New Towns
Matthew Pennycook Excerpts(1 month, 4 weeks ago)
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The Minister for Housing and Planning (Matthew Pennycook)
The post-war new towns programme was the most ambitious town-building effort ever undertaken in the UK. It transformed the lives of millions of working people by giving them affordable and well designed homes in well planned and beautiful surroundings. The 32 communities it created are now home to millions of people. This Government will continue to invest in their regeneration, but we are also committed to bringing forward the next generation of new towns.
This Government’s new towns programme will include large-scale stand-alone new communities, but also a larger number of urban extensions and urban regeneration schemes that will work with the grain of development in any given area. The unifying principle will be that each of the new settlements will contain at least 10,000 homes, although we expect a number to be far larger in size. Collectively, we expect they could provide hundreds of thousands more homes in the decades to come.
This Government believe that sustained economic growth is the only route to improving the prosperity of our country and the living standards of working people. Getting Britain building again is integral to kick-starting that growth. Our new towns programme will not just make a significant contribution to meeting housing demand and housing need across England, but will also support economic growth by releasing the productive potential of constrained towns and cities across England and ensuring that our house building drive is aligned with our industrial strategy and national infrastructure plans.
We have been clear that we want exemplary development to be the norm, not the exception. The next generation of new towns must be well connected, well designed, sustainable and attractive places where people want to live, and must have all the infrastructure, amenities and services necessary to sustain thriving communities. The new towns code will ensure that they deliver to the highest standards and help meet housing need by targeting rates of 40% affordable housing, with a focus on genuinely affordable social rented homes.
The new towns taskforce
We have established an independent new towns taskforce to support this mission. The role of the taskforce is to advise Ministers on appropriate locations for significant housing growth. It will deliver a final shortlist of recommendations by summer 2025, but will have the freedom to share conclusions in respect of specific sites earlier, if beneficial to the Government’s house building drive. The taskforce will work in partnership with local leaders and communities wherever possible, but its selection of sites will be made in the national interest.
The taskforce is chaired by Sir Michael Lyons. Sir Michael has had a distinguished career in public service, including over 26 years in local government, and 17 years as the chief executive of three major UK local authorities. He has a detailed knowledge of the housing sector, not least through the Lyons housing review, commissioned by the then Leader of the Opposition, my right hon. Friend the Member for Doncaster North (Ed Miliband). He was also a former chairman of the BBC. Sir Michael is the current non-executive chairman of the English Cities Fund, which is a joint venture with large-scale regeneration developments in London, Liverpool, Plymouth, Salford and Wakefield.
Sir Michael is supported in his role by Dame Kate Barker as deputy chair, a former non-executive director at Taylor Wimpey. Dame Kate is experienced in working with the Government on housing policy, and has previously been commissioned by the Government to conduct a major independent policy review of UK housing supply, and subsequently a review of land use planning. Alongside her experience in housing policy, Dame Kate also chairs the trustees of the universities superannuation scheme and has previously been an external member of the Bank of England’s Monetary Policy Committee.
We have appointed a further eight members of the taskforce, who have a wealth of expertise across housing, local government, planning and house building. Full details on the taskforces membership can be found here https://assets.publishing.service.gov.uk/media/66eaab18732be801e5501664/New_Towns_Taskforce_Membership.odt
The taskforce has met twice, in Milton Keynes in September and Cambridge in October. At both meetings, they met with local partners to understand the key lessons learnt from previous large-site delivery. They will continue their work to deliver a final report by summer 2025, and consider key matters including: the strategic case for new towns; location identification and selection; place making; design and standards; funding, risk and institutional investment; and unlocking delivery and innovation. We will continue to update Parliament on the work of the taskforce.
[HCWS112]
Planning Policy: Traveller Sites
Matthew Pennycook Excerpts(2 months, 3 weeks ago)
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The Minister for Housing and Planning (Matthew Pennycook)
It is a pleasure to serve with you in the Chair, Dame Siobhain. I formally congratulate you on your honour—I have not had the chance to do so yet.
I congratulate the hon. Member for Thirsk and Malton (Kevin Hollinrake) on securing this important debate and thank him for the characteristic clarity with which he made his case. I also thank the hon. Members for Edinburgh West (Christine Jardine), for Glastonbury and Somerton (Sarah Dyke) and for Bromsgrove (Bradley Thomas), and my hon. Friends the Members for Sheffield Hallam (Olivia Blake) and for Rugby (John Slinger) for their contributions. Lastly, I thank the shadow Minister, the hon. Member for Ruislip, Northwood and Pinner (David Simmonds), for his thoughtful remarks, and warmly welcome him to his place. I will certainly take away the specific points that he raised. More widely, I look forward to working with him, as he said, on a constructive basis wherever possible.
