High Streets (Designation, Review and Improvement Plan) Bill

Debate between Baroness Taylor of Stevenage and Baroness Swinburne

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.

Renters (Reform) Bill

Debate between Baroness Taylor of Stevenage and Baroness Swinburne

2nd reading
Wednesday 15th May 2024 Lords Chamber

[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.

Combined Authorities (Finance) (Amendment) Regulations 2024

Debate between Baroness Taylor of Stevenage and Baroness Swinburne

Tuesday 7th May 2024 Grand Committee

[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.

Tees Valley Combined Authority: Best Value Notice

Debate between Baroness Taylor of Stevenage and Baroness Swinburne

Thursday 2nd May 2024 Lords Chamber

[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.

Affordable Housing: Supply

Debate between Baroness Taylor of Stevenage and Baroness Swinburne

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.

Property Agents: Regulation

Debate between Baroness Taylor of Stevenage and Baroness Swinburne

Thursday 18th April 2024 Lords Chamber

[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.

Social Housing: Right-to-buy Sales

Debate between Baroness Taylor of Stevenage and Baroness Swinburne

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.

Teesworks Project: Audit

Debate between Baroness Taylor of Stevenage and Baroness Swinburne

Wednesday 20th March 2024 Lords Chamber

[Baroness Taylor of Stevenage]

To ask His Majesty’s Government what assessment they have made of the audit arrangements for the Teesworks project, and of whether they are effective for the scale of the work being carried out.

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

The public and private sector bodies engaged in the Teesworks project are responsible for ensuring that they comply with all relevant audit requirements. Additionally, the Government commissioned an independent review of the project, which we published in February. The Tees Valley Mayor is implementing its recommendations, including recommendations 27 and 28, relating to the internal and external audit functions.

[Baroness Taylor of Stevenage (Lab)]

My Lords, I thank the Minister for her Answer, but I honestly think that the people of Teesside deserve better than to be fobbed off like this. The independent review published in January said:

“Based on the evidence from the review the governance and financial management arrangements are not of themselves sufficiently robust or transparent to evidence value for money”.


We are told by Ministers that the NAO does not look at individual authorities, so we questioned on 30 January and 7 March just what the arrangements are for auditing this project, so local people can be reassured about the return their significant investment is giving them. We were promised an answer in writing, which has not appeared. In view of the parlous state of local government audit generally, and the nature of the 28 scathing recommendations set out in the review, an NAO financial investigation seems appropriate. Why are the Government still resisting that?

[Baroness Swinburne (Con)]

I thank the noble Baroness for her supplementary question. I assure her that the letter is on its way; I thought that it was already sent, so I apologise if she has not received it yet. As I outlined in my response to the debate on the regeneration of industrial areas on 7 March, it is not the NAO’s role to audit or examine individual local authorities, and its power would not normally be used for that purpose. I have since looked into this, and expanding its remit previously required the Chief Secretary to the Treasury to grant statutory powers. Therefore, given that we have had a thorough independent review, it is time that we learned from it and implemented those lessons rather than repeat it.

Local Regeneration: Industrial Areas

Debate between Baroness Taylor of Stevenage and Baroness Swinburne

Thursday 7th March 2024 Lords Chamber

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

I thank the noble Baroness, Lady Armstrong of Hill Top, for tabling this important debate on local regeneration of former industrial areas across the whole of the United Kingdom. We have visited a very large swathe of the United Kingdom in today’s debate, also talking about the challenges constraining such regeneration. I thank all noble Lords for their considered and insightful contributions today, some of which I agree with—not all, but I am sure that we can work our way through them.

I too grew up in a former industrial area, in south-west Wales. I went to school during the miners’ strike as the granddaughter of a miner. I spent a large number of my years as an MEP supporting Welsh economic developments through the EU’s convergence funds, looking at how you regenerate some of those industrial areas. Therefore, I have some first-hand experience, share your Lordships’ aspirations for these areas and support their redevelopment.

However, as we all know, over the last 50 years the UK has seen fast and extensive deindustrialisation, with a lasting impact in many areas, including, as we have heard, the north, Yorkshire and the Humber, my own country of Wales and certainly the Midlands. That is to name but a few. We have heard today even more examples of where this has happened.

Although London and much of the UK have flourished under the new economic trends, former industrial centres that were once the beating heart of the Industrial Revolution have struggled, and continue to do so. I agree with the noble Baroness, Lady Donaghy, and all sorts of other noble Lords here, that this is not right. According to the Institute for Fiscal Studies, average wages in London in 2019 were 60% higher than those in Scarborough and Grimsby, with the top 10% of earners in London earning nearly twice as much per hour. Half of working-age adults in London and Brighton have university degrees, compared with less than one-fifth in places such as Doncaster or Mansfield. We are under no illusions about the scale of the challenge to regenerate these former industrial areas, and that is precisely why we have made it central to this Government’s levelling-up agenda.

