New Developments: Unadopted Roads and Public Amenities

Alistair Strathern Excerpts

Wednesday 13th May 2026 Commons Chamber

[Alistair Strathern (Hitchin) (Lab)]

I know that pulses have been racing all day in Westminster, but the moment is finally here: we come to tonight’s Adjournment debate on unadopted housing estates. The House may not be quite as packed as the other House was for the speech His Majesty gave earlier, but I think we have some of the best of the bunch of hon. Members from right across the Chamber here, including my constituency neighbour, the hon. Member for North Bedfordshire (Richard Fuller). Protocol prevents him from intervening today, but I know that he has been dealing with a lot of these issues in his constituency, too.

I am very proud to be standing here as a member of a party that is committed to taking on so many of the big structural housing challenges facing communities right across the UK. We are committed to tackling the undersupply of homes, breaking down the barriers to better protection for renters, and doing more to liberate leaseholders from the feudal system that they are trapped in. It is really important that we meet the mark on unadopted estates—the topic of this debate—even if the issue does not always catch the same headlines as those other issues. The problem has been growing and growing. It arises when housing developers and local authorities fail to ensure that adequate measures are taken to adopt the roads and public amenities on new-build estates, which are being built across the country and have been over recent decades. It used to be typical that 5% to 10% of housing stock would be subject to this issue, having perhaps been marketed as a premium product, but recent research from the Home Builders Federation shows that over the last three years, 90% of estates were not adopted. What had been a marginal part of the system has, as a result of local authority cuts and developers sometimes looking to profiteer off the back of their new homeowners, become a much more endemic problem.

That is an issue for so many reasons. First and foremost, it means that those new homeowners—90% of new homeowners on estates built over the least three years—are essentially paying a new-home stealth tax. They are on the hook to estate management companies. They often pay hundreds of pounds in maintenance fees for services that other residents would receive by paying their council tax alone.

[Noah Law (St Austell and Newquay) (Lab)]

I am sure that residents in Gwallon Keas in my constituency are incredibly grateful to my hon. Friend for securing this debate, as am I. Does he agree that this is not just taxation by stealth, but an unsung privatisation by stealth of our public realm in recent decades? Does he, as I do, welcome the Minister’s recent commitment to working to reverse this terrible trend?

[Alistair Strathern]

Absolutely; this is a stealth tax, but the issue is far wider than that, as I will explain. I look forward to the Government’s work to address it in a root-and-branch manner.

[Jim Shannon (Strangford) (DUP)]

I commend the hon. Member on bringing this debate forward. What he is explaining happens round my way regularly. It is a scandal when hard-working people put all their life savings into a new-build home and then find that the estate’s roads are not even completed. The Department for Infrastructure back home is unwilling to take over the work, so the only way forward is through maintenance fees, and they rise every year. Does the hon. Member agree that the Government and the Minister, who is always very responsive to our requests, should bring forward clear guidance, for all the regions of the United Kingdom of Great Britain and Northern Ireland, that maintenance fees must be kept to the bare minimum?

[Alistair Strathern]

Absolutely. The situation that the hon. Member highlights is far too common across every part of the United Kingdom. It is really important that the Government drive forward an ambitious solution that tackles all the issues that he has set out.

Homeowners on average pay £350 in maintenance fees. That is a significant sum of money, on top of their council tax bill, and fees often run to much more than that. I have had correspondence from residents who have been paying close to £1,000 in fees. That is exacerbated by the fact that the relationship with the management companies is often structured in a way that inflates the costs that have to be paid. We have heard examples of constituents having to pay up to £200 simply to have a lightbulb fixed on a street lamp, and some estates have been subdivided to the point where the biggest part of their bill each year is simply for having the accounts audited of a management company to which they do not want to be on the hook. They are being hit in the wallet, week in, week out, by fees that simply cannot be justified by the quality of the service that they are receiving. That is making them poorer not just in their wallet, but in their pride of place. This lack of accountability is not just inflating costs but leading to very poor service.

[Ms Julie Minns (Carlisle) (Lab)]

My hon. Friend touches on a key point that a group of residents of Moorside Drive in my constituency have recently spoken to me about. For well over a year, they have been trying to get the developer Gleeson to take responsibility for completing the resurfacing of a road on their new housing estate, and for maintaining the green spaces. Does he agree that we have to get this right, and bring developers like Gleeson to heel, so that they make investments and do the works to improve the quality of life of residents on these estates?

[Alistair Strathern]

My hon. Friend is spot on in highlighting that Gleeson and many other developers right across the country are not fulfilling their crucial obligations, and new homeowners are being failed as a result. We owe them a duty of action over the coming years. Alongside the big challenges on quality of service, I have seen estates where the public realm has fallen into complete disrepair, roads are riddled with potholes, and playgrounds are unsafe and very poorly maintained.