I must make it clear at the outset that, while I noted the specific case that the hon. Member for Thirsk and Malton raised—and indeed other cases that have been raised today—I hope that hon. Members will appreciate that I am unable to comment on individual plans or applications due to the quasi-judicial nature of the planning process and the potential decision-making role of the Deputy Prime Minister. I therefore propose to make some general comments about national planning policy as it relates to Traveller sites and specifically the role of local planning authorities, including in respect of enforcement, within that national framework, thereby addressing many of the points that have been raised today, while recognising that this is an incredibly complex area of policy and law, particularly as it relates to individual cases.
Turning first to national planning policy, the Government’s approach to Traveller site provision is set out in the planning policy for Traveller sites policy paper, which should be read in conjunction with the national planning policy framework and has the same policy status as it.
My hon. Friend the Member for Sheffield Hallam, and others, raised a number of wider issues outside the subject of this debate, but I reassure her that the Government’s overarching aim is to meet the housing and accommodation needs of all communities in our society, and that we are committed to ensuring fair and equal treatment for Travellers in a way that facilitates their traditional and nomadic way of life, while respecting the interests of the settled community.
The policy paper in question makes clear that local planning authorities should set pitch targets for Gypsies and Travellers to address the accommodation needs of Traveller communities within their area. Specifically on the points made around human rights law, that is often engaged when a proposed development is closely linked to a particular person’s interests. In the case of Gypsy and Traveller developments, the right to respect for private and family life under the European convention on human rights, and in relation to the rights of the child, under the Children Act 1989 and the UN convention on the rights of the child, are often engaged. However, such considerations can be addressed by planning adequately for Traveller pitches to meet needs, and that is ultimately through the local plan process.
I think that that touches on a wider issue. In respect of the community that the hon. Member for Thirsk and Malton represents, for example, the North Yorkshire emerging local plan is in its very early stages. We need to see local plans across the country come forward in short order. We want to achieve universal coverage, but we need to see those plans progress because they are the best way that local communities can shape developments in their areas.
I noted the points made by the hon. Member for Glastonbury and Somerton on funding, and by my hon. Friend the Member for Rugby regarding the concern, which I do recognise, that local planning authorities do not face sufficient consequences for failing to adequately plan for those pitches. That is a concern raised in other areas, and, typically, as I am sure my hon. Friend will know, the penalty for not having a local plan in place—for not adequately providing for sites—is that a local authority will leave itself open to speculative development or retrospective applications. However, I appreciate that that does not address the specific challenges covered in this debate in the way that it does with more conventional planning applications.
The policy paper also states that local planning authorities should consider the existing level of and local need for sites, and the availability of alternative accommodation, among other relevant matters, when considering planning applications for Traveller sites.
I appreciate that the specific case that the hon. Member for Thirsk and Malton raised did not concern a green-belt site—as far as I understand it—but hon. Members may find it useful if I provide some detail on the proposals that we have set out in relation to Traveller sites as part of our proposed reforms to the national planning policy framework and other changes to the planning system.
As hon. Members are aware, we are consulting on a range of policy changes to ensure that our planning system is fit for purpose, supports the right development in the right places, and is able to deliver on the Government’s growth agenda. They include changes to green-belt policy to enable the targeted release of low-quality grey-belt land to meet unmet housing and other development needs. Those policy proposals will not compromise our environmental objectives or undermine the overall function and purpose of the green belt, but will support opportunities for development in areas of highest need and deliver tangible benefits to local communities and nature through our golden rules.
We intend that the proposals will address unmet need for Traveller sites and we are seeking views, through the consultation, on how the policy will operate. To be clear, that is a departure from the current policy position on the green belt set out in both the NPPF and the planning policy for Traveller sites policy paper, but we believe that it better supports the development needs of our communities and contributes to sustainable growth.
However, we will consider all these matters carefully and will finalise our position after considering the consultation responses and following targeted engagement with the key stakeholders, including specialist planning consultants, charities representing the interests of the Traveller community and professionals working in this space.
As part of wider changes to national planning policy, we will also consider how planning policy for Traveller sites should be set out in the future, including which aspects need to form part of the suite of proposals for national development management policies introduced in the Levelling-up and Regeneration Act 2023.
I now turn to the role of local planning authorities. Although the Government are responsible for setting the legislative and policy framework within which the planning system operates, including the national planning policy framework and the planning policy document for Traveller sites, it is for local planning authorities, who know their communities best, to prepare local development plans and make decisions in accordance with such adopted plans unless material considerations indicate otherwise.
