Private Rented Housing: Electrical Safety Checks

Debate between Lord Tope and Lord Bourne of Aberystwyth

Monday 26th February 2018 Lords Chamber

[Lord Bourne of Aberystwyth]

My Lords, my noble friend will be aware that BEIS has issued a response to the appliance product recall, and has created the Office for Product Safety and Standards. More widely, in relation to this particular consultation, the review body has suggested doing this on a volunteers approach. Whether that is the appropriate procedure is something that will be tested in the consultation.

[Lord Tope (LD)]

My Lords, I declare my interest as a patron of Electrical Safety First. Is the Minister aware that Electrical Safety First and the Home Office have both produced data that show that white goods cause five fires every day in people’s homes? Many people in the private rented sector rely on white goods supplied by their landlord. Is it the intention that, if and when mandatory safety checks are introduced—and I share the frustration of the noble Lord, Lord Kennedy, over the delay—they will cover white goods supplied by landlords?

[Lord Bourne of Aberystwyth]

My Lords, the noble Lord is probably aware that the consultation is on just that basis. The working party did not recommend mandatory checks but that this was best practice. That is one of the things that we are testing in this consultation, but it is certainly covered in the review.

Private Rented Sector: Electrical Safety Checks

Debate between Lord Tope and Lord Bourne of Aberystwyth

Wednesday 6th December 2017 Lords Chamber

[Lord Bourne of Aberystwyth]

My Lords, the noble Baroness is wrong on a couple of things. First, we are not waiting for the Grenfell review, which is a quite separate inquiry; we are waiting for the Hackitt review and are about to receive the interim report before Christmas. That is the first point to make. That does not stop progress being made, and we are looking at this in the department. I am sure that the noble Baroness and others agree that it would not be sensible to have immediate action on these recommendations without taking account of the important work being done by Dame Judith Hackitt, who is well qualified in this field, and seeing what her recommendations are.

[Lord Tope (LD)]

My Lords, to clarify, has the Minister just said that the Government are waiting for the interim report of the Hackitt review or the final conclusions? That would make a significant difference, I hope, to the Government’s decision. Given that there is further delay, for good or bad reasons, are they also considering introducing mandatory electrical safety checks in the social rented sector, especially given the sad events at Grenfell Tower?

[Lord Bourne of Aberystwyth]

My Lords, perhaps I may deal with the latter point first. The enabling legislation, the Housing and Planning Act, does not enable us to do anything in relation to the social rented sector—only the private rented sector. The noble Lord will be aware that we are coming up with a Green Paper on social rented sector housing shortly, and that will be the opportunity to look at that particular question. The action that we are proposing will await the final report of the Hackitt review, which is due in the spring. However, given that there is an interim report, work will be able to start on the basis of it. Indeed, we have been looking at and welcome the recommendations. It is not that we are doing nothing; it is just that it would be sensible, in the light of this important review, to wait to see what Hackitt recommends, rather than do this in a piecemeal way with one piece of legislation and then have to take further action three or four months later.

Short-Term Letting for Holiday Purposes

Debate between Lord Tope and Lord Bourne of Aberystwyth

Thursday 2nd March 2017 Lords Chamber

[Lord Bourne of Aberystwyth]

My Lords, I am aware that outside London there are undoubtedly many possibilities for the sort of let the noble Lord describes. He cited the Lake District, and there are other areas such as Bath, the Cotswolds, Oxford and Cambridge.

I am meeting Airbnb to discuss its response to the concerns expressed, which has been favourable. There are other providers as well, which I will be seeking to speak to. There are provisions in leases that can be enforced by landlords; where appropriate, there are provisions on statutory nuisance and private nuisance; and I come back to the point that within London, although not outside, the boroughs can act themselves.

[Lord Tope (LD)]

My Lords, I am pleased that the Minister is going to meet Airbnb, which is, I guess, the market leader. Is he aware that this is a significant problem in parts of central London? For instance, research by central London amenity societies shows that 20% of housing stock has been lost; indeed, in some blocks of flats the figure is as high as 80%. Is the answer a tough licensing regime which includes data-sharing, an opportunity to call out on problems and so on? Will he discuss all these issues when he meets Airbnb and report back to the House on the outcome?