[Helena Dollimore (Hastings and Rye) (Lab/Co-op)]

My hon. Friend raises the issue of the facilities on new housing estates, and playgrounds in particular. One of the new estates in my constituency, the Ashdown House development, has been developed by Chartway homes and funded by Legal & General. A playground was promised as part of the development, as was a community centre, but they have not been delivered, to the shock of residents. Eight-year-old Gia came to my playground drop-in session to tell me about this, and to show me in her notebook—with a cat on the front—the many residents’ signatures she had collected to urge the developer to live up to its commitments. Does my hon. Friend agree that not only must the developers live up to their commitments, but the planning enforcement teams at Hastings borough council need to enforce the provision of services that developers have agreed to provide?

[Alistair Strathern]

My hon. Friend is spot on. We should not tolerate the shirking of any responsibility by developers, but sadly that happens all too often on developments throughout the country, including in her constituency, and if developers fall short, we need councils to step up, meet their obligations and drag developers into delivering the valued community assets that new communities are desperately crying out for.

As well as there being poor service levels, important moments in homeowners’ lives can be put at jeopardy. A number of my constituents’ house sales have nearly fallen through—in one case the sale fell through completely —because of management companies’ failure to provide management packs in a timely fashion. That dragged out the process and made the already quite stressful buying of a new home even more difficult for far too many homeowners. We have to act. This is exactly the type of example of rip-off Britain—of unaccountable agencies and poor regulatory failures—that the Government have made it their mission to correct. I look forward to working with the Government to ensure that we deliver.

[David Reed (Exmouth and Exeter East) (Con)]

I thank the hon. Gentleman for bringing this important topic to the Chamber. We have had a great deal of development in my constituency, and we are seeing these issues play out in places like Cranbrook, Pinhoe and Lympstone. In Cranbrook, no grit bins were provided during the cold weather at the end of last year because the roads were unadopted. Local councillors were sloping their shoulders and the developers would not do anything. Local people were falling over and injuring themselves. In more extreme cases—this has been alluded to already, but I will not name the developments—people have not been able to sell their houses because the utility companies, councils and local people cannot agree on where things need to go. What more can be done to make the various groups accountable? What in today’s King’s Speech does the hon. Gentleman think will drive legislative changes to improve the situation?

[Alistair Strathern]

The hon. Gentleman brings me seamlessly to my next point, which is what we can do about the matter. I introduced a ten-minute rule Bill in the previous Session, and I am glad to see that the Government are now consulting on two really important parts of it. The first relates to bringing forward recommendations from the Competition and Markets Authority’s 2024 report in respect of how we can stop estates becoming unadopted at source. It will not be easy to do—it is a thorny process—but it is imperative that as we build the homes that the country needs, we do not allow the problem to grow further, because it will always be harder to unpick retrospectively.

Secondly, we need to make sure that as we bring forward important protections to protect leaseholders from rip-off management companies, we extend the same protections to those on freeholder estates. That will not guarantee magic service overnight, but it will mean that freeholders have much more recourse when things go wrong. Those two ideas are the subject of consultation, and I look forward to working with the Minister to ensure that they are implemented as quickly and robustly as possible.

There is more that we can do. In introducing my private Member’s Bill, I alluded to the imperative to think about how we could introduce a stronger right for freeholders to manage their estates. I know that many of them do not want to be the ultimate managers of their estate—they want their estate to be adopted, and we need to work towards mechanisms to deliver that—but, in the meantime, such a power would give them far greater agency in trying to drag the marketplace to a point of better performance. It would put them in the driving seat, so that they can far more easily kick out managing agents who are not performing, and ensure they have far greater control over what happens on their estate.

As has been alluded to, we owe it to homeowners on legacy estates to start the thorny work of thinking about how we can best equip councils and developers, where needed, to fix the problems that remain on their estates so that they can progress towards adoption. It will not be easy. There is no one-size-fits-all solution, because, frustratingly, the legal agreements are so different from estate to estate. However, we owe it to those on estates that have been left abandoned for far too long by developers—and, at times, by local authorities—to work with them, to do that thorny legwork, and to think about what solutions could be possible.

Alongside those issues of fleecehold estates more generally, I want to spend one minute talking about a road in my constituency that will be known to pretty much anyone who lives near it, because it exemplifies some of the problems of unadopted and ownerless assets. It is Old Bridge Way in Shefford, the town I live in. Old Bridge Way is a private road built through the middle of the town. It is the only route people can take to our main supermarket in the area, Morrisons. As the town has grown over time, with planning consent as planned out by Central Bedfordshire council, that road, far from being a slight, small private road for an industrial estate, has become a major thoroughfare through the town—the main access point, as I say, to the supermarket, and used by buses and residents alike.

However, Old Bridge Way has never been adopted. As a result, despite collecting thousands and thousands of pounds in property fees from the adjoining properties, that landowner was not doing their duty to maintain it. Worse than that, the landowner got bored of doing their duty and decided to shirk it, instead transferring it to a separate company—with some similarly named directors, we might note—liquidating that company and evading that responsibility altogether, chucking it back to the Crown Estate to do what it could with it. That is the very definition of the lack of accountability that so many of my constituents are deeply fed up with—and without any mechanism for recourse, the problem will only get worse.

I was delighted to be able to pull together nearly 100 residents for a protest, closing down Old Bridge Way last year, to highlight to Central Bedfordshire council that we need the council, as the highways authority, to step up and play its role in providing a solution. I hope to be able to work both with the Minister and with Ministers in the Department for Transport on the long-term solutions we can put in place to tackle such issues. I am aware that, as awful as that road is, my constituency is not the only one across the country to have been blighted by such a terrible evasion of responsibility.