I hope hon. Members appreciate that when it comes to police enforcement of unauthorised encampments, that is a matter for the Home Office and not for the Ministry of Housing, Communities and Local Government. However, I can certainly pass back some of the concerns and the comments made to my colleagues in the Home Office.
When it comes to enforcement more generally, local planning authorities have a wide range of powers, with strong penalties for non-compliance. As the hon. Member for Bromsgrove mentioned, these powers were strengthened by reforms introduced in the 2023 Act, which were implemented earlier this year. Those reforms included longer time limits for enforcement action, and action to address a loophole with retrospective development, so that there is only one opportunity to appeal.
On the basis of the available powers, it is for local authorities to decide what action, if any, to take, depending on the particular circumstances of each case. That would include intentional unauthorised development, which would be weighed by decision makers in the determination of planning applications and appeals, as I recall the hon. Member for Thirsk and Malton mentioning. Ultimately, however, it is for individual local planning authorities to determine what weight they should afford to a relevant consideration based on the circumstances of a particular case, rather than Government mandating them to follow a particular course of action.
Kevin Hollinrake
I support potential revisions to enforcement powers to give perfect clarity about how enforcement can happen in these circumstances. However, I want to touch on the Minister’s last point about intentional unauthorised development. Currently, that is dealt with as part of planning law, through a ministerial statement, rather than being formally in the NPPF—nevertheless, that does apply. Is he happy to maintain that situation, or will he look at that again? It is very important that that does form part of planning policy. Otherwise, planning authorities would have even fewer levers at their disposal to make sure that this kind of development does not happen. The problem is not planning policy; it is people who subvert the policy through other devices.
Matthew Pennycook
I thank the hon. Member for that point. To answer him directly, on national development management policies, which I mentioned, we stated in the NPPF consultation—which is still open and closes on 24 September—that we were committed to creating NDMPs to provide more certainty and consistency about decision making in a range of areas. As part of that, we will look at all existing national policies, including the policy in relation to unintentional authorised development, as set out in the 2015 written ministerial statement.
I hope that gives the hon. Member some reassurance that as part of bringing in those NDMPs, we are looking at that particular issue, which I do understand. Those NDMPs will have to consulted on, so hon. Members from all parties will have an opportunity to feed in their thoughts about whether we have got the policy right in any particular area.
I thank the hon. Member again for giving the House an opportunity to discuss these matters, and I thank other hon. Members for taking part in the debate. I genuinely welcome and look forward to further engagement on this issue with Members across the House. In the interim, I encourage all hon. Members with an interest in how national planning policy relates to Travellers to respond to the consultation on a revised NPPF before the deadline of 24 September.
Housing: Cornwall and the Isles of Scilly
Matthew Pennycook Excerpts(2 months, 3 weeks ago)
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The Minister for Housing and Planning (Matthew Pennycook)
I congratulate the hon. Member for St Ives (Andrew George) on securing this important debate, and I commend him for the forceful but thoughtful case he made on behalf of his constituents. He has considerable experience and expertise when it comes to housing policy and practice, and I listened with great interest to his views and many of his proposals.
I thank my hon. Friend the Member for Truro and Falmouth (Jayne Kirkham) for her incisive contributions and all those who have added to the debate this evening. There is clearly a fierce clarity of purpose on both sides of the House in respect of meeting housing need across the county, and I assure all hon. Members present that the Government are resolved to do what is necessary to ensure that that can happen.
It would also be remiss of me not to acknowledge my hon. Friend the Member for Plymouth Sutton and Devonport (Luke Pollard). He is not a Cornish MP, but his constituency suffers from many of the challenges that hon. Members have touched on; indeed, he is impacted by the challenges coming from Cornwall. He has been a champion over many years for bold action to tackle the housing crisis across the south-west.
As we have heard, the housing crisis in Cornwall and the Isles of Scilly is acute. Eye-watering house price-to-earnings ratios are putting home ownership out of the reach of most local people; an overheated and shrinking private rented sector is placing a severe strain on local economies as well as families and communities; and social housing waiting lists are growing steadily. I recognise that second homes and short-term lets are not the sole causes of those pressures, but none of them can be properly understood without taking into account the sharp increase in the numbers of second homes and short-term lets in the county over recent years—an issue to which I will return in due course.
In the time available to me—there is more of it than I expected when I drafted this speech—I wanted to provide the hon. Gentleman and other hon. Members representing Cornish seats with an overview of the Government’s thinking in this area, and a sense of how we intend to address the challenges around housing availability in the county, with the caveat that there is a limit to the detail I can provide at this point, given that we are a new Government still considering the best options to achieve our aims.