[Lord Bourne of Aberystwyth]

My Lords, as I have indicated, within London, which the noble Lord cited, there are restrictions already, so I do not believe that this is distorting the market in the way he suggests because there is that 90-day limit. I will certainly be discussing these matters when I meet Airbnb, and in all fairness to it, it has responded to concerns and ensured that its listings make absolutely clear what the law is and that it is operating within it. I do not think we can ask for more than that.

Neighbourhood Planning Bill

Debate between Lord Tope and Lord Bourne of Aberystwyth

Committee: 3rd sitting (Hansard): House of Lords
Monday 6th February 2017 Grand Committee

[Lord Tope (LD)]

My Lords, I want to say a few words in support of Amendment 47 tabled in my name. Our debate is either a little too late or a little premature, because we have reason to believe that there is going to be something on this subject in the long-awaited and I believe now imminent White Paper. It may well be that before long we will know what it is, and we will probably then have a more useful debate on the Government’s intentions or, for that matter, their lack of intentions.

The points have been made and all these amendments seek the same thing by more or less similar means. The noble Lord, Lord True, put it very well when he said that there is no reason why local authorities at any time, least of all in the current straitened circumstances, should be subsidising the development industry in the way they do. None of these amendments suggests that local authorities should make a profit out of planning and development control. What one is aiming for, as far as possible over time, is a break-even position.

I discussed this with my local planning authority, of which I am no longer a member, and found that the planning officers are longing for the return of the planning delivery grant, which if I remember rightly lasted from 2007 to 2010. There was actually a lot to be said for it, because the funding it provided for local authorities was based on performance and incentives. What one should perhaps be looking for here is not simply a grant or funding for local authorities, but for a way that is tied to incentives. All of us want to see the housing target delivered, but we know that unless we do something quite serious to increase the resourcing of planning departments and to stem the flow of planning officers from the public to the private sector, where frankly they are a lot better rewarded, we are not going to deliver on the housing targets or, to go back to our earlier debate, on neighbourhood planning, particularly in urban areas, and I speak with knowledge of London.

Incidentally, I was not too surprised to learn that 20% of all planning applications are dealt with by London boroughs, all of which are severely overstretched because they are underfunded—budget restraints affect everybody—the cost of living is so much higher, and the opportunities for qualified planners are greater in the private sector than they are in the public sector. It is reaching crisis point, and if we are to solve the housing problem, this is part of what needs to be done. That is what all these amendments seek to achieve, and we look forward to hearing from the Minister a preview of what is to be in the long-awaited White Paper.

[Lord Bourne of Aberystwyth]

My Lords, I thank all noble Lords who have participated in the debate, and I appreciate the build-up of the White Paper by the noble Lord, Lord Tope. I will have to be careful about what I say because as he has observed very cogently, this is perhaps premature to the housing White Paper which is expected shortly.

[Lord Tope]

It is expected imminently, I believe.

[Lord Bourne of Aberystwyth]

Yes, it is imminent. Before I respond to the specific amendments in the group, I want first to echo what has been said. The Government recognise the impressive performance of local planning authorities up and down the country. We have certainly asked much of them in terms of getting Britain building, delivering new homes and providing the employment that will drive our economy forward. There is no doubt that we will want still more from local authorities, and that is why this issue is going to be addressed in the White Paper. I think we all agree that this is a matter of great importance and I am pleased that the White Paper will set out how it can best be addressed. I hope that noble Lords will participate in the discussion on it.

I thank the noble Lord, Lord Kennedy, for his introduction, and my noble friend Lord True for talking about the current position, which I understand. Let me turn to my noble friend Lady Gardner’s amendment. As she indicated, it is perhaps slightly different from the other amendments in the group. It seeks to enable local authorities to charge fees that exceed cost recovery in respect of their planning functions. It is an interesting proposal but not one I can imagine would be immediately attractive to the applicant. We are certainly clear that the principles on handling public funds mean that when we set fees, such as those for planning applications, they should be set at cost recovery, and that is what we aim to do. Under the Local Government Act 2003, local authorities have the power to charge for discretionary services up to the level of cost recovery at present. I know many local authorities have chosen to use this power to charge, for example, for giving pre-application advice on planning applications. I think that that deals with those situations.

