]

I am going to write to the noble Baroness with the exact number and calculation that will be used in the East Midlands situation. Ah—somebody knows the answer. It works out as two-thirds or more, so it would go up not down. There we go.

On the precept overall, the regulations provide for decision-making processes applying to those mayors who set a precept, a process which involves the constituent members who have the ability to challenge and, with a significant majority, amend the mayor’s plans for that precept. Where the mayor exercises police and crime functions, the referendum principle for the PCC component of the mayoral precept has been set at the same level as for PCCs. The Secretary of State has been clear that he will consider any increases set by mayors when determining referendum principles in future years, so there are measures that allow us to intervene if need be.

It is true that local audit is vital to support democratic accountability and in providing the assurances for local people that their elected representatives are doing what they should be doing with the budget that they have. The Government are working with the Financial Reporting Council and others in taking action to deal with the significant backlog of local audits in England and put the system on a sustainable footing. In February this year, system partners, including the Government, issued a joint statement setting out a package of measures to meet these challenges. During February and early March, DLUHC and the National Audit Office consulted on core elements of these proposals. We are reviewing that consultation response and will set out our intentions and respond in due course. It is an urgent matter and we are trying to get to grips with it. I am not taking it lightly; it really does need to be dealt with.

A number of other questions have been put but I think it will be of interest to Members to have proper, detailed answers, rather than what I am scrabbling together here. I will come back with written responses to those, but in the meantime I commend the instrument to the Committee.

Motion agreed.

Tees Valley Combined Authority: Best Value Notice

Baroness Swinburne Excerpts

Thursday 2nd May 2024 Lords Chamber

[Lord Scriven]

To ask His Majesty’s Government what consideration they have given to issuing a Best Value Notice to the Tees Valley Combined Authority, given the scale of the legal costs that its subsidiary the South Tees Development Corporation is likely to incur after losing a court case that it brought against PD Teesport.

[The Parliamentary Under-Secretary of State, Department for Levelling Up, Housing & Communities (Baroness Swinburne) (Con)]

All local authorities must comply with the best value duty to make arrangements to secure continuous improvement in the way in which their functions are exercised, having regard to a combination of economy, efficiency and effectiveness. Best value notices provide for early engagement with an authority that may be exhibiting indicators of potential best value failure. However, incurring legal costs alone is unlikely to trigger the issue of a best value notice.

[Lord Scriven (LD)]

My Lords, it is not just the case which is referred to on the Order Paper. The 26 recommendations of the Tees Valley Review relating to Tees Valley Combined Authority are not legally binding or enforceable. Last week, the current mayor cast doubt on his commitment to implement recommendation 22, which is to renegotiate the appalling 90:10 profit deal that favours the private sector after half a billion pounds of public sector money had been invested, when he said that it was a “great deal” and that he would do it again. Is it not time to stop relying on voluntary agreements, regardless of who the mayor is, and for the Government to issue an enforceable best value notice to protect the interests of local taxpayers?

[Baroness Swinburne (Con)]

The Secretary of State has requested a report on the progress with the action plan in six months, including encouragement to work with the Local Government Association and the Centre for Governance and Scrutiny. We have been encouraged by the mayor’s response that he will quickly implement all the recommendations. It is only fair and consistent that the mayor and the combined authority have the time needed to develop and implement action plans to respond to the recommendations in the review.

[Lord Watts (Lab)]

My Lords, if I had acted in the same way when I was a local authority leader, I would have been surcharged. Is it not about time that the mayor had the same sort of qualification, that he has to deal with his public money in the same way as his own money, and he should have fiduciary duty like local authority leaders have?

[Baroness Swinburne (Con)]

There is a strengthened governance code for all the combined mayoral authorities and all these types of devolved government. I am sure that, as we progress with this, we will see those governance systems start to work more efficiently and effectively.

[Lord Shipley (LD)]

My Lords, on 5 March 2024, the Government issued a best value notice to the West of England Combined Authority. On 24 January 2023, it issued a best value notice to Cambridgeshire and Peterborough Combined Authority, and it renewed that on 30 January 2024. Why are the Government refusing to implement an enforceable best value notice on Tees Valley Combined Authority when it imposes them on other combined authorities?

[Baroness Swinburne (Con)]

To assist the House, let me say that best value notices are similar to the Department for Education improvement notices, which are issued following an Ofsted inspection and are a step before statutory intervention. A best value notice is issued to a local authority exhibiting indications of future best value failure. The notice is posted on GOV.UK and outlines the Government’s concerns with the authority and the clear expectations of the actions needed to ensure continuous improvement. The examples given are a clear way in which those non-statutory instruments can be used. With regards to Tees Valley, it has just undergone a major independent review with 28 recommendations; we will see in six months’ time if it has been conformed to.

[Baroness Taylor of Stevenage (Lab)]

My Lords, the Minister has just said that not only will the Government not ask the NAO to come in to do the review, but the mayor is not doing what the review indicated. The Minister has responded to previous questions about requesting that the National Audit Office carry out a detailed forensic review of deals that have been done there by saying that it is not appropriate. Can I therefore ask her what outstanding questions she believes there are in relation to value for money for the people of Teesside? If we are not going to have a best value notice or a National Audit Office review, what steps will the Government take to examine the ongoing questions?

[Baroness Swinburne (Con)]

As the noble Baroness and others in this House will know, whether people are doing what they say they are doing and whether we are achieving best value for money is under constant and ongoing review. The role of the National Audit Office is not to audit or examine individual local authorities, and its power would not normally be used for that purpose. We have already an independent review, and people have accepted its findings; we need to ensure that all 28 of those recommendations are implemented and delivered.