The causes of England’s housing crisis are multiple, but among the most important is our singular failure as a nation to build enough homes of all tenures. That is why this Government are determined to do what is necessary to get the country building again, including by ensuring that we put in place a planning system geared towards meeting housing need in full. On our proposed reforms to the national planning policy framework, I acknowledge the hon. Gentleman’s concerns about the introduction of mandatory housing targets, and I appreciate that he made a nuanced argument, but I am afraid that I am unconvinced by it. The fact that the distribution of homes in his constituency is creating significant challenges for the communities he represents is not, in my view, an argument against ensuring that sufficiently ambitious targets are in place to boost housing supply. Rather, it is an argument for making sure that local planning authorities have the full set of tools they need to manage those distributional challenges, and to plan for development in line with their targets in a way that meets local need.
Noah Law (St Austell and Newquay) (Lab)
Will the Minister give consideration to the hypothesis to which the hon. Member for St Ives (Andrew George) alluded, which was that building the wrong kind of housing in Cornwall can beget demand for the kind of housing that we have so struggled to build—namely, truly affordable and social homes?
Matthew Pennycook
I thank my hon. Friend for that point. I acknowledge the pressures and the challenges. We need to give local authorities the tools to shape the type of development undertaken—not only through their local plans—and to get a grip on excessive concentrations of second homes and short-term lets. That is the Government’s intention. On the NPPF and housing targets, it is the Government’s considered view that we need to act to increase supply in all parts of the country, and need to take steps to ensure that the housing market responds to the needs of communities. These are complementary, not conflicting, policy intentions.
Andrew George
I entirely endorse the sentiment of what the Minister is trying to do, but this is about practicalities. There are enormous opportunities for unscrupulous developers to use the NPPF as a Trojan horse, so that they can crowbar in significant lottery-like wins on land. If someone can convert an agricultural acre into an open market acre of development land, they do not need to work for a living; they just need to keep shoving in planning applications, and they will make a lot of money. Having some intermediate measure by which we can deliver affordable homes on that land is surely the way forward.
Matthew Pennycook
I will touch on rural exception sites, and the land market in particular, but I come back to the point that none of that negates the need for ambitious housing targets, via consents and oversupplying consents, to ensure that we build the number of homes that we need, but I take the hon. Gentleman’s point and will address it directly in short order.
I shall start with land values, because the hon. Gentleman has raised a concern, not only in this place but in other forums, about our proposed changes to national planning policy potentially placing upward pressure on land values, thereby frustrating our objectives. We fully appreciate the risk, which is why we are committed to further strengthening the system of developer contributions and to the reform of compulsory purchase compensation rules. Indeed, just today I brought into force regulations that allow action to be taken on hope value, where required in the public interest, but we will go further in the forthcoming planning and infrastructure Bill.
The hon. Gentleman touched on rural exception sites. The Government very much recognise that people living in rural areas often face challenges finding adequate affordable housing. Ensuring robust support for the necessary housing in rural areas is essential to supporting the broader sustainability of rural communities. The national planning policy framework is already clear that planning policy and decisions should support opportunities to bring forward small sites for affordable housing in rural areas. These rural exception sites should help to meet the housing needs of rural communities, enabling local people, and those with family or employment connections, to live locally and help sustain thriving places.
However, I want to go further in supporting rural affordable housing. In the consultation on the proposed reforms to the NPPF, launched on 13 July, we are actively seeking views on what measures we should consider to better support an increase in affordable housing developments in rural areas, and I very much welcome the hon. Gentleman’s engagement with that. I will take away his point on cross-subsidy and give it further consideration.
I very much recognise the unique situation on the Isles of Scilly, particularly the challenges to the viability of construction. My officials are working closely alongside Homes England to support the council in achieving its housing ambitions, and it is important that this close collaboration continues. I also note the wider challenges on the isles and how housing challenges interact with other pressures faced by residents. In recognition of this, my officials are looking to convene a working group with other Departments to highlight the plurality of issues, and to ensure that the Government can best support island residents.
I appreciate the hon. Gentleman’s interest in community-led housing, including the role of community land trusts, and his professional experience in this area. I recognise the role that community ownership of land and affordable homes can play in delivering the Government’s agenda, although I hope that he will recognise that the support we are able to offer must be considered in the round, alongside the full range of departmental programmes. Again, the Government have set out changes to how we plan for the homes we need as part of the NPPF consultation, which includes proposals designed to strengthen support for community-led housing.
Anna Gelderd (South East Cornwall) (Lab)
I thank the hon. Member for St Ives (Andrew George) for securing this important debate. Local residents are being priced out of the constituency I represent, the beautiful South East Cornwall, and we do not have the homes we need. Earlier this summer, an elderly couple from Torpoint, both in their 90s, were forced to live apart for more than four months after an accident at their home left one in hospital. A lack of suitable housing meant they could not live together. Does the Minister agree that we need action on second homes so that local people, such as this couple from Torpoint, can benefit from more of the housing that is being built?