I know that the noble Lords will have heard this before, but it bears repeating: for this Government, levelling up means ensuring that your life chances are not determined by where you grow up. It means addressing entrenched regional disparities to unlock economic growth everywhere and ensuring that people benefit from these rises in living standards and well-being. Nowhere is this more important than in our post-industrial heartlands—places where once, a location meant a life path. Now, while celebrating the cultural history and heritage of these places, we are committed to unlocking their full and wide-ranging potential.

Before turning to specific issues that noble Lords have raised in the debate, I will talk through some of what the Government are doing to try to make this happen. We are rolling out gigabit broadband across the UK; introducing education investment areas; opening freeports; increasing the national living wage; launching the long-term plan for towns and the anti-social behaviour action plan, while recruiting more police officers; and, importantly, delivering through our extensive local growth funds, including the levelling up fund and the UK shared prosperity fund. Through the third round of the levelling up fund, we are investing a further £1 billion in 55 projects across the length and breadth of the UK.

As many noble Lords have mentioned, we are using the levelling-up needs metrics to target funding at the places that need it the most, ensuring that every part of the country benefits. Multiple projects in former industrial areas are benefiting, such as the £20 million South Shields riverside transformation project, the £19.5 million River Tyne regeneration infrastructure project and, as the noble Lord, Lord Mawson, will appreciate, the £19.8 million project in Bradford to support and enhance Keighley’s engineering, manufacturing and economic role in the region, to name but a few. We have granted town deals exceeding £20 million to a number of other former industrial areas. As well as Barnsley, Doncaster and Wakefield, we are including 12 more that were announced yesterday by the Chancellor. They will receive £20 million each to invest in community regeneration over the next decade; it will be led by local people in order to be determined by local need.

Beyond our funds, post-industrial areas in the Midlands, such as Stoke-on-Trent and Mansfield, are being supported by bespoke and intensive levelling up partnerships. Levelling up requires a multifaceted approach, as many noble Lords have said today, from catalysing industrial clusters in the sectors that will drive the future economy to supercharging our city regions, to supporting our struggling towns and local areas.

We know that the challenge is large and recognise that it is not a simple task. It will not be achieved through quick wins. As the right reverend Prelate the Bishop of Norwich said, restoring pride in place across all areas of the UK, including those with a strong historic cultural identity, will take time. The current economic context makes this even harder, but even more essential, and so this is why structural and systemic change is so important, not least the empowerment of local leaders. I agree with many noble Lords who have spoken today that local decision-making is best. To this end, we have set ourselves a clear mission that, by 2030, every part of England that wants one will have a devolution deal, with powers at, or approaching, the highest level of devolution, with a simplified, long-term funding settlement.

Since 2022, we have announced nine new devolution deals, many of which are for post-industrial areas. These include, as many noble Lords know, a new mayoral combined authority deal for York and North Yorkshire, as well as Hull and East Yorkshire, the first ever mayoral combined county authority deal in the east Midlands and a second mayoral combined county authority deal announced with Greater Lincolnshire.

This May, the north-east will become the first region to be entirely covered by a mayoral devolution. A new north-east mayoral combined authority will be established, which will mean that every person in the north-east will have their own authority and elected leader, making decisions in their best interests. English devolution currently covers about 14.2 million people, taking the proportion now covered by a devolution deal to greater than 64%—up from 40% just a few years ago.

I turn to some of the other issues that were raised. We also recognise the challenges facing the local government sector and have committed to reducing the complexity of local government funding. I note the comments from many noble Lords. We have listened to local partners. In July 2023, we published our plan to simplify the funding landscape. Through this, we are delivering a more transparent, simple and accountable approach to funding and we are beginning to put this into action. For example, we have adopted a new approach to the third and final round of the levelling up fund, which has moved away from competition and made use of the large number of high-quality bids submitted in round 2. This was designed to reduce burdens on applicants and maximise efficiency.

Similarly, the UK shared prosperity fund provides local authorities more flexibility with a three-year allocation that they can choose how to spend on local priorities or projects. The most recent local government finance settlement for 2024-25 makes some £64.7 billion available to councils across the country—an increase in core spending power on 2023-24 of up to £4.5 billion or 7.5% in cash terms. We appreciate that they have more work to do and are therefore trying to fund them appropriately.

[Baroness Taylor of Stevenage (Lab)]

The Secretary of State made an outrageous statement this week about local authorities using consultants. They are used mostly to put together the very bids that the noble Baroness just set out. Can she please take back to the Secretary of State that it is absolutely wrong to criticise local government, which is starved of resources anyway for the reasons we all know about and is desperately trying to get hold of some of the funding to which she referred? The only way that local government can do this is by bringing in consultants to put its bids together; it does not have the resources otherwise. I ask the noble Baroness to take that back to the department and get it to think about this again.

[Baroness Swinburne (Con)]

I give the noble Baroness that assurance: I will take that back to the department. It is my first week in the department, so I do not have an answer for her now, but I will speak to the civil servants and my Secretary of State.

I will continue. The settlement includes additional measures for local authorities in England, announced on 24 January, which will be worth an additional £600 million. We are trying to provide local authorities with as much bespoke support as possible, knowing that they have more jobs to do to deliver some of these programmes.