[Lord Blunkett (Lab)]

My Lords, this is a very serious issue. I met someone yesterday who told me that their father, who lives in the Tees Valley mayoral area, had decided they were going to vote for the incumbent candidate because he was a really good Liberal Democrat.

[Baroness Swinburne (Con)]

I am sure he is therefore voting for the person who is delivering for him and his local community, regardless of political affiliation.

[Lord Scriven (LD)]

My Lords, the Minister’s answer does not make sense. The Tees Valley Review concluded that, because of the poor governance, the lack of transparency and the deals that were done in the way they were done, value for money for the taxpayers of Tees Valley could not be guaranteed or ascertained—that is fact within the review. The mayor last week changed his commitment to implement the 26 recommendations, and he specifically said on recommendation 22 that he would do it again. Can I ask why the Minister feels it is not worth revisiting potentially looking at a best value notice in light of current events?

[Baroness Swinburne (Con)]

Given, as I have outlined, that there are already initiatives under way to implement all 28 recommendations, I do not feel that a non-statutory best value duty notice would achieve anything other than duplicate what is already under way.

Affordable Housing: Supply

Baroness Swinburne Excerpts

Thursday 25th April 2024 Lords Chamber

[The Parliamentary Under-Secretary of State, Department for Levelling Up, Housing & Communities (Baroness Swinburne) (Con)]

I thank the noble Viscount, Lord Chandos, for introducing the debate on the topic of more affordable homes. I reassure the noble Lord, Lord Griffiths, and others, that I am not concerned about my personal career, on the basis that I am covering my noble friend Lady Penn’s six-month maternity leave while she spends some time with her newborn son, and therefore I will be leaving this position in September.

I welcome the noble Baroness, Lady Smith of Llanfaes, to your Lordships’ House, and I congratulate her on her maiden speech. Croeso i’r Farwnes Smith o Llanfaes i Dŷ’r Arglwyddi a llongyfarchiadau ar eich araith—that was awful, and my mother will not forgive me for my pronunciation. I thank all other noble Lords who have spoken in this afternoon’s debate. They raised important points, which I hope to address in my response.

We all agree with the need for more affordable, high-quality homes in this country, to meet growing demand. The Government recognise the real pressures facing the housing market right now. As noble Lords, including the noble Lord, Lord Griffiths, and the noble Baroness, Lady Taylor, have said, full-time workers in England expect to spend some eight times their annual earnings buying a home. Private sector rents have also increased by an average of 8% over the last 18 months. We also recognise that housing providers are facing a more challenging financial position. The Government continuously work with their delivery agencies to ensure that the affordable homes programme can still deliver effectively, in the light of this.

All this underscores the need for more homes of all tenures: homes to rent, homes to buy and homes to part-buy. Affordable homes that the average working family can comfortably live in is the ambition that underpins the £11.5 billion affordable homes programme, launched in 2020. This represents a significant investment in affordable housing by the Government, and a clear commitment to deliver tens of thousands of affordable homes, for both sale and rent, throughout the country.

I will briefly outline how, and why, they have been broken down, and how the affordable homes programme in different tenures gives us the results. I start with homes for social rent. We recognise, as do many in this House, that these are the vital homes that we need to build to maintain thriving communities. As was so eloquently stated by numerous noble Lords, homes for social rent are a fundamental part of our housing stock—indeed, they are a lifeline for those who would struggle to secure and maintain a home at market rates. With that in mind, it was right for us to bring social rent homes into the scope of the affordable homes programme, which the Government did in 2018. Since then, we have affirmed our commitment to increase the supply of social rented homes in our levelling up White Paper, while improving the quality of housing across the board, in both the social and private rental sectors. We have also changed the parameters of the affordable homes programme to support this commitment, enabling further increases to the share of social rented homes that we are delivering.

Furthermore, the affordable homes programme is committed to funding a mix of tenures, enabling developers to deliver mixed communities. For that reason, we have kept a commitment to delivering homes for affordable rent as part of the programme. Whereas social rent is calculated using a formula, which takes into account regional earnings, homes for affordable rent is where rent is capped at 80% of the market rate—or lower, in London. This is an important way to support mixed communities with different tenures in new developments. It enables the programme to build more of the affordable homes that this country needs, because they need less subsidy than homes let at social rent.

Although social rent and affordable rent are clearly key elements of our approach, we also support aspiring homeowners to take their first step on the housing ladder. We understand what a difference that increased sense of security can make in all aspects of someone’s life and the lives of their family. That is why home ownership continues to be a fundamental part of the affordable homes programme offer. We will continue to deliver a significant number of homes for shared ownership.

This builds on our record to date of helping hard-working families to buy homes under shared ownership and build real capital in their properties. Between 2010 and 2023, we have delivered 156,800 new shared ownership homes, and our ambition is to build tens of thousands more as the affordable homes programme gathers pace. Since 2010, we have delivered over 696,000 new affordable homes, including over 482,000 affordable homes for rent, of which 172,600 are for social rent. To put this into perspective, the overall number of new homes during this period has been 2.5 million.

Local authorities are a critical part of delivering on the levelling up White Paper commitment to increase the supply of social housing over time. We are empowering them with flexibilities to make locally led decisions that deliver the best possible deal for their communities. In 2022-23, local authorities delivered over 8,900 affordable homes, representing 14% of the overall affordable housing delivery and the highest recorded number of local authority completions since 1991-92. To support continued delivery, in March last year we announced that local authorities will now have access to a new concessionary Public Works Loan Board interest rate for council house building from June this year.