Matthew Pennycook
My hon. Friend pre-empts what I was about to say; I was just about to address second homes and short-term lets. I take her point, and I am sorry to hear about the situation in which her constituents from Torpoint find themselves. The Government recognise that this is an area in which more needs to be done.
Both in the constituency of the hon. Member for St Ives and in the county more widely, it is beyond doubt that the prevalence of second homes and short-term lets has constrained the availability of homes for local residents to buy and rent, and that it is having a detrimental impact on local services in many areas. A balance obviously needs to be struck between the benefits that second homes and short-term lets can and do have for local economies and their impact on local people, but many coastal, rural and indeed urban communities are grappling with excessive concentrations of such properties. When I was shadow Minister for Housing and Planning in the last Parliament, I spoke to many colleagues who faced acute pressures in their constituency, and the feedback we are getting from coastal, rural and some urban communities makes it clear that we have not yet got the balance right.
Caroline Voaden (South Devon) (LD)
I thank my hon. Friend the Member for St Ives (Andrew George) for raising these difficult issues around housing and second homes in Cornwall and the Isles of Scilly. We have parallel issues in my constituency of South Devon, a little further up the coast. It is apt that we are having this discussion today, after the presentation of Devon Housing Commission’s report at lunchtime, which highlighted many of the issues and just how difficult the situation is in Devon, as in Cornwall. Second homes are hollowing out communities in my constituency. Like the hon. Member for Truro and Falmouth (Jayne Kirkham), I have had a headteacher and the local hospital—
Matthew Pennycook
I thank the hon. Lady and appreciate that she was cut off. As Mr Speaker, Madam Deputy Speaker and the other Deputy Speakers remind us, interventions have to be short, but I am sure we can pick up the conversation outside the Chamber. I recognise the impact on communities of the unique challenges that she mentions, particularly the excessive concentrations of second homes and short-term lets.
The hon. Member for St Ives said that the previous Government introduced a limited number of measures in response to concerns expressed in the previous Parliament. In Opposition, I welcomed those measures, while making it clear that they did not go far enough. That remains my firm view, so although we will progress with measures such as the introduction of a registration scheme for short-term lets in England, and the abolishment of the furnished holiday let tax regime, we are also considering what additional powers we might give local authorities to enable them to better respond to the pressures that they face. I will update the House as soon as I am in a position to.
In conclusion, I thank the hon. Member for St Ives once again for giving the House an opportunity to consider these important matters. I look forward to engaging closely with him and all other Cornish Members, so that together we can ensure first homes for all local people in Cornwall and the Isles of Scilly.
Question put and agreed to.
Oral Answers to Questions
Matthew Pennycook Excerpts(3 months ago)
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Dr Allison Gardner (Stoke-on-Trent South) (Lab)
The Minister for Housing and Planning (Matthew Pennycook)
The Government are committed to finally bringing the feudal leasehold system to an end. To do so, we will implement the provisions of the Leasehold and Freehold Reform Act 2024, enact the remaining Law Commission recommendations relating to enfranchisement and the right to manage, take steps to make commonhold the default tenure for new flats, and tackle unaffordable and unregulated ground rent charges. As set out in the King’s Speech, draft legislation will be published in due course.
Dr Gardner
Many of my constituents in Stoke-on-Trent South have contacted me in the past few weeks, including those from Blythe Bridge, telling me how the archaic fleecehold system has left them at the mercy of poor management agents. They have been tricked into purchasing homes that are not covered by right to manage in the same way as flats, with service charges more than doubling, and the developers and managing agents reneging on promises to upkeep and, in some cases, even build the necessary infrastructure on their development. Does the Government have plans to hold those managing agents and developers to account, perhaps with legal requirements of provision or a licensing scheme?
Matthew Pennycook
The distinct set of problems faced by residential freeholders that my hon. Friend describes are well known and understood. As we set out in our manifesto, the Government are committed to bringing the injustice of fleecehold private housing estates and unfair maintenance costs to an end. We intend to consult publicly on the best way to achieve that. In the interim, we will move to implement the new protections against unfair charges that were contained in the Leasehold and Freehold Reform Act 2024.
Sir Julian Lewis (New Forest East) (Con)
I thank the Minister for expressing the wish of many of us to see this awful system disposed of. Will he draw his colleagues’ attention to the fact that people like me, living in a leasehold block, have the experience of winning a first tier tribunal hearing against a freeholder, but still awaiting the refunding of the sums of money that were wrongly taken from us in the first place? The freeholder simply ignores everything and carries on as if nothing had happened.