I turn now to the points raised by noble Lords who spoke to other amendments in the group. The points were essentially the same, but let me say something specific about the new burdens issue, which is slightly different and was picked up in Amendment 57 in the names of the noble Lords, Lord Kennedy of Southwark and Lord Beecham. It seeks a requirement to consult local planning authorities on the burdens imposed by new statutory duties before commencing those measures. This raises an important principle and one I am happy to acknowledge. I recognise it is a priority to ensure that planning departments have resources to provide the service that applicants and communities deserve. As noble Lords will probably be aware, we have a long-standing mechanism in place through the new burdens procedure, which has crossed successive Governments, to consider and make provision for funding to local authorities for any additional work arising from new statutory duties. The approach to new burdens provides that when the Government introduce new responsibilities and statutory duties on local authorities, these must be properly assessed and fully funded.

As a matter of routine we discuss new policies with the Local Government Association and value the insight that it brings to the table. All the measures in the Bill have been considered against this doctrine and we do not believe that the burdens in the Bill, if there are any, are expected to have a significant impact on local authority resources. We are committed to working with local authorities to find ways of securing the finance, people and skills they need to maintain strong planning departments. As I said, this has to be seen in the context of the imminent housing White Paper. I hope noble Lords will recognise that these amendments seek to place in the Bill powers and mechanisms that the Government already have and that these matters will, as I said, be reflected in the imminent housing White Paper. On that basis, I hope that the noble Lord will agree to withdraw the amendment.

Renters’ Rights Bill [HL]

Debate between Lord Tope and Lord Bourne of Aberystwyth

Committee: 1st sitting (Hansard): House of Lords
Friday 18th November 2016 Lords Chamber

[Lord Bourne of Aberystwyth]

My Lords, I fully accept that. I think the noble Lord is in danger of appearing churlish on this. I have said that we regard it as a very important issue. However, it would be premature to act before the working party has brought forward its report, which it will shortly do. As soon as it does, the Government will look at it very seriously. I do not think that that is an unreasonable approach.

[Lord Tope]

My Lords, I am grateful to the noble Lord for accepting my amendments. It does not come as too much of a surprise to me, but, in my 22 years in your Lordships’ House, it is a very rare pleasure for me to have an amendment supported so willingly and with so much pleasure.

I am grateful to the noble Lord, Lord Kennedy, and his colleagues for their continuing support, and to the Minister for his reply. I believe that the working group to which he referred has its last meeting next Monday. I understand, therefore, why he feels it would be inappropriate to comment before it has even had its last meeting, let alone produced its report. If it produces that report by the end of the year, and I hope that it does, I hope that the Government will not take too much longer to measure it. Successive Governments have taken measured approaches to this for years—not months. Therefore, my reference to six months was perhaps a little optimistic.

The Minister has said, and I believe him, that the Government are taking this seriously and that they have a pragmatic approach. It is hard to see why, if that is so, they are not yet able to commit to at least making safety checks mandatory, even if they are not yet in a position to go into the technical detail necessary for the publication of the draft regulations.

As my noble friend Lady Grender said, I do not know how much further this particular Bill will go in its progress, but this issue and the issue raised in the previous debate will not go away. They will be pursued. We will continue to pursue them and I feel sure that the Labour Opposition will continue to pursue them. We hope that the Government will indeed take their pragmatic, not-too-long, measured view and bring forward draft regulations for debate within the foreseeable future, by which I mean the first part of next year.

Short-Term Letting: Deregulation

Debate between Lord Tope and Lord Bourne of Aberystwyth

Wednesday 19th October 2016 Lords Chamber

[Lord Bourne of Aberystwyth]

My Lords, as I said, there is an existing power. In relation to the change of law in London, if a let exceeds 90 consecutive days, it requires a planning use change. If there is a total change of user, it would also require planning permission under existing law. Also, as I said, powers exist in many leases. Recently, in the so-called Nemcova case in the London Borough of Enfield, a landlord enforced provisions in a lease in just such a situation.

[Lord Tope (LD)]

My Lords, is the Minister aware that according to the Inside Airbnb website, a total of 42,646 properties are listed in London alone? Is he further aware of those 42,646, 17,593 are multiple listings—in other words, the host manages numerous properties? Does he agree that hosts with multiple listings are more likely to be running a business, unlikely to be living in the property—certainly not all of them at the same time—and potentially in violation of the Deregulation Act’s 90-day limit on short-term lettings? Do the Government really think this is satisfactory? If not, what more are they going to do about it?