Affordable housing is not delivered just through our affordable homes programme; around half of all delivery each year is through the planning system. As noble Lords will be aware, the Levelling-up and Regeneration Act gives the Government powers to create the new infrastructure levy, which aims to capture even more land value uplift than the current system, continuing our drive to deliver more affordable housing.

I reassure the noble Viscount, Lord Chandos, that the Government are committed to the delivery of onsite affordable housing through the new levy, and to delivering more affordable housing than the current system of developer contributions. Under the existing system, negotiation of Section 106 planning obligations can cause significant delay and uncertainty, which often means less affordable housing for communities and uncertainty about when key infrastructure is going to be provided. The new levy will be mandatory, non-negotiable change. It will be clear to developers what they are expected to pay, and this change can be used to secure the delivery of onsite affordable housing as a non-negotiable in-kind contribution, which offers significant protection of affordable housing delivery over the present system.

The technical consultation to inform the design of the levy regulations closed at the end of the year, and we are currently analysing consultation responses. The Government are committed to consult again on the design of the infrastructure levy and I hope that, with the passing of the Levelling-up and Regeneration Act, we will actually get this working to deliver more homes.

Finally, it is worth noting that councils continue to benefit not just from the £11.5 billion affordable homes programme that we have discussed today, but from the scrapping of the housing revenue account borrowing cap and greater flexibility in how they can use receipts from right-to-buy sales. I strongly urge councils to make full use of these measures, so we see more homes being built in the places where they are needed the most.

I turn to a number of questions—

[Baroness Taylor of Stevenage (Lab)]

I rise to make a brief intervention. The Minister is once again using the term “affordable homes”. Does she mean under the current six definitions of affordable homes—five of which are not affordable to anyone where I come from—and can she confirm that we will continue to have a permitted development regime that does not deliver any affordable homes at all?

[Baroness Swinburne (Con)]

I will bring forward the question that I was about to answer in response to both the noble Baroness, Lady Taylor, and the noble Lord, Lord Whitty, who asked how I define “affordable”. The Government do not prescribe a definition of affordability. We recognise that the fundamental purpose of social housing is to provide affordable, safe and secure homes to those who cannot afford to rent or buy through the open market.

The purpose is reflected in the definition of affordable housing in the National Planning Policy Framework. This defines affordable housing as:

“Housing for sale or rent, for those whose needs are not met by the market”.


So, to fall within the definition, homes must meet one or more other conditions: for example, affordable housing for rent must have rents that are set in accordance with the Government’s rent policy for social or affordable rent, or, alternatively, have terms that are at least 20% below the market rate. It is a very broad definition because there are lots of tenures and lots of people providing this housing for the different audiences that require it.

With regard to planning reform, which noble Lords—including the noble Viscount, Lord Chandos, the noble Lord, Lord Best, and the noble Baroness, Lady Taylor—have mentioned, the Levelling-Up and Regeneration Act 2023 creates a simplified and strengthened plan-led system. The Act puts local people at the heart of development. This, we hope, will deliver more homes in a way that works for more communities.

Turning to questions put to me by the noble Lord, Lord Best, I would like to reassure him that the social housing stock has grown by 151,000 since 2010, compared with the previous 15 years, when it fell by more than 420,000. So we have a big gap to make up and we are aware of that.

With regard to the affordable homes programme, this currently allows for 30% of the homes in the programme to be delivered through acquisitions. In practice, this tends to be the conversion of new homes that would otherwise have been sold on the open market to alternative affordable tenure types.

I turn now to temporary accommodation, which many noble Lords have mentioned. Indeed, when it comes to this, the Government are committed to reducing the need for temporary accommodation by preventing homelessness before it occurs. However, the current global context and the significant economic challenges we are facing are making our objectives on homelessness more challenging. We remain committed to preventing homelessness where possible and helping people to stay in their homes. Since 2022, we have provided £104 billion in cost of living support, an average of £3,700 per UK household, helping those most in need while acting in a fiscally responsible way. Where homelessness cannot be prevented, temporary accommodation is an important way to ensure that no family is without a roof over their heads.

However, we appreciate that it is not ideal and needs to be temporary. The £1.2 billion local authority housing fund enables councils in England to obtain better-quality temporary accommodation for those owed a homelessness duty, providing a lasting, affordable housing asset for the future. Indeed, between 2022 and 2025, we are providing local authorities with over £1.2 billion through the homelessness prevention grant.

With regards the concerns of the noble Baroness, Lady Smith, there are mechanisms by which social housing tenants can receive housing support to help pay their rent. For these tenants, the costs of rent increases are met by their housing benefit or the housing element of their universal credit. Discretionary housing payments can be made to those entitled to housing support who face a shortfall in meeting their housing costs.

In respect of social rent levels, they typically are at between 50% and 60% of market rent, set in accordance with government rent policy for social rent, using a formula that accounts for relative county earnings. Indeed, 90% of the stock is done through social rent. As to affordable rents, they make up some 10% of the rental stock, and they are actually available at 80% of the market value—although the 80% number is much lower in parts of London. So we are talking about the difference between some £98 a week under social rent and £143 a week, although all the social benefits and the DWP benefits are not specific to the tenure.

Turning to the right to buy, in response to the noble Baroness, Lady Bennett, and the noble Lords, Lord Birt and Lord Davies, the Government believe that the housing market should work for everyone. We believe that those who want to rent their homes should be able to rent their homes, but those who wish to buy them should also be allowed to do so. We remain committed to the right to buy. This, since 1980, has helped more than 2 million social housing tenants become homeowners. We want to support councils to continue to deliver new and existing supply plans, and there is a requirement for replacement homes to be put in place as these are sold.