The work that we have done to create a climate for investment through the development of our freeports and investment zones programmes will drive up living standards and regenerate selected areas. Unlike the noble Baroness, Lady Bennett, and some others, I think that the freeport initiative will be a source of jobs and investment. So far, we have created 12 freeports, eight of which are in former industrial areas—including in Teesside, the east Midlands, the Humber, Plymouth and the Solent—two are green freeports in Scotland and two are in Wales. All are now open for business and creating jobs.

Freeports are all about securing economic futures, and that of the UK as a whole, by reorienting regional economies towards innovative, low-carbon sectors such as renewables and advanced manufacturing. I believe that we are already seeing some movement here, with 6,000 jobs expected to be created and £2.9 billion of investment promised. They are also creating high-quality jobs across the UK, right in the communities where they are needed most.

Meanwhile, our investment zones programme recognises that the UK has underperformed in leveraging the success of key industries and certain research strengths, so they will be established in places with significant unmet productivity potential, many of which have a rich industrial history. For example, the zones in South Yorkshire, Greater Manchester and the north-east of England are focusing on clusters associated with advanced manufacturing, nodding to their industrial heritage while investing further in high-potential industries of the present and the future.

The Government recognise the crucial role played by the private sector in the levelling-up agenda through schemes such as investment zones and freeports. We aim to enable and empower the private sector to increase investment, jobs and growth at a local level. Good quality, self-sustaining growth will be delivered through capitalising on the growing industries of the future. That includes manufacturing, where our funding is targeted to ensure that UK industry copes with the fundamental changes to remain at the forefront of the global transition to net zero. We are committed to growing the economy and ensuring that funding does not focus solely on the most successful sectors today but looks ahead as we keep pace internationally and build the UK’s expertise for the industries of the future.

In acknowledging many noble Lords’ close ties to the north-east region, I am delighted to draw attention to the recent announcement of a £40 million funding package to accelerate Teesside regeneration. Middlesbrough, alongside Redcar and Cleveland, will receive £20 million each—a total of £40 million—to help ramp up improvements, with targeted projects planned to revitalise high streets, healthcare, transport and education, and to create more affordable housing.

Finally, in County Durham, where I understand that the noble Baroness, Lady Armstrong, served as Member of Parliament, the market town of Bishop Auckland, which expanded to serve the coal industry, has been awarded £53 million from the Government’s future high streets fund and towns fund to support its development as a visitor destination of national significance. I look forward to visiting, given that my grandparents come from there. This investment will help diversify and enhance the town centre, improve transport connectivity and provide new skills and enterprise opportunities for young people. I hope noble Lords will acknowledge that that is a fitting response to celebrate the town’s proud industrial heritage.

I have a very large number of questions that I will try to zip through. My handwriting is appalling, so please forgive me if I stumble. I really empathise with the pride that the noble Baroness, Lady Chapman, has in her home area. It certainly made me think about my upbringing in my area. To date, approximately £1.4 billion in levelling-up funding has been allocated to projects in the north-east and Tees Valley. This funding covers a range of regeneration priorities, including addressing the local skills gap and developing emerging sectors in former industrial areas. Across all three rounds of the levelling up fund, the north-east has received more per capita than any other English region, alongside wider programmes including devolution deals, levelling-up partnerships and our long-term plan for towns. This shows our commitment to level up the region.

I turn to some of the remarks that many noble Baronesses and noble Lords made with respect to the Teesworks controversy. Following the concerns raised about Teesworks and the actions of the Tees Valley Combined Authority, we commissioned an independent external review, which was published on Monday 29 January. This found no evidence of corruption or illegality but made a series of constructive recommendations regarding the governance and transparency of the project. For the two recommendations relevant to central government, we will carefully consider how to support the continued success of the mayoral development corporation across the country and the recommendations regarding the landfill tax. The Secretary of State made a written request to the Tees Valley mayor, asking him to set out how he intends to respond to the panel’s recommendations by 8 March. This has already been done, and we hope to publish all this in a very short time.

I have been asked why the National Audit Office should not examine this. I have a note here to tell me that the NAO’s role is not to audit or examine individual local authorities, and its powers would not normally be used for that purpose. It would therefore be inappropriate to expand its role so significantly by asking it to lead this inquiry.

The panel that did this investigation was made up of individuals with significant experience in assurance and local government. The panel spent months investigating thoroughly, and found no evidence of corruption or fraud. Its report has been published; I am sure noble Lords have all read it, as they have alluded to. It was published a week after we received it. We welcome the constructive recommendations and are actively considering the way in which these relate to central government.

Long-Term National Housing Strategy

Debate between Baroness Taylor of Stevenage and Baroness Swinburne

Thursday 29th February 2024 Grand Committee

[Baroness Swinburne (Con)]

I can assure my noble friend that I am not a Zen planner. However, I am a realist, and I am faced with a multiplicity of policy responses to the rise in demand, no matter where it comes from. The Government do consider the demand and supply side, which form part of our long-term strategy.

[Baroness Taylor of Stevenage (Lab)]

We challenged the term “affordable housing” during the passage of the levelling-up Bill. It is still being used constantly, as though using it means that the housing is affordable to anyone, which it absolutely is not. Can we please have a bit of caution over the use of that term?