Matthew Pennycook
I thank the right hon. Gentleman for his question. He draws attention to one of the many failings of the feudal leasehold system, which is precisely why we finally intend to end it by the end of this Parliament.
Chris Vince (Harlow) (Lab/Co-op)
The Minister for Housing and Planning (Matthew Pennycook)
As my hon. Friend will be aware, the Government are committed to delivering the biggest increase in social and affordable house building in a generation. In the 59 days that we have been in office we have already proposed changes to the national planning policy framework to support that objective and confirmed a range of new flexibilities to help councils and housing associations make a greater contribution to affordable housing supply.
Chris Vince
In their dying days, the previous Government consulted on changes to the way that social housing is allocated. Those proposals were described by the chief executive of Shelter as “unnecessary, unenforceable and unjust”. The chief executive of the Chartered Institute of Housing warned that they would force many people into homelessness. Can my hon. Friend confirm that this Government will not be taking forward those damaging proposals?
Matthew Pennycook
My hon. Friend is correct. The Government have today published a formal response to that consultation, setting out precisely why we will not be taking those proposals forward. It is important that we allocate social housing fairly and efficiently. The proposals put forward by the previous Government were deeply flawed. As respondents to the consultation made clear, they would not only fail to improve how social housing is allocated, but cost taxpayers a fortune, swell the number of people in expensive temporary accommodation and increase the risk of harm to the public. The only way to meet the demand for genuinely affordable social rented homes is to build more of them, which is precisely what we intend to do.
Mr Richard Holden (Basildon and Billericay) (Con)
Obviously, social housing is important, and we want to see it in the right places across the country. I cannot understand why this Government are now proposing to reduce the number of new homes in London by 17,000 a year and in areas all around London—including counties such as Essex—by 18,000 a year. Surely one of the most important things that we need to do is increase that supply of social housing, particularly in London.
Matthew Pennycook
I think the hon. Gentleman is referring to the changes to the national planning policy framework rather than to social housing specifically. We have made those changes proposed to the standard method. They will give London a realistic, but achievable, new target. [Interruption.] Let me explain why. The way that the previous Government applied the urban uplift unfairly to London gave it an unrealistic, fantastical target that it could not meet. We will ensure that we are pushing the mayor on a realistic, but achievable one.
David Simmonds (Ruislip, Northwood and Pinner) (Con)
We share the ambition of seeing a big increase in the supply of housing, and of social housing in particular. Given that there are around 1.4 million new homes with planning consent already granted in this country, what process led the Government to prioritising the removal of green-belt protections rather than building the homes for which our councils have already given consent?
Matthew Pennycook
What I would say to the hon. Gentleman is that we are doing both. We are making changes to the national planning policy framework to encourage the release of the right kind of lower-quality grey belt land within the green belt, and we are taking action to ensure that those sites across the country that have received consent but which are stalled or are not being built at the pace required, are moved along with additional support from the centre.
David Simmonds
The previous Government made new measures available to local authorities to encourage borrowing against the housing revenue account to enable the creation of new council housing. What measures do the Government have in mind to increase the take-up of this approach by our local authorities?
Matthew Pennycook
We are committed to working with councils, including with the signatories of the recent report on securing the future of council housing, to address the many challenges they are facing, including in connection with the housing revenue account headroom as many of them are feeling lots of pressure on that front. As a first step, we have given councils more flexibility to increase the delivery of council homes using right-to-buy receipts, and allocated an additional £450 million to councils to secure homes for families at risk of homelessness. We will set out plans at the next fiscal event to give councils and housing associations the rent stability they need to borrow and invest in new and existing homes.
Helen Morgan (North Shropshire) (LD)
Recent freedom of information requests by the Liberal Democrats found that four out of five councils that responded had someone on their social housing waiting list for more than a decade, and this shocking statistic comes all while the stocks of social housing have been reducing. Will the Minister consider reforming the land conservation Act, so that local councils can buy land at current value rather than hope value and get on with delivering the social housing that we so desperately need?
Matthew Pennycook
I thank the hon. Lady for drawing attention to the appalling record of the previous Government on affordable housing, in particular social rented housing. Over the past 10 years, the number of social rented homes owned by registered providers fell by over 205,000. We have to take action to better protect our stock and build new social rented homes, but she is absolutely right that further reform is needed of compulsory purchase orders, how they are drawn and the powers available to councils. We first need to enact the changes that were introduced by the previous Government though the Levelling-up and Regeneration Act 2023, but we intend to go further, and will consult on that in due course.