Commonhold and Leasehold Reform

Alistair Strathern Excerpts

Tuesday 27th January 2026 Commons Chamber

[Matthew Pennycook]

I am acutely aware of the strength of feeling on freehold estates. It cannot be an either/or when it comes to ensuring that residential freeholders and leaseholders get the rights and protections that they need. I can assure my hon. Friend that we are taking concerted action on both fronts.

[Alistair Strathern (Hitchin) (Lab)]

This is an historic day for leaseholders, many of whom were let down by a lack of action from the previous Government, which left them on the hook for exploitative levels of ground rent. One 90-year-old constituent of mine was hit with a 9,000% increase in his ground rent—that cannot be right. I am really glad that the Minister has shown such leadership to ensure that we put that right today. I know he agree that we need to go further on unadopted estates, too, so will he meet me to ensure that we bring those protections forward as swiftly and effectively as possible?

[Matthew Pennycook]

My hon. Friend has been an incredible champion for residential freeholders and leaseholders in his constituency. It is precisely because of ground rent increases of that scale that we are imposing, via this draft Bill, a maximum cash cap. I am more than happy to meet him to discuss the draft Bill and related matters.

Oral Answers to Questions

Alistair Strathern Excerpts

Monday 24th November 2025 Commons Chamber

[Matthew Pennycook]

I thank the hon. Gentleman for that question, which is topical in that I recently met officials from Cornwall council and Members, including hon. Friends, banging the drum for new homes in Cornwall, in particular social and affordable homes. There is ongoing work, including conversations taking place with Homes England, on how we can better support Cornwall to bring forward the homes it needs.

[Alistair Strathern (Hitchin) (Lab)]

If it comes forward, Tempsford new town would offer an opportunity to get infrastructure right while building the homes we crucially need, in stark contrast to the chaotic approach to development seen by far too many of my Bedfordshire towns and villages. If it does proceed, will the Minister meet me to ensure we engage on how we can maximise the infrastructure benefits, not just for Tempsford but for my existing communities that are already feeling the strain?

[Matthew Pennycook]

I would be more than happy to meet my hon. Friend to discuss that and other matters of importance to him in his locality. He is a doughty champion for ensuring that, as we bring forward new homes, we get the essential infrastructure and amenities in place as well.

Supporting High Streets

Alistair Strathern Excerpts

Tuesday 4th November 2025 Commons Chamber

[Andrew Griffith]

I agree with the hon. Gentleman. There is so much that we in this House and those in the Government—if they are minded to do so—can do to alleviate the burden on business. It is hard to run a business at the best of times, and it is even harder when the Government seek to be a headwind, rather than a tailwind.

[Alistair Strathern (Hitchin) (Lab)]

Will the hon. Member give way?

[Andrew Griffith]

I have so many wonderful contributions to take from my colleagues. I am sure that the hon. Gentleman will have his chance later.

Unadopted Estates and Roads

Alistair Strathern Excerpts

Tuesday 24th June 2025 Westminster Hall

[Alistair Strathern (Hitchin) (Lab)]

I beg to move,

That this House has considered unadopted estates and roads.

It is an absolute pleasure to serve under your chairship, Ms Butler, and a real pleasure to have the Minister present to respond.

I am proud to be part of a Labour party that takes the housing crisis, which affects far too many families across the country, deeply seriously. For a long time we have not been building enough homes in this country, and families in my constituency, and far too many like it right across the UK, are paying the price. As a party, we recognise the best traditions of this country: homes provide more than just a building; they are about security, stability and a platform for prosperity for each and every one of the people we are lucky enough to represent.

I will speak about a growing issue that is threatening to undercut that very principle for far too many homeowners in Hitchin, in the other towns and villages I represent, and in far too many communities right across the country. That is the growing scandal of fleeceholds, as well as the challenges with unadopted estates and the issues that the families left in them have to face.

[Samantha Niblett (South Derbyshire) (Lab)]

In my constituency, we have arguably the largest number of new builds in the country; we are vying with Warwickshire for the crown of new build county. I have been inundated with requests for help with freehold management companies. My constituents are telling me the same stories they are telling my hon. Friend—and I assume other Members present—about the lack of transparency, poor communication, soaring bills and contracts they cannot get out of. To date, we have contacted Centrick, Greenbelt, Ground Solutions, Meadfleet, Premier Estates, FirstPort, Trustgreen, Virtu Property, Ward Surveyors and Hardwick Construction. Does my hon. Friend agree that it is fine time we saw an end to the fleecehold stealth tax, which effectively forces homeowners to write a blank cheque to management companies for years to come?

[Alistair Strathern]

I thank my hon. Friend; she will be a powerful champion for the many residents in her community who are falling on the hard edge of this challenge. Sadly, she is far from alone. Far too many MPs from right across the country have been speaking to me about the issues that their constituents have been facing, too. Indeed, when we drafted a letter to try to challenge some developers about the growing prevalence of fleecehold practices, over 50 colleagues signed up in the first week, and many more have got in touch since to contribute to our work.