[Baroness Swinburne (Con)]

I note the noble Baroness’s comments on the definition of that terminology. It is not mine—it is a term the department uses—but I will query its definition.

On overall delivery, £11.5 billion was made available in the affordable homes programme and it will deliver thousands of affordable homes to rent and buy across the country. Local authorities also have a crucial role to play in increasing the supply of social housing. That is why, in 2023-24, we introduced a package of flexibilities for how local authorities can spend their right-to-buy receipts. We implemented a preferential rate for borrowing from the Public Works Loan Board for building council houses, which has been extended until June 2025.

The noble Lord, Lord Carrington, raised the issue of rural housing, as did the noble Lord, Lord Young. We delivered more than 268,000 affordable homes in rural communities in England between 2010 and March 2023. Of the £11.5 billion we are investing, £7.5 billion will be outside London. That will help boost the supply of affordable housing in rural communities. We recognise that development of affordable housing in rural areas can be costlier and riskier; therefore, the Government are trying to help partners with their funding.

I am now out of time, but there are several pages of points I have not got to. I reassure noble Lords that the Government are delivering a long-term housing strategy that provides safe, decent, warm and beautiful homes for communities across the country. We are determined to work with the housing sector, local authorities and all of your Lordships to make our ambition a reality.

No-fault Evictions

Debate between Baroness Taylor of Stevenage and Baroness Swinburne

Thursday 26th October 2023 Lords Chamber

[Baroness Taylor of Stevenage]

To ask His Majesty’s Government when they intend to introduce legislation to ban no-fault evictions.

[Baroness Swinburne (Con)]

The Renters (Reform) Bill had its Second Reading in the House of Commons on Monday 23 October 2023. The Bill will deliver the Government’s commitment to a fairer private rental sector. It will remove Section 21 no-fault evictions to provide tenants with greater security and will empower them to challenge poor conditions. Alongside this, we will introduce periodic tenancies allowing either party to end the tenancy when they need to.

[Baroness Taylor of Stevenage (Lab)]

My Lords, the banning of Section 21 evictions has been pushed into the long grass, and the insecurity caused by no-fault evictions is having a devastating impact on over 24,000 families a year in this country—a 50% increase on the previous year. The financial burden of £1.6 billion a year on local authorities is overwhelming their ability to deliver other services. Five years have gone by since the Government’s manifesto pledge to ban no-fault evictions, and it now appears that the Prime Minister is too weak among his Back-Benchers to deliver that promise. Why has no work happened to ensure that the courts were fit for purpose to deliver no-fault evictions in those five years? What are the Government going to do to stop those being made homeless by Section 21 from rising to over 30,000 families a year before this gets fixed?

[Baroness Swinburne (Con)]

I respectfully disagree with the noble Baroness: we are not kicking this into the long grass. However, this will be the biggest challenge to the private rental sector for over 30 years, and it is vital that we deliver reform in a way that both protects the security of private tenants and retains the confidence of landlords in that new system. This is why Section 21 will be abolished only once we judge sufficient progress has been made to improve the court’s possessions. It is our commitment, in line with recommendations made in the Levelling-up and Regeneration Bill and in recent reports, that we will do this as a matter of priority. I will also draw attention to the new Housing Loss Prevention Advice Service, introduced on 1 August 2023, which will help with those evictions as of now.

Capital Projects: Spending

Debate between Baroness Taylor of Stevenage and Baroness Swinburne

Thursday 26th October 2023 Lords Chamber

[Baroness Swinburne (Con)]

I will get back to the noble Baroness in writing with the specifics because I think it deserves a very detailed answer.

[Baroness Taylor of Stevenage (Lab)]

My Lords, with the urgent need for housing, why have the Government so seriously underspent their allocated housing funding? When will a long-term strategy to settle the housing crisis be resolved? What discussions have the noble Baroness and the Secretary of State had with the Treasury to overcome this additional barrier to solving the housing crisis?

[Baroness Swinburne (Con)]

It is fair to say that, with all the projects I have already spoken about, there is a distinct strategy for housing in this country by this Government. The supplementary estimates mean that the underspend is there for everyone to see, and I think it is very clear that the economic environment has impacted much of that spending. The department is doing as much as it possibly can to rectify this.

Levelling-up and Regeneration Bill

Debate between Baroness Taylor of Stevenage and Baroness Swinburne

Consideration of Commons amendments
Monday 23rd October 2023 Lords Chamber

[Baroness Swinburne (Con)]

My Lords, I will speak to Motions K, S, T, U, Y, ZG and ZJ. In light of the growing need for collaboration across the United Kingdom on pressing matters such as climate change and energy security, and to ensure that the UK remains an attractive place to invest and deliver major infrastructure projects, there are substantial benefits to maintaining an effective framework of powers across the UK.

I am pleased to inform the House that, following positive discussions with the Scottish Government, the Government tabled amendments on 28 September to Part 6 of the Bill and related provisions in Part 3. Subsequently, the Scottish Government recommended that the Scottish Parliament provides legislative consent for Part 6 on 11 October. This is a significant milestone on the road to a new, more effective framework for environmental assessment, and it is testament to the strength of the partnership between the UK and Scottish Governments.