To help councils deliver more replacement homes in the current economic context, the Government have frozen the cap on acquisitions. Councils will be able to continue to deliver up to 50% of their right-to-buy replacement homes as acquisitions each year until 2025, with a focus on the purchase of new-build homes. From 1 April 2024, the Government are also increasing the percentage of the cost of replacement affordable homes that can be funded from the right-to-buy receipts, from 40% to 50%. We have listened to calls from councils to increase this cap, which some have said is making some build schemes unviable due to higher build costs.

With regard to the statistics that the noble Baroness, Lady Bennett, asked for, in 2022-23, local authorities sold 10,896 homes; they built 8,900. With all sources of affordable homes considered, there was a net increase of 14,680 affordable homes for rent.

Turning to the speech of the noble Baroness, Lady Warwick, I agree that we need to do more. All measures to increase the rate of housebuilding for the provision of affordable homes should be considered, and we are including things such as the preferential borrowing rate for council house buildings from the Public Works Loan Board, which we have extended to June 2025. We have tried to allow them to retain, on a temporary measure, 100% of their right-to-buy receipts for 2022-23 and 2023-24, and indeed we have therefore allowed them to increase their capital buffer to provide more homes in the short term. Abolition of the housing revenue account borrowing cap, alongside the £11.5 billion affordable homes programme, I hope means that local authorities and housing associations are supported to maximise the delivery of new homes, and we strongly urge them to mobilise and utilise these flexibilities in order to do it quickly.

I have another question, from the noble Baroness, Lady Warwick of Undercliffe, who asked me about the skills set with regards to construction. The Government recognise that there are challenges in the sector due to skill shortages in the housebuilding workforce and construction more broadly, which will become a greater challenge without active work to augment skills development. We are therefore committed to ensuring that the right skills and training are available for apprentices and others considering a career in the construction industry. For example, the Government are currently reviewing the work of the industry training boards and will be publishing the findings of these reviews along with any recommendations later this year. The Department for Education is improving training routes into construction, creating opportunities for workers to retrain, and the Government are increasing the funding for apprenticeships across the sectors, including construction, to £2.7 billion in the 2024-25 period.

On the report from Women’s Aid, which I believe came into all our inboxes earlier this week, it is critical that victims of domestic abuse get support, especially when they are in a housing need. The Domestic Abuse Act 2021 has given those who are homeless as a result of being a victim of domestic abuse priority need for accommodation secured by the local authority. Statutory guidance encourages local authorities to make exceptions from any residency requirements.

I will also no doubt be having numerous discussions at this Dispatch Box over the coming weeks as we bring the private Renters (Reform) Bill to this House. I understand that we will have that on Tuesday next week, so I look forward to discussing the details with many of your Lordships then.

In closing, I thank your Lordships for prompting this important debate. It is clear that, although we may disagree regarding different approaches, all of us here agree on the underlying mission: to drive up affordable housing supply—truly affordable housing—for those who need it. This is a clear part of our mission to level up the country; indeed, it was a key tenet of our levelling up White Paper. The figures I have outlined today—more than 632,000 affordable homes built since 2010—show that we are making real progress towards it. However, I agree that more needs to be done.

Today we have also discussed the wide-ranging challenges that are facing us, and indeed the changes the Government continue to make to boost the social housing numbers over the medium to long term. Of course, through our Levelling-up and Regeneration Act and the simplified infrastructure levy, these will take time, but I hope your Lordships will work with me and the rest of government to ensure that this issue cuts across party-political lines. It is an issue I am certainly committed to working on with noble Lords across this House, as I said earlier this week at the launch of the Church of England’s report. I am confident that, working together, we can get the right homes built in the right places for the people who need them most.

Impact of Environmental Regulations on Development (Built Environment Committee Report)

Baroness Swinburne Excerpts

Friday 19th April 2024 Lords Chamber

[The Parliamentary Under-Secretary of State, Department for Levelling Up, Housing & Communities (Baroness Swinburne) (Con)]

As ever, I am grateful to noble Lords for their considered views on this important topic. Given the number of recommendations in the report and the number of topics raised today, I will try to do justice in responding to them.

I begin by reiterating this Government’s commitment to delivering the homes that we need, while ensuring that we continue to protect and enhance the environment. Through the Environment Act 2021 and the environmental improvement plan, the Government have been clear in their ambition to be the first generation to leave the environment in a better state than we found it. This ambition has been carried through the Levelling-up and Regeneration Act 2023 and our recent updates to the National Planning Policy Framework, to ensure that development continues to support environmental recovery. However, like the committee, the Government recognise the need to ensure that environmental regulation is proportionate and effective in supporting the delivery of much-needed developments.

As noble Lords said—particularly my noble friend Lord Moylan in his opening remarks—a key focus for the Government is to increase housing supply. I reassure my noble friend, as well as the noble Earl, Lord Russell, and the noble Baroness, Lady Thornhill, that we are on target to meet our manifesto commitment to deliver 1 million homes in this Parliament. Indeed, since 2010, we have delivered 2.5 million additional homes—but we can and must do more, and in a balanced way.

To maintain this balanced approach to increasing housing supply, and to drive growth and development, national planning policy needs to create certainty, as numerous noble Lords said. That is why we used the Levelling-up and Regeneration Act to introduce powers for national development management policies to be produced. These policies will have statutory force and will guide decision-making on planning applications across England, helping local authorities produce swifter, slimmer and more locally relevant plans, and ensuring that important protections have the recognition that they deserve. We are working to prepare these policies now and will consult on them in due course.