The Competition and Markets Authority identified that up to 80% of new homes are now going unadopted as a result of the practice, and far too often it is becoming the default model for new estate delivery across the country.

[Jim Shannon (Strangford) (DUP)]

The hon. Gentleman is absolutely right. Unfortunately—or fortunately, whatever way we want to look at it—this is an issue not just in his constituency, but across the whole of the United Kingdom, including in Northern Ireland. Local councils will not go into unadopted housing estates for kerbside collection of bins in Northern Ireland because the roads are unadopted. Instead, residents must bring their bins to the entrance of the estate. Does the hon. Gentleman agree that more must be done to support elderly or disabled residents in new housing areas, to ensure that they are able to avail themselves of those council facilities that they pay the rates for, but cannot access just because they happen to be on an unadopted estate?

[Alistair Strathern]

I thank the hon. Gentleman. Again, he will be a powerful champion for his residents at the hard edge of the challenges with unadopted estates in his constituency. The example he highlights is powerful, because it is testament to the fact that more and more families living on unadopted estates are simply not getting the services that the rest of us who live on historically adopted estates take for granted from our local authorities.

The fleecehold stealth tax is at the heart of some of the inequity that this growing challenge creates. Right across the country, more and more families are on the hook to private management companies, paying fees of typically £350 or more a year for services that every other homeowner pays for through their council tax.

[Chris McDonald (Stockton North) (Lab)]

I commend my hon. Friend for showing leadership on this issue and supporting not only his constituents but mine in Stockton North. I have seen high service charges in my constituency at Willow Sage Court and Wynyard, and unadopted roads on the Queensgate estate were left for four years before my intervention. Does he agree that homeowners deserve, when they buy a new property, to have an agreement with the developer on when those roads will be made up and adopted, and to have a reasonable expectation that this will happen?

[Alistair Strathern]

Absolutely. The certainty and fairness my hon. Friend calls for is the bare minimum we should expect for our constituents and the bare minimum that families should have when moving into a new property, often one they have saved up for over a long time to take that big, exciting step. I know his constituents will be all the better for the work he has done to champion that, but it should not fall to him and other hon. Members to fight for this. It should be a matter of course for new developments.

That inequity I was talking about is a real challenge. Not only is it unfair that lots of our constituents are having to pay hundreds of pounds—and often much more than that—each year for services that others receive as standard, but the very nature of fleecehold is designed to structurally inflate some of those costs. Those management companies are very rarely accountable to the actual residents of these new estates that they in theory provide services for. As a result, there is no incentive for them to keep costs low; I have had examples of people having to pay more than £250 per household just to fix a single lightbulb on the estate. Constituents are individually on the hook for thousands of pounds across the estate as a result of road challenges, and there are many more examples of no real pressure or accountability for the costs residents have to pay.

Alongside that, the complicated legal nature of those structures, the professional fees involved, and the fact that certain estates can be subdivided into tiny blocks or pockets of five homes—each of which has to have its own management company and therefore has to pay for all those professional services over and over again—mean that a large chunk of those fees often does not go towards any service at all. It simply covers professional fees, auditing costs, and wider costs associated with a structure that is by its very essence deeply inefficient and not set up to provide a service to the residents who rely on it.

[Jim Dickson (Dartford) (Lab)]

I congratulate my hon. Friend on securing this debate, and thank him for his powerful speech about the iniquity of the current situation. From talking to residents of Ebbsfleet Garden City in my constituency, I know there is growing frustration because they are paying council tax to management companies as well as service charges, with very little clarity, as he says, about what are often very high fees. Does he agree that we need clearer guidelines on timescales and standards for roads and communal areas to be adopted by local authorities, so that residents in places such as Ebbsfleet and other communities mentioned can have certainty about what they are paying for and to whom?

[Alistair Strathern]

I know my hon. Friend is a tireless champion of his constituents who are impacted by this issue. He is spot on: this fleecehold stealth tax—because it is in essence a stealth tax our constituents are being asked to pay—is not just unfair to residents, but means they are all too often ultimately reliant on management companies to provide a service that they rarely receive. Not only are they having to pay more than those in adopted estates, but they often get a worse service, because there is no transparency or accountability around the management companies taking on those practices.

It is not just a cost issue for my constituents or many like them. There are other big non-financial costs associated with fleecehold. Far too many estates have had to band together and sink countless hours into holding management companies to account to get transparency over works, to ensure that very basic works and maintenance are carried out, and to make sure that things we all take for granted—such as safety inspections on play parks—actually take place. My constituents have had to sink days and days of their time into fighting for the bare minimum.

Alongside the very fragmented legal nature of those entities, they can also put my constituents at risk at crucial moments. I spoke to constituents whose house sales have nearly fallen through—one actually did—because the management company in question failed to provide the management pack in a timely fashion. That meant that during conveyancing they were unable to complete the sale and move to the dream property they had been looking forward to and needed to move to for their jobs.