Alison Bennett (Mid Sussex) (LD)
Chi Onwurah (Newcastle upon Tyne Central and West) (Lab)
My constituent Tracy was recently issued with a section 21 notice to quit and, at the same time, a section 13 rent increase that she cannot afford. She fears being made homeless with her children, so she got in touch with Newcastle city council for a council property, but the wait is 27 weeks on average and often much longer. When will good tenants be protected from unfair evictions and extortionate rent increases?
The Minister for Housing and Planning (Matthew Pennycook)
I am deeply saddened to hear of the plight of Tracy and her children. Our renters’ rights Bill will protect tenants from arbitrary eviction and empower them to challenge unreasonable within-tenancy rent rises. I can assure my hon. Friend that Tracy and others facing similar insecurity will not have long to wait for that Bill’s introduction.
Rachel Hopkins (Luton South and South Bedfordshire) (Lab)
The Government have my full support in making housing more affordable for my constituents and those across the UK, and creating more social rented housing will be important in that. Will the Minister update the House on the Government’s plans to protect existing council stock by reviewing the increased right to buy discounts introduced in 2012?
Matthew Pennycook
The Government have started to review the increased right to buy discounts introduced in 2012, as we promised to do in our manifesto. We will lay secondary legislation in the autumn and consult on wider reforms. We recognise the importance of right to buy as a route to home ownership for tenants, but we must, as my hon. Friend makes clear, protect our existing stock and boost the supply of new social rented homes.
Monica Harding (Esher and Walton) (LD)
Managing the need to build new homes and to protect our valuable green spaces will always be a tricky balancing act. Will the Government put in the national planning policy framework anything that will protect the concept of the green belt in areas such as Esher and Walton, and will the Secretary of State meet me to discuss it?
Matthew Pennycook
The Government have made it clear in that very consultation that we do not intend to change the general purpose or extent of the green belt. We are committed to making changes to ensure that we are releasing the right parts of the green belt to meet housing need. The hon. Lady is more than welcome to submit her own views as part of that consultation.
Liz Twist (Blaydon and Consett) (Lab)
Among the many people who are concerned about the safety of buildings—understandably, given recent events—are those who work or live in residential social care homes. Does today’s announcement include higher safety standards, including sprinkler systems in such homes?
Mr Gideon Amos (Taunton and Wellington) (LD)
Over 10,000 people, many of whom are in really desperate conditions, are on the housing waiting list in Taunton and Wellington and in Somerset as a whole. Will the Secretary of State allow councils to borrow at low interest rates to build the council houses that we need across the country, and support councils such as Somerset council, which is pioneering the first council houses for a generation in some parts of the county?
Matthew Pennycook
As I made clear in response to a previous question, we understand very much the pressure that local authorities are under and the pressure on their housing revenue accounts. We are reviewing our position and will make further announcements in due course.
Chris Webb (Blackpool South) (Lab)
Blackpool’s Waterloo Road and Bond Street were once thriving local tourist hotspots that underpinned our local economy all year round. When the Deputy Prime Minister last visited Blackpool with me, she saw for herself the awful visible decline of those areas. Will she and her Department work with me and local businesses to ensure their successful regeneration?
Mr Peter Bedford (Mid Leicestershire) (Con)
Will the Secretary of State join me in calling on Labour-controlled Leicester city council to review its proposals in its own local plan to site 400 houses, seven Traveller pitches and a waste-processing centre on the edge of Glenfield village in my constituency, which are causing considerable concern to my residents?
Matthew Pennycook
We are not going to interfere in the discretion of local councils to make such decisions. What we are emphasising, as part of the NPPF consultation, is the importance of having a local plan in place. We have inherited a disastrous situation where only 31% of local authorities across the country have an up-to-date plan in place, and we need to do more to drive universal coverage. Local plans are the best way that local communities can shape development in their areas.
Dr Beccy Cooper (Worthing West) (Lab)
Matthew Pennycook
The Government are committed to ensuring that development protects and provides—[Interruption.]
Mr Speaker
Order. Can I just say to the Father of the House that that is not really the done thing? He should know that better than anybody.
Matthew Pennycook
As I was saying, the Government are committed to ensuring that development both protects and provides for green space. I am more than happy to discuss the particular challenges that my hon. Friend faces in her part of the country.
Andrew Rosindell (Romford) (Con)
As the Deputy Prime Minister should be aware, people in Romford are very angry that Mayor Khan is forcing us to build high-rise blocks. Does she agree that the London borough of Havering, despite being part of Greater London, is Essex, and that we should remain a town and country borough?