The Government echo the sentiments of the committee: local planning authorities need up-to-date local plans, as the noble Lord, Lord Jackson, stated. That is why in December we reaffirmed our commitment to a plan-led system, creating strong incentives for local authorities to get their local plans in place, and encouraging authorities to make balanced decisions that support their diverse communities.

For local authorities to be able to have a plan in place, deliver it and do this efficiently, they will need our continued support. I reassure the noble Lord, Lord Berkeley, and the noble Baronesses, Lady Bennett and Lady Thornhill, that we will continue to provide additional financial support. This includes the planning skills delivery fund, which has been boosted to £29 million, allowing the planning application fees to be increased, and indeed a further £13.5 million to support a new “planning super-squad”. This will be made up of leading planners and specialists, who will be deployed across local planning authorities to accelerate the delivery of homes and development and to support those local planners.

As highlighted by the committee and reiterated here today by numerous if not all noble Lords, nutrient neutrality and its interaction with the habitats regulations has created a situation where some local authorities are not able to approve development. To remedy this, we continue to provide funding for local authorities to support strategic management and mitigation plans in their areas. In December 2023, we confirmed the first tranche of the local nutrient migration fund, which totals some £110 million, as referred to by the noble Baroness, Lady Thornhill. It aims to promote innovative approaches to delivering mitigation and to enable more effective mitigation solutions, with a second round of nutrient support funding to lead authorities in substantive catchments.

Indeed, the funding is already delivering an impact, enabling sustainable development in affected catchments. As many noble Lords will know, Natural England’s scheme is providing credits for some 4,500 homes in the Tees catchment so far, and through the local nutrient migration fund the Government have awarded £57 million to eight local authorities in December. That included funds of some £10 million to Wiltshire Council, which has enabled the construction of integrated wetlands, a nature-based solution to reduce nutrient pollution. A further £9.6 million to Somerset Council supports an innovative reverse-osmosis technology building on research from the University of Birmingham. This is rapidly boosting the supply of nutrient mitigation in these areas, which translates directly into more housing.

I congratulate the noble Lord, Lord Banner, on his excellent maiden speech and take this opportunity to welcome him to the House. I think we can all look forward to his further contributions in this Chamber, drawing on his wealth of experience in planning and environmental law.

Although the Government recognise the serious issues that noble Lords have described with regard to nutrient neutrality, I believe it is attainable. There is a lot that we can do and are doing to allow housing delivery to progress, even in areas affected by nutrient neutrality. Where there is a sufficient supply of mitigation, housing delivery is unlocked. I agree with noble Lords that assuring the delivery of long-term, major water supply infrastructure is an important element of this joined-up strategy, and we are seeing examples in Cambridge and elsewhere. We are working on addressing the water scarcity issues, as proposed by various schemes.

I am cutting out an awful lot of my paragraphs to make sure that I do not overrun while trying to answer your Lordships’ questions and understand my own scribbled handwriting, so I apologise if this does not sound as eloquent as it might have done when it was originally drafted.

We will of course continue to support local authorities, having opened a second expression of interest process, open to all nutrient-neutrality catchments. We are continually looking at ways to work more strategically on the delivery of mitigation on top of our close partnership with Natural England, which manages the £30 million nutrient mitigation scheme.

In response to the comments of the noble Lord, Lord Best, and the noble Earl, Lord Russell, one of the clearest examples of the Government’s commitment to ensuring a proportionate approach to environmental regulation is the new system of environmental outcomes reports that will be brought forward using the powers secured through the Levelling-up and Regeneration Act. Processes for environmental assessment have matured since they were first introduced, yet, despite lengthy assessment reports, they often prove ineffective at securing better environmental outcomes or encouraging development to support the country’s most important environmental priorities. A tailored approach to assessment that properly reflects the nation’s environmental priorities via environmental outcomes reports will ensure that assessment moves away from being a costly, passive process to one which focuses on supporting the delivery of the environmental outcomes we all desire. The Government will shortly publish their response to our initial consultation and will be working at pace with the sector on the detailed design of this important new system.

We agree with numerous noble Lords, including the noble Lords, Lord Moylan, Lord Banner, Lord Berkeley and Lord Jackson, and the noble Baroness, Lady Eaton, that taking agricultural land out of production is not the optimal way of addressing nutrient pollution. However, food security and housing delivery can be seen as compatible rather than as conflicting aims. More efficient nutrient management is a win-win, and while improving agricultural practices is a long-term solution, we are taking many of those actions now. Our nutrient reduction plan includes funding for agriculture, encouraging further nutrient management actions for farmers, and includes plans to modernise fertiliser standards, developing innovative solutions locally, as we are seeing with the River Wye.

We are also seeing immediate benefits through action we have taken to improve water infrastructure; the duty to upgrade wastewater treatment in affected catchments by 2030 is an important additional step in unblocking housing delivery. I agree with the noble Lords, Lord Berkeley and Lord Best, the noble Baronesses, Lady Eaton and Lady Taylor, and the noble Earl, Lord Russell, that joined-up working to address this important issue is crucial, and officials from across Defra, DLUHC, Natural England and the Environment Agency are working closely on a daily basis on trying to deliver these competing targets.

The Government recognise just how important it is for these public bodies to be appropriately resourced, just as it is for local planning authorities. That is why, over the 2023-24 financial year, the Government have provided an additional £5.6 million to increase the number of staff at Defra’s arms-length bodies.

Biodiversity net gain became mandatory on 12 February for new major developments and on 2 April for non-major development except where exemptions apply. We have been assisting local authorities with its implementation, providing funding which they can use to recruit ecologists or additional planners, as well as training through the Planning Advisory Service. Also available is a package of guidance designed to help with the implementation of biodiversity net gain, showing authorities how they can monitor and enforce it, as well as how the 10% net gain should be applied. Smaller developers need support, so we have provided a simplified small-sites metric to streamline the process for calculating net gains for small sites where there is no priority habitat present.