I spoke to another constituent whose credit score was decimated when, after missing a payment by just a couple of weeks, their management company enacted some of its powers under the contract to go straight to the mortgage company, add the balance to the mortgage and extract the fee that way, with all the impact one would expect that to have on the homeowner’s credit score and sense of security.

[Alex Easton (North Down) (Ind)]

I congratulate the hon. Member on securing this debate. We have a situation in my constituency in Groomsport on a road called The Point. There is no management company for this road; it is actually owned by the local residents who live along it. However, it has been like a dirt track for decades. We are in a situation where we cannot get the Department for Infrastructure, which is the road service, to adopt this road, because the residents would have to pay hundreds of thousands of pounds to get the DFI to adopt it. Does there not need to be some sort of special dispensation for people caught in this type of trap that will enable the Government to adopt roads when they have been in such a situation for decades?

[Alistair Strathern]

Absolutely. The hon. Gentleman gives an example of the kind that I think will be familiar to all too many of us. Essentially, an unadopted part of our constituency—be that a road, or common ground within an estate—falls into this limbo state, where no one step ups to be accountable for it. Without action or some kind of central movement to compel some change in the future, more and more of the public realm will fall into exactly the kind of disrepair that he has just described, with all the disillusionment among people that comes with it.

The case for change is clear. We currently have a system that is not doing right by our homeowners on new estates. Indeed, all too often it falls far short of the ideals of security and prosperity that home ownership and new house building are meant to deliver. However, in the absence of any action, this situation is increasingly becoming the norm.

As I have said, the CMA estimates that over 80% of the estates built in recent years are now subject to fleecehold; that figure certainly sounds accurate for my patch and I suspect that it does for other hon. Members’ patches, too. If we do not act and make some changes in the future, there is a very real risk that a lot of the 1.5 million homes that we are so committed to building over this Parliament will also end up falling into the fleecehold stealth tax trap.

What can we do? There are several actions that I urge the Minister to ensure that the Government continue to push forward. It is very clear to me that we need to stop the existence of fleecehold estates at source. The CMA has powerful recommendations about how to do that, such as bringing forward minimum adoptable standards and mandatory adoption timeframes, which should ensure that we do not create more of this problem on new developments as we tackle the housing crisis that so urgently needs action.

I know that the Minister for Housing and Planning is committed to launching a consultation on this issue, and I urge him to move at real pace. We owe it to our constituents to listen to them about the issues they face and to ensure that in the future fewer of them have to suffer these problems. Acting on the CMA’s recommendations and speedily introducing legislation to bring them into effect will be a powerful tool to do that.

However, we cannot act only on behalf of new estates. We will all have constituents in existing fleecehold estates who will be very concerned that, without action, they will not only continue to face the very challenges that we have been talking about today but will also become, in effect, second-class homeowners. As unadopted estates become a thing of the past, those on legacy unadopted estates risk being at a very real disadvantage as that problem becomes more isolated and more siloed.

In the short term, there are definitely things that the Government can do to hold management companies to greater account. There is the potential to bring forward secondary legislation that would ensure we are better able to regulate the services that such companies provide, putting our householders and our constituents back in the driving seat and making them much more able to hold management companies to account if they do not provide a robust, transparent and timely service, as well as helping to drive down some of the rip-off fees that have been imposed and ensuring that they can access information in a timely and transparent fashion.

However, we know that for lots of these estates, that will not be enough. In the ten-minute rule Bill that I introduced a couple of months ago, I advanced the idea of a resident’s right to manage. It would enable residents on existing fleecehold estates to take back control, to step into the driving seat, to push out the management companies that have been ripping them off for far too long, and to be in a position where they are the controller of their estate’s future, and can commission the services they would like. Although that is not quite the council adoption that I know many residents long for in the longer term, such a powerful move would put residents back where they should have been all along—in control of their estate and of all of the public realm that they rely on to go about their day-to-day lives.

I also urge the Minister to work with the Local Government Association and local authorities across the country to consider what further measures can be taken to ensure that, over time, we put an end to all the unadopted estates that we are all currently having to advocate for as a result of this deeply inequitable situation. Far too many households are stuck in the fleecehold limbo trap. Although better regulation and a right to manage would be powerful steps forward and welcomed by many people, ultimately local authorities’ adoption of these estates will be the only answer that completely resolves all the challenges that we have talked about today.

I urge Ministers to move at speed in bringing forward the legislation needed to cut off the creation of new unadopted estates. I would also welcome Government action to hold management companies to account, including through better regulation of service charges and tighter requirements on the transparency with which managing agents must operate. I also support action on the right to manage, so that our residents and constituents on existing unadopted estates are back in the driving seat, where they desperately deserve to be. However, I recognise that we will need to continue the conversation to work towards a longer-term vision. We will need to work with local authorities, Ministers and our constituents to make sure that we finally have a pathway to adoption for existing unadopted estates, which have been neglected for far too long, as many hon. Members have said.

This Government are absolutely right to focus on the housing crisis, which is one of the biggest challenges facing the country, and I am very excited that they have such a big, bold vision for taking it on. They are not just building 1.5 million homes, but ensuring record investment in social and affordable housing, as well as much tighter regulation of key issues from solar panels to building regulations.