Kit Malthouse (North West Hampshire) (Con)
Will the Minister please confirm that where a rural community has taken the time and effort to produce a neighbourhood plan, that plan will be respected for its lifespan, notwithstanding new housing targets for the local planning authority?
Matthew Pennycook
The Government do not intend to require local planning authorities to amend neighbourhood plans in the future. Communities will continue to be able to choose whether they review or update their neighbourhood plan.
Melanie Onn (Great Grimsby and Cleethorpes) (Lab)
Could the Minister expand on his earlier answer relating to devolution, and perhaps provide a timeframe for some of the discussions that are taking place with local authorities about devolution plans that did not go ahead before the last general election? My constituents are very keen to move ahead with improvements to transport, education and inward investment.
Munira Wilson (Twickenham) (LD)
When the Secretary of State looks at the rules around local authority compulsory purchase orders, and at removing hope value for house building purposes, will she look at having the same rules for playing fields that local authorities want to keep as playing fields and not build on? That would allow sites such as Udney park playing field in my constituency, which has lain derelict for a decade under private ownership, to be brought into community use again.
Matthew Pennycook
It sounds as if the hon. Lady has a response for the NPPF consultation that is in development. I welcome her views on playing fields. On CPOs, there is a discretionary power to disapply section 17 of the Land Compensation Act 1961 in relation to hope value. We need to ensure that that is brought into force; then we will take further steps to reform CPOs, as outlined in our manifesto.
Anna Dixon (Shipley) (Lab)
The last Government made local councils compete for pots of money. Bingley pool in my constituency was due to receive a levelling-up award. Those funds are vital for the regeneration of our towns. Can my hon. Friend update the House on the review of those awards, and on the timescale for informing communities such as mine, who have been let down by the Conservatives’ unfunded promises, of the results?
Sir Roger Gale (Herne Bay and Sandwich) (Con)
The national planning policy framework clearly militates against building on agricultural land. Notwithstanding the Minister’s desire not to interfere in local democracy, will he write to the leader of Thanet district council to remind him that agricultural land is the stuff that we grow food on, and cannot be for housing if we are to remain sustainable?
Matthew Pennycook
We are maintaining the existing strong protection for the best and most versatile agricultural land that is most important for food production. The line that we are removing from the NPPF was added in December 2023, and does not provide clear and meaningful guidance to authorities about what they should do, in addition to having that strong protection in place.
Joe Powell (Kensington and Bayswater) (Lab)
On Wednesday, the phase 2 report of the Grenfell inquiry will be published, and I am sure that the whole House will join me in remembering the 72 residents who lost their lives in an entirely preventable tragedy over seven years ago. Four recommendations for central Government are still outstanding from the phase 1 report, including personalised emergency evacuation plans for disabled people. Will the Secretary of State update us on the progress in implementing the phase 1 recommendations in full?
Rebecca Smith (South West Devon) (Con)
Devonport dockyard in Plymouth has a strong future proudly refitting the Royal Navy’s submarines. However, for that to happen, the city needs, among other things, more housing. The location for this housing is there, in the city centre, but it will require a national effort to deliver it. Will the Minister meet a cross-party delegation from Plymouth to take forward these vital plans?
Matthew Pennycook
I am well aware of the case that the hon. Lady cites and of that city centre location, and I am more than happy to meet that delegation.
Shaun Davies (Telford) (Lab)
I know from my time as chair of the Local Government Association that all council leaders, regardless of political persuasion, need more money for local government, but that there is also a commitment from the sector to reforming the sector. Will the Minister confirm his willingness to work with council leaders, regardless of political persuasion, to reform the system, and also to take a look at population under-counting, which is costing my council millions of pounds each year?
Claire Hazelgrove (Filton and Bradley Stoke) (Lab)
As the housing crisis worsened under the last Government, houses in multiple occupation became more prevalent in a number of communities, including in Filton, Stoke Park and Stoke Gifford. Naturally, with more people living in more homes than were envisaged when the local infrastructure was planned, there is an impact on public services and the character of communities, and routes such as permitted development are regularly being used to start extensions and conversions. Will the Minister meet me, as the Government shape much-needed changes to the planning framework and regulations, to discuss how HMOs might be included in an appropriate way?
Matthew Pennycook
I thank my hon. Friend for her question, and I am more than happy to meet her to discuss those issues.
Max Wilkinson (Cheltenham) (LD)
Devolution is a positive thing, and we welcome it. Gloucestershire, which has my constituency of Cheltenham within it, has coterminous boundaries for the county council, a police force, a fire service, an economic development function and a health service, but there is fear that, in a devolution deal, it may be grouped with other areas to the north, or perhaps made part of an existing devolution deal to the south. Can the Secretary of State or another Minister confirm that that will not be the case?