As many noble Lords mentioned, we are prioritising brownfield development. It is key to delivering the homes our communities need, but it also provides important opportunities to improve our environment and regenerate places, hence our strong encouragement of the reuse of suitable brownfield land in policy. We have consulted on changes to the National Planning Policy Framework that would place an even stronger emphasis on the value of using suitable brownfield land for homes, and we have also introduced funding incentives to support brownfield development. This includes £5.1 billion that is making its way to the existing brownfield housing fund to unlock and prepare more sites for brownfield development.

With regard to solar, which the noble Lord, Lord Berkeley, mentioned, the Prime Minister said earlier this week that we want to see more solar but on brownfield sites, on rooftops and away from our best agricultural land if at all possible. National planning policy is clear: where significant development of agricultural land is demonstrated to be necessary, areas of poorer-quality land should be preferred to those of higher quality.

I note what the noble Earl, Lord Lytton, said about water neutrality and water efficiency, and that is why the Government have committed to reviewing the building regulations in order to introduce tighter water efficiency standards in new homes. In the meantime, in areas of serious water stress where water scarcity is inhibiting the adoption of local plans or the granting of planning permission for homes—including north Sussex—we will find ways and solutions to unlock what we need to unlock.

I close by thanking noble Lords for their work on this report and on this committee more widely. I am confident that, through our work to improve national planning policy and procedures, we will continue to achieve a balance between protecting our environmental assets and making sure that the right homes and infrastructure are in the right places in support of our communities.

Social Housing: Right-to-buy Sales

Baroness Swinburne Excerpts

Thursday 18th April 2024 Lords Chamber

[Baroness Taylor of Stevenage]

To ask His Majesty’s Government what assessment they have made of the impact on the provision of social housing of removing the right of local authorities to retain 100 per cent of receipts from right-to-buy sales.

[The Parliamentary Under-Secretary of State, Department for Levelling Up, Housing & Communities (Baroness Swinburne) (Con)]

As a temporary measure, councils were able to keep 100% of the right-to-buy receipts from sales in 2022-23 and 2023-24. As councils have five years to spend these receipts, we are continuing to track the impact of allowing authorities to retain 100% of right-to-buy receipts. As previously announced, the cap on acquisitions funded through right-to-buy receipts is at 50% until 2025-26, to enable councils to do more acquisitions. The Government are working with councils to support their supply and delivery plans, and we are keeping the right-to-buy receipt flexibilities under revie w.

[Lord Forsyth of Drumlean (Con)]

My Lords—

[Baroness Taylor of Stevenage (Lab)]

My Lords, with 3.8 million people on council housing waiting lists, some having waited nearly two decades, and with the economic case for social housing comprehensively demonstrated in the recent study by the National Housing Federation and Shelter, showing that building 90,000 social homes would add £51 billion to the economy, the need for delivery of more social homes gets more urgent by the day. Since the right-to-buy programme started in 1980, there has been a reduction in the number of social homes by 1.5 million. Some 40% of those homes are now let privately, and councils have no choice but to use them as expensive temporary accommodation for homeless families. That has pushed up the housing benefit since 1991 from £9 billion to £29.6 billion. Councils should be able to use the proceeds from right to buy to deliver like-for-like replacements, but with councils able to receive £100,000 of discount, that is difficult enough. Taking away the ability to retain 100% is another blow. Does the Minister not consider that this is an economically illiterate move, depriving people of the homes they need and driving the benefit bill ever upwards?

[Baroness Swinburne (Con)]

I draw the House’s attention to the fact that the right-to-buy receipt is only one very small portion of the entire receipts that are available to deliver affordable housing. Indeed, the £11.5 billion affordable homes programme is delivering thousands of affordable homes, including, since 2010, 696,000 new affordable homes, with over 172,600 homes available for social rent.

[Lord Forsyth of Drumlean (Con)]

My Lords, I apologise to the noble Baroness for my enthusiasm but I could not believe the bare-faced cheek of asking this Question. There would have been no receipts from the sale of council houses if the party opposite had had its way. It was a Conservative Government who brought in the right to buy, and it was a Conservative Government who enabled people such as the deputy leader of the Labour Party to buy their council homes.

[Baroness Swinburne (Con)]

I agree with my noble friend’s comments. We are genuinely committed to supporting home ownership, especially for first-time buyers, no matter how they get on the housing ladder.

[Lord Bird (CB)]

Surely the point is that a Labour Government created the right to buy, and all the work was done under a Labour Government, and then it was implemented by the Tories, but they cut it in half and did not allow the replacement of social housing, meaning that we have the present crisis that we have.

[Baroness Swinburne (Con)]

I am afraid that is not my understanding of what has happened historically, and I understand that some Members of this House may have been involved in setting up the original scheme.

[Lord Shipley (LD)]

I remind the House of my register of interests. Can we go back to the issue of the right to buy? In the last year, 10,896 homes were sold through right to buy in England and only 3,447 houses replaced them—a net loss of 7,449 in 2022-23. How would the Minister explain that to a family stuck in temporary accommodation which is gradually becoming permanent?

[Baroness Swinburne (Con)]

I do not recognise those figures. The figures I have in front of me are that, in 2022-23, local authorities reported 10,896 eligible sales, which was very similar to sales in 2021-22, and delivered 8,900 homes that same year. Overall, there was a net increase of 4,600 affordable homes in that year.