However, if we do not tackle the challenge of fleecehold and end the growing scandal of unadopted estates, we will still be setting up far too many of our constituents for a life of misery, a life of battling to get the bare minimum and a life of paying hundreds of pounds or more every year—money that other residents simply do not have to pay—because they happen to live on an unadopted estate. That cannot be right, and it is not a situation that I will tolerate for my constituents. I know that many other hon. Members will not tolerate it, either. I look forward to working with the Minister and this Government to make sure that we tackle it with the seriousness it deserves.

Oral Answers to Questions

Alistair Strathern Excerpts

Monday 9th June 2025 Commons Chamber

[Matthew Pennycook]

The right hon. Gentleman is certainly not charitable. As I made clear, I recognise the December 2021 uplift in energy efficiency standards means that most new builds that come through achieve an EPC rating of A or B. Off the top of my head, though I stand to be corrected, I think about 84% of new homes meet those standards. But as I said, we have announced that we want to introduce future standards this autumn, which will drive even more ambitious energy efficiency and carbon emission requirements for new homes.

[Alistair Strathern (Hitchin) (Lab)]

Having long campaigned on the need for much tougher regulations for solar panels on new homes, I was delighted to hear the Government announce last Friday that we will bring forward requirements to do exactly that. That will not just boost EPC ratings, but save new homeowners thousands of pounds in bills, all while reducing energy usage. How can we ensure that we move at speed so that as many of the new homes we build over the course of this Parliament as possible will benefit from our ambition here?

[Matthew Pennycook]

My hon. Friend has been a champion of ensuring that we get more solar panels on to new build homes and other types of building. As I said in answer to a previous question, we want to move at pace to put future standards in place. We are looking at this autumn, and that will ensure more of the new homes coming forward meet those more ambitious standards. It will mean, as he is aware, that the vast majority of new build homes have solar panels on them as standard.

Leasehold Reform

Alistair Strathern Excerpts

Tuesday 3rd June 2025 Westminster Hall

[The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Alex Norris)]

It is a pleasure to serve with you in the Chair, Dr Allin-Khan. I congratulate my hon. Friend the Member for Brentford and Isleworth (Ruth Cadbury) on securing this debate, on the case that she made and on the passion with which she spoke. This degree of turnout is uncommon for a half-hour debate, which shows the strength of feeling on this matter across the UK. Anybody writing legal letters to my hon. Friend with the idea that it might stop her using her platform to advocate for her constituents is likely to be deeply disappointed. Nevertheless, the debate has reinforced the case for major reform of the leasehold system. My hon. Friend highlighted the broad range of issues faced by leaseholders every day. We are committed as a Government to honouring the commitments made in our manifesto and to doing what is necessary to bring the feudal leasehold system to an end.

I will cover the legislation as it is, how we are going to commence those provisions, legislation that we committed to in the King’s Speech and, hopefully, some other elements at the end. We heard from my hon. Friend and other colleagues that there are unfair and unreasonable practices that require urgent relief. As my hon. Friend said, the Leasehold and Freehold Reform Act 2024, with the cross-party support that it garnered, provides scope for some of that relief. In November, the Minister for Housing and Planning, my hon. Friend the Member for Greenwich and Woolwich (Matthew Pennycook), made a statement on the next steps for leasehold and commonhold reform that set out our intended sequencing for bringing those provisions of the Act into force, including an extensive programme of secondary legislation and consultation.

The parts of the Act that can be implemented quickly have been implemented. A number of provisions relating to rent charge arrears, building safety legal costs and the work of professional insolvency practitioners came into force in July 2024. In October, we commenced further building safety measures. In January, we commenced provisions to remove the two-year qualifying rule in relation to enfranchisement and leasehold extensions. In March, we switched on the right-to-manage provisions, which allow for expanding access, reforming costs and voting rights. Some things in the Act require secondary legislation, and we have been able to turn them on.

[Alistair Strathern (Hitchin) (Lab)]

I welcome the early pace that the Government have shown on this, but given the urgency of the issues that the leasehold scandal is causing for my constituents and those of many hon. Members, does the Minister agree that we need to bring forward further, more substantive solutions at pace, including answers for existing leaseholders, to ensure that we are doing justice to the urgency of this moment?

[Alex Norris]

I do. I appreciate that there is frustration about consultation, but some of the challenges within the Act show why it is important that we get this right, and that we have a process that delivers the relief that people are so desperately waiting for. One such consultation that has now concluded is around insurance commissions, which relates to service charges. We are consulting on how to replace that with a fairer and more transparent permitted insurance fee.

This year, we will also start the consultation on relevant measures related to service charges and litigation costs more generally. On new consumer protection provisions, as my hon. Friend the Member for Swindon North (Will Stone) mentioned, for the up to 1.75 million homes on private and mixed-tenure housing estates that are subject to estate charges, we will bring the measures into force as soon as possible once we have the correct model.

Planning and Development: Bedfordshire

Alistair Strathern Excerpts

Wednesday 23rd April 2025 Westminster Hall

[Blake Stephenson]

I absolutely agree. There is a lot of support for brownfield-first development, but also for gently densifying our towns and cities so that we have houses where people want to live within the existing infrastructure.