In respect of Part 6 and related provisions in Part 3, the Government tabled Motion T to disagree with Lords government Amendments 102 and 103—made on Report in the Lords prior to the agreement having been reached with the Scottish Government—and proposed amendments in lieu, in the House of Commons. Via Motions K and T, these amendments give effect to the position that has been agreed with the Scottish Government and give Scottish Ministers concurrent powers to make environmental outcome reports regulations and associated guidance where they have competence to do so. These amendments also provide assurance that the consent of Scottish Minsters would be required for environmental outcome reports regulations that fall within the legislative competence of the Scottish Parliament or fall within the regulation-making powers of the Scottish Government.

The Welsh Government had already indicated their support, and the Senedd subsequently passed a legislative consent Motion on 17 October. Through Motions S and ZG, the Commons disagreed with Lords Amendments 90 and 285, putting forward Amendments 90A and 285A in lieu, to support the position with the Welsh Government.

These amendments include a change requested by the Welsh Government, which will bring Clause 222, which makes exceptions for environmental outcome reports provisions to general restrictions on the legislative competence of Senedd Cymru contained in the Government of Wales Act 2006, into force two months after Royal Assent and inclusion of reference to the Environment (Wales) Act 2016.

There are also a small number of technical amendments, bringing various parts of legislation into the scope of the Bill, which are necessary to maximise interoperability across the devolved Governments. These are reflected in government Motions U, Y and ZJ.

I hope that noble Lords will agree with the positive positions that our amendments, and those made to strengthen amendments proposed by the Lords, allow the Government to take, reflecting on the constructive intergovernmental work that has taken place to agree them. I beg to move.

[Baroness Taylor of Stevenage (Lab)]

My Lords, these are technical amendments to align Scotland, Wales and England, so we have nothing further to add.

Levelling-up and Regeneration Bill

Debate between Baroness Taylor of Stevenage and Baroness Swinburne

Report stage
Monday 18th September 2023 Lords Chamber

[Baroness Taylor of Stevenage (Lab)]

My Lords, before commenting on the specific amendments in this group, I thank the noble Baroness, Lady Scott of Bybrook, for responding so thoroughly to questions that were raised on this issue following our previous debate on this subject and the debate in July on the statutory instrument on the Building Safety Act.

Amendment 264 clarifies that the functions of the new regulator are those of the Health and Safety Executive. This was one of the points on which we requested clarification. I hope the Minister can clarify in response to the points made earlier by the noble Lord, Lord Stunell, what the new regulator will look like.

My noble friend Lord Rooker’s amendments would introduce a requirement on the new regulator to report on electrical safety for tower blocks awaiting remediation. That seems a very reasonable step in the light of previous discussions, and we hope the Minister will confirm that this falls into the remit of the regulator.

My noble friend also suggested, in his further amendment to Clause 223, that a new electrical safe register be introduced and, in particular, that electrical installations and testing be subject to the same level of rigour as gas installations. I cannot think of any reason why that should not be the case. I hope that, should she not clarify it today, the Minister will take that back to her department to be discussed with the new regulator.

Concerns expressed in Amendments 265A, 267 and 268 are that provisions made under the Bill could be revoked by regulation. Amendments 265 and 266 perhaps deal partially with that, but they may not be strong enough to deal with the concerns about provisions in the Building Safety Act. We note Amendment 265A in the name of the noble Lord, Lord Stunell, relating particularly to the potential for government to use regulations to amend the provisions of the Building Safety Act. We would be seriously concerned about that, so, if the noble Lord chooses to test the opinion of the House on that topic, he will have our support.

[Baroness Swinburne (Con)]

My Lords, I thank your Lordships for the points raised during the debate. I shall first address the concerns of the noble Lord, Lord Stunell, and the noble Earl, Lord Lytton, in relation to Clauses 223 and 224.

I want to make a clear and unequivocal commitment: this Government have no intention of using the powers in the Bill to amend the statutory committees set up under Sections 9 to 11 of the Building Safety Act 2022. The Building Safety Act already provides full and appropriate powers for the Secretary of State to make changes to those statutory committees, if needed, on the basis of a recommendation from the building safety regulator. It would be unnecessary for this Government or a future Government to attempt to use the powers under this Bill to alter or repeal the regulator’s statutory committees when good and appropriate powers exist for just that purpose. Any Minister not using these powers correctly could rightly expect to be asked to justify their use.

I turn to Amendments 264A and 264B in the name of the noble Lord, Lord Rooker, which raise the important matter of electrical safety. The Government take the issue of electrical safety very seriously, and we have already legislated to mandate electrical safety checks to protect residents in the private rented sector. The Electrical Safety Standards in the Private Rented Sector (England) Regulations came into force in 2020. They require private landlords to have their electrical installations inspected and tested by a qualified and competent person at least every five years. As noted, we have already consulted on extending these requirements to the social housing sector, and have asked for evidence and views on whether owner-occupied leasehold properties within social housing blocks would also benefit from mandatory electrical installation checks.