[The Lord Speaker (Lord McFall of Alcluith)]

My Lords, the noble Lord, Lord Campbell-Savours, will be participating remotely.

--- Later in debate ---

[Baroness Swinburne (Con)]

I return to the statistic that we have increased the number of affordable homes by 482,000 during the period since 2010. That means there are more houses for people to rent at an affordable rent. We also acknowledge that the rent agreements with regards to the increases, particularly for social housing over the last year, while inflation was running high, have had an impact on the housing associations, but we are working closely with them to make sure that they have the right to increase their rents at an acceptable level while the tenants themselves are not having to struggle with the high cost of living.

[Lord Young of Cookham (Con)]

My Lords, as one of the Housing Ministers in the 1979 Parliament, I say to the noble Lord, Lord Bird, that I do not recall the right-to-buy legislation being in my briefing pack when I took office. Returning to the original Question, I agree that we need more affordable homes. Has my noble friend seen a report by the Home Builders Federation that 13,000 sites for affordable homes have been earmarked as a condition for market sales on the rest of the site but no housing associations or local authorities have come forward to claim them? Can my noble friend find a solution?

[Baroness Swinburne (Con)]

I thank my noble friend for that question. We have been monitoring this for some time. All measures to increase the rate of housebuilding for the provision of affordable homes are being considered, including the preferential borrowing rate for councils, and housebuilding from the Public Works Loan Board, which has been extended to June 2025. Indeed, that 100% temporary measure for the right-to-buy receipts for the last couple of years was to increase the capital buffer to allow the speeding up of housebuilding and acquisition in the sector. The abolition of the housing revenue asset borrowing cap also helps, alongside the £11.5 billion affordable homes programme. We believe that local authorities and housing associations are being supported to maximise delivery at pace, and we strongly urge them to utilise the flexibility to build these new homes.

[Baroness Warwick of Undercliffe (Lab)]

My Lords, whatever the data we are bandying around here, there is no doubt that right to buy and demolitions mean that we are losing social housing every year. As has already been said, large numbers of households are now forced to live in expensive and insecure homes in the private rented sector due to the lack of social homes. What plans do the Government have, recognising the point the noble Baroness is making, to further increase the supply of social housing to prevent right to buy eating into this crucial asset?

[Baroness Swinburne (Con)]

I return to the fact that the main programme we have is the £11.5 billion affordable homes programme, of which a large amount has been allocated for social and affordable housing. When we look at the numbers, the right to buy, and local authorities’ delivery through that mechanism, represents 14% of the overall affordable housing delivery—the highest recorded number of local authority completions in a decade. It is making progress, and the reality is that the rest of that budget is being spent in other ways and being delivered as we speak.

[Baroness Scott of Needham Market (LD)]

My Lords, does the Minister accept that she is referring to affordable housing, whereas my noble friend is talking about social housing? They are absolutely not the same thing—and in many areas affordable housing is anything but affordable.

[Baroness Swinburne (Con)]

I remind the House of the statistic I gave in answer to an earlier question: of those homes, since 2010, 172,600 are for social rent.

[Lord Moylan (Con)]

My Lords, further to the question from my noble friend Lord Young of Cookham, perhaps my noble friend the Minister has not quite grasped the root of the problem. We are dealing here with small and medium-sized housebuilders. When they generate social housing to accompany their private sector developments, that social housing frequently comes in penny packets, isolated to one house on the site and so on. There are 13,000 of these now waiting to be built, but the housing associations are not interested in them—they are simply not interesting to housing associations, as they are too difficult to manage. It is unblocking that logjam that I think my noble friend was asking my other noble friend on the Front Bench to address herself to.

[Baroness Swinburne (Con)]

Indeed, this is where a local authority could step in to deliver more replacement homes. In the current economic climate, councils are able to continue to deliver 50% of their right-to-buy replacement homes as acquisitions each year until 2025, with a focus on the purchasing of new homes. That should help small, medium-sized and large housebuilders.

Property Agents: Regulation

Baroness Swinburne Excerpts

Thursday 18th April 2024 Lords Chamber

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

My Lords, I beg leave to ask the Question standing in my name on the Order Paper, and I draw the House’s attention to my relevant registered interests and to the fact that I am a leaseholder.

[The Parliamentary Under-Secretary of State, Department for Levelling Up, Housing & Communities (Baroness Swinburne) (Con)]

The Government are committed to raising professionalism among property agents. Property agents must already belong to a redress scheme. The Government’s Leasehold and Freehold Reform Bill and Renters (Reform) Bill will help drive up overall standards. Legislating to set up a new regulator would, however, require significant additional legislative time that we do not have in this Parliament. We will meanwhile continue to work with industry on improving best practice, including on codes of practice.

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

My Lords, the Government received the report from the noble Lord, Lord Best, in the last Parliament, in July 2019. Can the Minister explain to the House what the Government have been doing for the past five years on this issue? There is widespread agreement on what needs to be done. From the outside, it looks like the Government are reluctant, unenthusiastic, disinclined and generally unwilling to address the issue.

[Baroness Swinburne (Con)]

I appreciate the time delay and am exceedingly grateful to the noble Lord, Lord Best, for the report from him and his working group, which included more than 50 recommendations cutting across different housing tenures. We are developing key primary legislation to address the fundamental power imbalance that exists in parts of the housing market. Through the Renters (Reform) Bill and the Leasehold and Freehold Reform Bill, we are taking forward specific recommendations from the noble Lord’s report, and we will keep the question of further regulation for the sector under review.