The Government have been elected with a clear mandate to build, build, build, and I accept that. But I hope that they will do the hard yards to plan, plan, plan, and ensure that the 1.5 million houses that they build are the right houses in the right places, as part of the right communities and with the right infrastructure. It is in that spirit that I bring forward this debate, because Bedfordshire is not a place that is standing still.

I congratulate the Government on completing the negotiations, begun by the previous Government, to secure the new Universal UK theme park at Kempston Hardwick. That will be a game changer for our local economy, and I will continue to support the Government, Universal and our councils as it progresses through the planning system, but to maximise its potential, it will be important to get the infrastructure right. That means we need to plan for the planes, trains, automobiles and accommodation. Through the planning system, we need to see work done to deliver the right accommodation that will be available in Bedfordshire for people to come and stay, hopefully to enjoy Universal and then stay a while in our towns and villages, spending their time and money enjoying everything that Bedfordshire has to offer.

As I noted earlier, I understand that Government have a mandate to “just get on and build”. I have some sympathy for their frustration with Members of Parliament like me who they see as trying to put the brakes on that ambition, but I hope the Minister will recognise that that is not my intention. I believe as fervently as he does that we need to deliver new homes for young people growing up right across Britain, but I believe we must do so in a way that is sensitive to our countryside and our communities, and that delivers the right homes in the right places with the right infrastructure.

The current planning system is not working for anyone. Too often, it blocks good development and allows bad development—development that erodes local character, that builds houses but divides communities, and that comes without the right infrastructure, leaving new residents and old alike frustrated and unwilling to accept the further houses the Government want to deliver in their communities. As this Government’s planning reforms progress, I hope they will take time to consider how the planning system can more effectively protect the character of our towns and villages, and how it can seek to disarm those blockers that the Government are concerned about by addressing the things they are concerned about, not by tying their arms behind their backs. That is a harder job, I accept, but is anything that is worth doing in politics easy?

In Bedfordshire, I would like to see the Government give us the tools through the planning system to protect everything that makes our communities such special places to live—protections for our historic character and our villages, protections for our beautiful and unique countryside against unending and unplanned urban sprawl, and protections for the great British pub; indeed, I would like to see more of them built as our communities expand.

In Mid Bedfordshire, we have always done the right thing and taken our fair share of housing—we have even taken Luton’s surplus housing need. We have done everything we were supposed to do, but our communities suffer the effects of bad development. Still, residents in Maulden see development crawling even further up the slope of the Greensand ridge, as their flood risk steadily worsens. Still, residents in Wixams find themselves fighting for a GP surgery that no one locally seems keen to take ownership of. Still, residents find themselves fighting developers who are keen to pocket the profits of development but less keen to deliver on their promises of well-maintained green spaces, proper flood protections and local amenities.

[Alistair Strathern (Hitchin) (Lab)]

As a fellow MP representing Central Bedfordshire, I know that while good people can have reasoned debates about the right locations for new housing, no one can defend the lack of infrastructure to keep pace with development that we have seen in parts of Central Bedfordshire. It is therefore all the more surprising that the council has one of the highest levels of unspent section 106 contributions in the country. Does the hon. Member agree that Central Bedfordshire owes it to its residents to ensure it is putting that money to good use, and that we owe it to the council to ensure we are removing all possible barriers to its providing the infrastructure that our residents are crying out for?

[Blake Stephenson]

Again, I must declare my interest as a Central Bedfordshire councillor. I learned recently of the sums that are held at Central Beds from section 106 contributions. The council is very good at collecting the sums but not necessarily at spending them, particularly in the right places and on the right things. Residents would be keener on development in their local communities if they knew that section 106 contributions would be spent there, not in some other part of the large unitary authority area. I welcome the hon. Gentleman’s intervention and thank him for it.

Worse still, these developers often put in planning applications for big developments, have those fights with the local community, make promises about local infrastructure, secure their planning permission, and then nothing happens. The community sits and waits while more and more other developments get planning permission around them, but the developers do not get on and build the things they have got permission for. Research by the Institute for Public Policy Research found that 1.1 million homes that were given planning permission between 2010 and 2020 were not built by 2024. That is 1.1 million homes that defied the Government’s blockers and got through the planning system but did not get built. So far, this Government seem to have failed to grasp that problem—there is nothing in the Planning and Infrastructure Bill that even acknowledges it. If the Government are determined to block the blockers and back the builders, perhaps they should take some action to stop the blocker builders that are failing to build out planning permissions that they have received, because they are having a real impact.

In Central Bedfordshire, planning inspectors have twice concluded that we cannot demonstrate a five-year land supply in recent months. That means that our countryside now stands virtually unprotected against speculative development, yet our communities have taken more than 20,000 new homes in the past 10 years. The Central Bedfordshire local plan sets out locations for thousands more, but despite its passage four years ago, key strategic sites in that plan sit without a single shovel having been put in the ground. This Government must hold the builders to account to get on and build things, and not put the blame for our broken planning system on my constituents’ desire to avoid flooded homes or see a GP.