I am advised that the level of risk involved between gas and electrical work is not the same. With the benefit of circuit breakers and protective devices, an electrical system can be designed to shut down in milliseconds. An automated interruption of supply can disconnect an electric current and protect users from the risk of electric shock or fire.

With regard to Section 21 of the Building Safety Act 2022, which the noble Lord, Lord Stunell, raised, I shall make some further comments. Specifically on Amendment 264A in the name of the noble Lord, Lord Rooker, I ask the noble Lord to note that, under Section 21 of the Act, the regulator has a statutory duty to

“carry out a cost-benefit analysis of making regular inspections of, and testing and reporting on, the condition of electrical installations in relevant buildings”.

Our focus so far has been on the competence and supervision of the person carrying out electrical work as the appropriate way forward. I note the extensive technical analysis raised by the noble Lord, Lord Rooker, relating to electrical safety. We will write to him once we have had an opportunity to consider this.

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[Baroness Taylor of Stevenage (Lab)]

My Lords, I thank the noble Lord, Lord Mawson, and his fellow signatories to the amendments in this group. As we have heard, they refer to very important issues relating to how such a complex and far-reaching Bill should be implemented.

There was much discussion earlier about the wasteful and partial way in which the levelling-up fund was implemented so that, instead of making a real contribution to levelling up, it became a beauty contest of who could spend the most on consultants to put their bids together. There is no better example of the rationale for close and careful consideration of how the Bill will work in practice. I hope the Government will pay close attention to the wording of these carefully considered amendments, to how they will ensure cross-departmental working—which is not a feature of this Government nor of past Governments—and to the committed devolution of powers and funding, which will be necessary to deliver any meaningful levelling up. But I fear that this might have to wait for the Labour Party’s “take back control” Bill.

[Baroness Swinburne (Con)]

My Lords, Amendments 282A and 282B in the name of the noble Lord, Lord Mawson, raise the important matter of ensuring that the right approach is taken in giving effect to the changes that would be made by the Bill. I understand that he was unable to move his amendments in Committee, as he had intended, and my noble friend Lady Scott of Bybrook is grateful for the engagement that she had with him on them.

Housing and Planning: Policy Changes

Debate between Baroness Taylor of Stevenage and Baroness Swinburne

Monday 24th July 2023 Lords Chamber

[Baroness Taylor of Stevenage (Lab)]

My Lords, I beg leave to ask a Question of which I have given private notice, and I draw attention to my interests in the register as I am a serving councillor on both Stevenage Borough Council and Hertfordshire County Council.

[Baroness Swinburne (Con)]

Thank you. The Government will meet their manifesto commitment to deliver 1 million homes over the course of this Parliament. This is through the regeneration of places, including ambitious plans in Cambridge, London and Leeds. We are consulting on permitted development rights and local plans, increasing funding to unblock the planning backlog and launching the Office for Place to lead a design revolution. The system, enhanced by the Levelling-up and Regeneration Bill, will therefore ensure that development is sustainable and welcomed by its communities.

[Baroness Taylor of Stevenage (Lab)]

My Lords, this announcement—slipped out today after the Commons has gone into Recess—only serves to reinforce the impression of a Government in chaos over the multiple layers of housing crisis our country is now facing. With over 1 million people on social housing waiting lists and 7,000 social rented homes built last year, does the Minister really think that a few flats built over chip shops is going to solve the problem? It is like putting a sticking plaster on a severed limb. Estimates are that we need to build 300,000 homes a year, and we are nowhere near that. Ministers are still ignoring the fact that scrapping local housebuilding targets has sent construction into a nosedive; no reviews, press releases or empty promises can hide that. Can I therefore ask the Minister if the Government have produced an impact assessment of the effect of their proposed changes to the National Planning Policy Framework, including the scrapping of national housebuilding targets? If so, what was the finding of that assessment for housebuilding numbers? We need bold action to get Britain building, and that starts with restoring housing targets.

[Baroness Swinburne (Con)]

With regard to the impact assessment, I will have to get back to the noble Baroness with a response in writing. However, regarding housing supply, we are on track to deliver our target of 1 million homes this Parliament, and we are already almost 70% of the way there. Housing supply has been at a 30-year record level, with the three highest annual rates of housing supply having all come since 2018. More than 2.2 million homes have been delivered in England since 2010, and we remain committed to our target of delivering those 300,000 homes a year. The £11.5 billion affordable homes programme will deliver thousands of affordable homes for both rent and to buy.

Housing Crisis: Rural and Coastal Communities

Debate between Baroness Taylor of Stevenage and Baroness Swinburne

Monday 24th July 2023 Lords Chamber

[Baroness Swinburne (Con)]

I thank all noble Lords for their contributions to the debate. I am pleased to respond to it, not least because I grew up in, and my family are still part of, a rural coastal community in Ceredigion, west Wales, and I recognise many of the issues raised by your Lordships in today’s debate.

In particular, I thank the right reverend Prelate the Bishop of Exeter for bringing forward this important subject. I am aware that he met my ministerial colleague, my noble friend Lord Benyon, alongside other noble and right reverend Prelates, where the housing challenges that rural and coastal communities face were discussed, and I am grateful to have this chance to talk to them directly.