[Lord Best (CB)]

My Lords, did the Minister see the excellent report from your Lordships’ Industry and Regulators Select Committee, which thoroughly endorsed the need for a regulator? It took evidence both from those representing the consumers—that is, tenants, leaseholders and people buying and selling properties—and from those who would be regulated, the agents themselves, who felt at least as passionately about the need for a regulator. If we cannot have a fully-fledged regulator because time does not allow, could we at least go half way and introduce some mandatory training and qualifications so that the people handling property agency work know what they are talking about and we weed out some of the rogues?

[Baroness Swinburne (Con)]

I thank the noble Lord for his comments and for his work, which I have acknowledged. I am grateful also to noble Lords on the committee for their recent work on this important topic. Ministers are considering its recommendations and will respond in due course. Training programmes are currently available, and. I suspect that this question will come up time and again. In respect of the legislation that we are currently talking about, I have no doubt that I will be having those conversations with the Minister, my noble friend Lady Scott, in the coming days and weeks.

[Lord Foster of Bath (LD)]

My Lords, given the clear, widespread support for the introduction of an independent property agents regulator, first proposed by the indefatigable noble Lord, Lord Best, some five years ago, can the Minister explain why, having had five years to think this through, it is not now possible, as she seems to suggest, for the Government to include it by way of an amendment to the Renters (Reform) Bill? That way, they would provide what more or less everybody in this House and outside it are keen to see.

[Baroness Swinburne (Con)]

I understand the frustration. I believe that all of us in this House and in our wider communities would like to see more professional-quality work being done in this sector and that we all want to drive up service standards for buyers, sellers and renters—whoever they may be—interacting with the system. It is important that we get it right; measures are coming up in the leasehold and freehold Bill and certainly in the private renters Bill, both of which will be before this House over the next few weeks. Therefore, there are opportunities for us to put forward specific measures that we felt were a priority in the leaseholder space and the private rental space.

[Baroness Warwick of Undercliffe (Lab)]

My Lords, I declare an interest as chair of the Property Ombudsman. The ombudsman has been producing codes of practice for several decades, and that skill was utilised by the RoPA steering group, particularly the steering group chaired by my noble friend Lady Hayter. A new code was produced which has been received very positively. It stands ready to be implemented, and I urge His Majesty’s Government to give serious consideration to how it could be achieved in the absence of a regulator.

[Baroness Swinburne (Con)]

The Government welcome the work undertaken by the independent steering group chaired by the noble Baroness, Lady Hayter of Kentish Town, on the codes of practice for property agents. That is an important development towards making sure all consumers are treated fairly and all agents work to the same high standards. The Government have approved two codes for managing agents, which set out good practice and are to be taken into account in cases before courts or the tribunal. We will consider other codes as they are brought forward.

[Lord Harris of Haringey (Lab)]

My Lords, I declare a former interest in that I used to chair National Trading Standards. The Minister will be aware that the department already funds an estate agents and letting agents regulator through National Trading Standards. Would it not make sense to extend the remit of that regulatory function carried out by Trading Standards into this field? That could presumably be done fairly simply, fairly easily and possibly fairly cheaply.

[Baroness Swinburne (Con)]

Estate agents are regulated under the Estate Agents Act 1979, which is currently enforced by the National Trading Standards estate and letting agency team—the abbreviation or acronym is too complicated for me to work out, so I have given the full title. It has powers to issue warnings and banning orders, and estate agents are required to belong to an approved redress scheme. These things can all be improved on. When we bring forward the home buyers and sellers reform strategy over the coming months, I hope to come back to the House and give details on further actions.

[Lord Blunkett (Lab)]

My Lords, the bad apples are giving legitimate, professional agents a very bad name, recently highlighted in my own city of Sheffield, where instances of adding charges that never existed to ground rents and refusing to answer correspondence and communication were taken up by the honourable Member for Sheffield South East, Clive Betts. We have just ascertained, including from the Minister, that we have unanimity across the House. Could we not just agree in the legislation coming forward very shortly to pass the necessary measures to put this right?

[Baroness Swinburne (Con)]

I can confirm that in the Leasehold and Freehold Reform Bill we are introducing measures to empower leaseholders to take action in the event of unreasonable behaviour. The Bill will make it easier for leaseholders to scrutinise costs and challenge the services provided by both landlords and property managing agents and ultimately for them to take on the management of their building themselves or directly appoint or replace agents. Alongside existing protections and work undertaken by the industry, these measures will seek to make property managing agents more accountable to leaseholders who pay for their services. It is coming.

[Baroness Taylor of Stevenage (Lab)]

My Lords, we have before the House a suggestion that we introduce a property regulator. It has waited five years. There is agreement across the House. Surely we should take the opportunity to amend the Leasehold and Freehold Reform Bill or the Renters (Reform) Bill to introduce this. Five years is long enough to wait, especially when we have complete agreement across the House that this is what we need to do.

[Baroness Swinburne (Con)]

I know that the Minister, my noble friend Lady Scott, has engaged with noble Lords on the leaseholder and freeholder Bill and will continue to do so as it progresses through this House next week. I understand that the noble Lord, Lord Best, has reached out to her to consider how to improve the Bill further. I have no doubt that further conversations will happen as we consider the Bill in detail in Committee.

[Lord Kamall (Con)]

My noble friend the Minister will be aware that there have been some industry initiatives—though they are not perfect—over the years such as Safeagent and the kitemark scheme. In considering the possibility of more regulation in this space, could my noble friend and her department ensure that they do not squeeze out those private initiatives and work in conjunction with them?

[Baroness Swinburne (Con)]

I can confirm to my noble friend that we are working hand in glove with industry and trade bodies that want good-quality services provided by their members. It is in their interests, in our interests and in consumers’ interests that we do so.