Looking ahead, this Government are asking our communities in Bedfordshire to take tens of thousands of additional new homes. That future housing pressure will put our communities under huge additional strain. We need the Government to work with us to do more to ensure that developers deliver what they promise—and deliver it at the right point in development.

Residential Estate Management Companies

Alistair Strathern Excerpts

Tuesday 22nd April 2025 Westminster Hall

[Alistair Strathern (Hitchin) (Lab)]

It is a pleasure to serve under your chairship, Mr Stuart. Issues with leasehold, fleecehold and management companies might seem quite parochial, but they are actually quite pernicious and affect an ever-growing number of homeowners across the country. As the CMA pointed out, with over 80% of new developments now subject to fleecehold, it is increasingly the default model for housing delivery. That means that thousands of new homeowners across the country are on the hook for what is effectively a stealth tax, trapped paying a management company for a service—or the lack of a service—that a council would normally provide.

Alongside that, the agency that home ownership is meant to deliver is being undercut. Residents are often hit by punitive mortgage charges by overly penal management companies, and their home sales can fall through as a result of companies not providing paperwork quickly and efficiently. If we are going to live up to our ambition to deliver on the aspiration of home ownership for many more households across the country, we clearly have to tackle fleecehold, which is why I was so pleased to see the commitment in the Labour manifesto to do that.

What do we do? We know that switching on some of the regulatory provisions in the Leasehold and Freehold Reform Act from the last Parliament will have some benefits for these homeowners, but we need to go much further. My ten-minute rule Bill, which was introduced before the recess, set out some important measures on the right to manage and on common adoptable standards, as well as on mandatory adoptions. I think that those will go a long way towards starting to tackle this issue at source for future households.

We need to think about what more we can do to support those homes that are already being impacted. We also need to think about what more we can do in the interim to prevent more unadopted estates from becoming the norm before we can act. I was pleased to join over 50 colleagues in writing to a number of large developers to challenge them on what more they can do with local authorities to prevent unadopted estates from becoming the norm. I would welcome the Minister’s reflections on what more we can do in the meantime to move on that ambition.

Town Centres

Alistair Strathern Excerpts

Tuesday 7th January 2025 Westminster Hall

[Luke Murphy]

I fully agree with my hon. Friend and look forward to seeing auctions playing a role in rejuvenating high streets such as those in Basingstoke and in her constituency. I also welcome the Government’s action on small business access loans in the Budget, with £250 million for the British Business Bank’s small business loan programmes.

We know that the high streets of tomorrow will not look like those of the past. The modern consumer is looking for more than a place to shop. They are looking for an experience, and a reason to visit that goes beyond everyday retail. Independent, forward-facing business owners such as those running the Dice Tower and the Post Box in Basingstoke, which provide engaging experiences alongside the food and drink offerings, show that they already understand the habits of their customers. Events and experiences are clearly the future of the high street.

Innovation is the way forward for our town centres. A shift towards more diverse, mixed-use developments, integrating housing, leisure, culture, banking hubs, centres of education and public services, will help to create more vibrant high streets where people want to spend time and money. Alongside innovation, we must also address the factors that deter footfall.

[Alistair Strathern (Hitchin) (Lab)]

My hon. Friend is making a powerful case for the importance of regenerating our high streets with a new modern vision for their success. Does he agree that, for them to be successful, they must be seen to be safe? That is why it is so important that this Government do not tolerate, as the last Government did, a rise in antisocial behaviour and retail crime. A strong neighbourhood policing presence is required to assure residents that our high streets really are there for them, safely, when they need them.

[Luke Murphy]

I totally agree with my hon. Friend—I was just about to come on to that point. Antisocial behaviour and retail crime remain significant barriers to a thriving town centre. I am sure that businesses in his constituency have shared with him, as those in mine have shared with me, their frustrations over theft, vandalism, drug use, knife crime and things like illegal car meets. These are not merely nuisances; they are economic threats that drive shoppers away and force businesses to close. Labour’s plan to tackle these challenges head on—with robust action to tackle antisocial behaviour, stronger powers for local police and more town-centre policing, as well as support for businesses to invest in safety measures—is critical to restoring confidence in our town centres.

Since 2014, our police force has been diminished and retailers have been left to fend for themselves against the so-called low-level crime of shoplifting, which we know is absolutely nothing of the sort. It wrecks the bottom line and puts staff and shoppers in harm’s way.

I am glad to see the Government tackling shoplifting by reversing the rule under the previous Government that meant that the police would not usually investigate shoplifting of goods worth less than £200. Only by putting more police on the streets and empowering them to tackle shoplifting and antisocial behaviour can this Labour Government truly bring consumer and business confidence back to town centres like ours in Basingstoke. I would welcome an update from the Minister on the recent work in his Department to support high street businesses that continue to be victims of antisocial behaviour and retail crime.

The recent Budget provided £1.9 billion of support to small businesses and the high street in the next financial year by freezing small business multipliers and providing 40% relief on bills for retail, hospitality and leisure properties, up to a £110,000 cash cap. I welcome those measures, but would also be grateful if the Minister updated us on the progress of the Government’s plans to deliver the promised permanent reform of business rates. This is an absolute key issue that is raised with me time and again whenever I am in the Top of the Town.