This Government fully appreciate the importance of delivering more of the right homes in the right places for people to buy and rent. That is right at the centre of our mission to level up growth, opportunity and pride throughout the United Kingdom. Your Lordships will have heard from the Secretary of State for Housing earlier today the detail on our long-term plan for housing. That commitment very much includes affordable, attractive, greener housing for rural and coastal communities. However, we recognise that there are bespoke challenges that those communities face, as outlined in today’s contributions. They are complex and multilayered by virtue of the communities’ more remote locations and range from limited availability of affordable homes to barriers to home ownership when up against the opportunities provided in more urban areas

People should not be priced out of the places where they grew up and where they have family, friends and livelihoods. Local businesses should not have to rely solely on a local workforce in order to be able to expand, grow and serve their customers. Of course, their growth will make their communities stronger and more sustainable. That is why we are working tirelessly in our steadfast commitment to increase the supply of affordable homes, which build those strong, sustainable communities, while preserving and enhancing the unique character and beauty of our cherished countryside and coastlines.

As many of your Lordships have raised, housing supply is a critical issue, including increasing the supply stock. We are making good progress towards this. We are on track to deliver our target of 1 million homes in this Parliament—and we already have almost 70% of them on their way. We remain committed to our ambition to deliver 300,000 new homes a year across England, including in rural and coastal areas. In the last year, 2021-22, over 232,000 homes were delivered in England. Of relevance to this debate, more than 60,000 of them were in rural areas. This feeds into the 2.2 million homes-plus that have been delivered since 2010, with nearly a quarter of a million being affordable homes in rural areas.

We are doing this mostly through our £11.5 billion affordable homes programme, delivering homes to buy and rent across England. We are proud of this progress, but we know that much more needs to be done and we must not be complacent about the scale of the challenge. That is why we are not just delivering homes on a larger scale but supporting local communities, particularly in rural areas, to make the most of smaller sites through the rural exception sites policy. This aims to encourage small affordable housing developments in rural spots where they would not normally be permitted.

As numerous noble Lords have raised, the issue of second homes and short lets is highly relevant. We are therefore acting to empower rural and coastal communities, which have high numbers of second homes and short-term lets. We completely appreciate how much of a factor these types of homes are for coastal and rural communities. The right reverend Prelate the Bishop of Exeter, and the noble Earl, Lord Devon, among other noble Lords, raised those issues. They have highlighted how much of a negative influence—

[Baroness Taylor of Stevenage (Lab)]

We have a unique opportunity in the Levelling-up and Regeneration Bill to bring some of these measures forward. Do the Government intend them to come forward in that Bill?

[Baroness Swinburne (Con)]

I will come to my levelling up contribution shortly, and if it has not satisfied the noble Baroness at that point, I will happily come back in writing to her.

With regard to those communities in Devon, particularly when it comes to social housing supply, please know that we have listened and are taking everything into consideration as we look to level up prosperity and opportunity, as well as bolster community cohesion. We recognise that rural areas have more limited affordable stock than other places. As well as the affordable homes programme, my right honourable friend the Secretary of State for Environment, Food and Rural Affairs has announced £2.5 million of funding to provide a network of rural housing enablers across England, which will help to identify development opportunities and secure the support of local communities. Homes in rural protection areas are also exempt from both the right to acquire and the right to shared ownership schemes.

We are therefore introducing measures to strike the right balance between boosting local tourist economies and the availability of affordable homes for local people, giving councils the power to apply a council tax premium of up to 100% on second homes through the Levelling-up and Regeneration Bill, and introducing higher rates of stamp duty for second properties and new measures to close the tax loopholes on holiday lets—alluded to by a noble Lord—that came into force in April.

With respect to the regulating of holiday lets, we propose to introduce a planning use class for short-term lets and a registration scheme for all such properties. The consultations on these have just closed and we will give an update in due course. Through the Renters (Reform) Bill we will change the way that the short-term lets market interacts with the private rented sector. By abolishing no-fault Section 21 evictions, as well as removing the existing ground (3), landlords will be unable to evict a long-term tenant to convert their home to a holiday let and maximise profit during the peak summer season. We do not think that it is right that landlords can do this and we will end the practice.

Turning to the planning reforms, alongside having enough homes to go around, we want to see them well designed and in keeping with their surroundings—a particular priority for rural and coastal communities. We are proposing planning reforms to create a quicker, modernised planning system that will be to all these communities’ benefit. These are all set out in the Levelling-up and Regeneration Bill and in a consultation on changes to the National Planning Policy Framework that ran earlier this year. In this, we specifically explored opportunities to unlock small-scale sites as well as strengthening the significant untapped potential of community-led development to meet housing need in rural and coastal areas. We are carefully considering the consultation responses—there were nearly 26,000—and hope that our response will provide some real potential for positive outcomes for our countryside and seasides.

Turning to the infrastructure levy, we launched—

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[Baroness Swinburne (Con)]

I will need to get my noble friend the Minister to respond to the noble Lord in writing on that specific issue.

[Baroness Taylor of Stevenage (Lab)]

I am sorry to intervene once more on a brief point, before the Minister moves on to infrastructure levy. In relation to the council tax premiums, we are very grateful for the provisions in the levelling-up Bill that introduced them, but how will we make sure that it is the tier of local government that is responsible for delivering housing to which the funds will be generated. The danger is that they will get split between the various tiers of local government and not go where they are needed to provide housing. We could even use the levelling-up Bill to delegate the powers of right-to-buy. Can the Minister think about that as well?

[Baroness Swinburne (Con)]

I thank the noble Baroness. Not unexpectedly, I will need to pass that on to the Minister concerned. I suspect that during the levelling-up discussions that will be continuing in September, we will probably cover many of those points. I will pass them on to the department.

Turning to the infrastructure levy, we launched a consultation on a vital lever for delivering both affordable homes and essential infrastructure—the new infrastructure levy. It is proposed that the levy be a fixed, non-negotiable charge on developers, to capture more land-value uplift from new development for the benefit of local communities, to reduce delays and to ensure that developers meet their obligations. We also put forward in this consultation the idea of maintaining the approach that local authorities retain the right to seek affordable housing for smaller sites in designated rural areas. This consultation closed last month and we will publish our response once submissions have been properly reviewed.

I will try to cover a few of the questions that have been asked. If I miss any of them, I apologise. I will check Hansard and respond in writing to any of your Lordships’ questions that I miss. On the question asked by the noble Earl, Lord Devon, achieving biodiversity net gain for development has been part of planning policy since 2012 but, to ease the transition towards making it mandatory, the Government have extended the transition period for small sites until April 2024. In February, we announced £16.7 million of funding to help local planning authorities to prepare for BNG, in addition to the £4.18 million already distributed the previous year. We have also funded the Planning Advisory Service to support local planning authorities in their preparations. This will also help all those rural communities in their planning.

On the question of whether no-fault evictions will make long-term tenancies less attractive, on the contrary, our plans to ban Section 21 no-fault evictions and remove the existing ground through the Renters (Reform) Bill will stop landlords evicting a long-term tenant just so that they can convert their home into a holiday let for that peak season. On EPC enforcement, which was raised by the noble Earl, Lord Devon, we are committed to ensuring that the EPC system works as effectively as possible. We are also aware of some of the issues that he highlighted. The current regulations set the existing minimum standard of EPC E and include a number of exemptions to make sure that the costs and circumstances relating to improvements are proportionate and fair for landlords too.

The right reverend Prelate the Bishop of Exeter asked whether there would be a cross-departmental strategy. We already have cross-governmental working on rural areas. Unleashing Rural Opportunity, published on 6 June, sets out clearly the Government’s commitment to working for rural areas. Rural areas are at the heart of levelling up and Defra is the champion for rural affairs across government, publishing each year its Delivering for Rural England report.

A very large number of noble Lords asked about key workers. In their 2019 manifesto, the Government committed to bringing forward discounted homes for first-time buyers, prioritising local people and key workers. That is exactly what we are doing. Additionally, for first homes, a discount of at least 30% needs to be applied. Crucially, that discount is passed on to future purchasers in perpetuity.

I thank the noble Lord, Lord Best, for his solutions to many of the issues—it was nice to hear them rather than just all the problems—and for sharing his experience, particularly on things that are working well. I thank the noble Baroness, Lady Twycross, for her contribution on the empty homes initiative. I agree that this must be a joined-up approach, not just with government but with all local government levels and the private sector working together to deliver these matters as a priority.

The Secretary of State today announced the launch of the consultation on changes to permitted development rights, which will include proposals to give farmers greater freedom to change the use of their buildings to residential or commercial. This includes proposals on new and amended permitted development rights to ensure that such rights are fit for purpose and support further housing delivery. We are seeking views on amending the existing right for the change of use from agricultural buildings to residential use, to deliver more homes and apply to a wider range of rural issues.

With regard to all these questions, as I said, I will return in written form to any that I have not answered. To bring my words to a close—

[Baroness Taylor of Stevenage (Lab)]

My Lords, I am sorry to intervene again very briefly.

[Baroness Swinburne (Con)]

We are running out of time, so I would like to finish my concluding remarks.

To bring my words to a close on this issue, we are absolutely committed to getting Britain building in a way that delivers for our much-loved rural and coastal communities, championing affordability, home ownership, beauty and sustainability. Housing is very much an important part of this, alongside better access to high-quality jobs, efficient infrastructure and a pride in place that drives economic growth in these areas and ultimately ensures the best possible life for all in the UK. It is why we have invested £1.5 billion through the levelling up fund, the UK shared prosperity fund and the rural England prosperity fund in coastal and rural areas to date. This is levelling up; we are working to make it happen, and it is working. We completely understand the challenges for rural and coastal communities when accessing affordable homes, and I hope that everything I have covered today has addressed some, if not all, of noble Lords’ points.

However, there is a lot more that can be done. I look forward to continuing discussions away from the Chamber as we work to nurture and support these communities in our cherished countryside and coastlines.