Housing: North Staffordshire

Allison Gardner Excerpts

Tuesday 9th September 2025 Westminster Hall

[Esther McVey (in the Chair)]

I will call Dr Allison Gardner to move the motion and then I will call the Minister to respond. I remind other Members that they can make a speech only with prior permission from both the Member in charge of the debate and the Minister. There will not be an opportunity for the Member in charge to wind up, as is the convention for 30-minute debates.

[Dr Allison Gardner (Stoke-on-Trent South) (Lab)]

I beg to move,

That this House has considered housing developments in north Staffordshire.

It is a pleasure to serve under your chairship, Ms McVey, and I thank the House for allowing this debate today.

With the publication of three draft local plans across my constituency, this is an incredibly timely debate. Too many of my constituents know the struggle of finding suitable affordable housing. Families need high-quality homes in which to raise their children, young people starting out need affordable homes, and many people need accessible bungalows. I understand our Government’s targets for house building and the three draft local plans for my constituency deliver on that commitment. My constituents deserve to have a home to call their own and I back every effort to support local people into good homes.

[Jim Shannon (Strangford) (DUP)]

I spoke to the hon. Lady beforehand and I congratulate her on securing this debate. Does she agree that housing for over-55s, with smaller units, must also be a priority, in order to free up larger homes for younger families, and that every local authority should consider the inclusion of such units when housing developments are being built?

[Dr Gardner]

I agree with the hon. Member: we are an ageing population and need to think about how we house our older residents. I am a big advocate of bungalows, having just moved into one.

That is not to say that proposals for new housing developments come without challenges. In Barlaston, the local community are trying to resist a planning application on green-belt land off Barlaston Old Road. The local parish council has proactively produced its own neighbourhood plan and is not against developments. It is offering suitable alternatives that will deliver more housing and address local issues regarding abandoned land. I hope that Stafford borough council engages meaningfully with the parish council and works to protect the integrity of the village while supporting new housing. Does the Minister agree that parish councils have a strong role to play in planning—indeed, increasingly so, as we proceed with devolution? The local voice must be empowered and heard.

Similarly, my constituents in Lightwood are concerned about the draft proposal to build up to 3,000 new homes in a neighbouring valley. A development of such size would create a whole new electoral ward. Although this proposal is in the very early stages of the local plan, should it proceed, it would have a significant impact on the surrounding communities. Residents are rightly worried about the scale of the development, the loss of green space and the strain on local infrastructure.

[Leigh Ingham (Stafford) (Lab)]

It cannot be denied that we are in the worst housing crisis since world war two. I thank the Minister for his engagement; we have previously discussed this issue in relation to my constituency of Stafford, Eccleshall and the villages. We need housing, but the village of Loggerheads, right in the north of my constituency, has been left in chaos due to large-scale housing developments that were allowed under previous Administrations, but put forward and built without the proper supporting infrastructure. Does my hon. Friend and constituency neighbour agree that while we desperately need housing—particularly bungalows—it cannot be delivered in the Conservative way, where there are houses but no infrastructure, and residents are left in limbo?

[Dr Gardner]

I wholeheartedly agree with my hon. Friend’s points.

The land I mentioned also contains a large quarry full of valuable reserves of Etruria marl. A major concern of mine with new developments is the impact on transport infrastructure. Access roads in Lightwood are minimal: one connects to a route already beset by traffic and speeding, while the other country lanes cannot safely accommodate significant traffic.

I have seen that in villages throughout my constituency, where villages are cut in half by major roads but not given safe crossings and speed restrictions. In Tittensor, villagers have been campaigning for over 30 years for a crossing, and in Draycott in the Moors, a large development and an industrial estate brought promises of high-quality traffic management measures that were watered down to a final proposal that will be incredibly disruptive to residents.

Reform-led Staffordshire county council has not supported my attempts to deliver safer roads, and the separation of responsibility between National Highways and the planning authority makes it an exceptionally difficult issue to solve. I ask the Minister, when responsibilities sit between multiple authorities, how can we ensure that the wider impact of developments on surrounding roads is properly considered, with co-ordinated action to support affected communities?

On a similar note, within the village of Tean, developments have led to an increase in flooding and sewage outflow. Developers tend to meet their requirements to build suitable infrastructure and flood mitigations on site, but the problem occurs when the outflow from the estates hits the water company’s mains, which have often not been updated to cope with increased demand. We then see flooding throughout the village and sewage outflow killing our rivers and streams.

Although water companies are consulted, they often put the onus on the developer to address increased demand. As far as I understand, there is no statutory requirement on water companies—in my case, Severn Trent Water—to upgrade their infrastructure to meet new demand. Without that, I question whether consulting water companies is anything more than a tick-box exercise. I ask the Minister, what powers can we enact to ensure that new developments are supported by upgrading main sewer systems, the responsibility for which lies with the water companies to deliver at their cost?

Many of my Lightwood constituents are concerned that the draft local plan does not make sufficient use of brownfield land. I reassure them that Stoke-on-Trent city council is doing the most building on brownfield sites on record. In my time as a local councillor, I had many battles with developers and the local council over proposed developments. That is not to say that I do not support new housing, nor that I always support residents’ objections, but I am a fierce advocate of green spaces and a built environment that support health and wellbeing.

That applies equally to our urban areas, which also deserve green spaces; in the push for brownfield redevelopment, I do not wish to see our urban areas concreted over. Innovative thinking and the use of existing buildings is therefore welcome. I commend plans to improve urban centres with thoughtful developments, such as the Tams building in Longton, and to increase housing in our town centres, utilising empty buildings and the upper floors of shops.

[David Williams (Stoke-on-Trent North) (Lab)]

My hon. Friend is right to mention historic and heritage buildings. Across Stoke-on-Trent we have many such buildings that have been left vacant for far too long. With the right support and partnerships, they can be brought back into use. Although Stoke-on-Trent city council is rightly taking a brownfield-first approach to development, as she rightly said, does she agree that unlocking those heritage assets is a central part of our ambition to deliver homes for families across our area?

[Dr Gardner]

I commend my hon. Friend for his hard work on transforming our heritage buildings. Many of those buildings are owned by private landlords who neglect them and they are an eyesore in our towns.

Indeed, in Longton we have had several fires in buildings that have not been properly maintained. While I welcome the high street rental auctions, many of those buildings are not fit for use in their current state. I understand that councils have several powers to take ownership of derelict buildings on our high streets, but I am told that the funds required and the time it takes to hold property owners to account is often prohibitive. I ask the Minister, what additional powers and resources can we give to local authorities to address empty and derelict properties in town centres, hold property owners to account and repossess empty town centre buildings if needed?

I acknowledge, though, that reutilising inner urban areas may not meet the full demand for housing and that such areas may not always be accessible for our ageing population. We need large developments in some places, but the new designation of grey-belt land has caused confusion. To many of my constituents, the area in the Lightwood proposal is not grey-belt land; it is the countryside. While much of the land is agricultural, it is a rich area with newts, bats and badgers. In redesignating the land as grey belt, I ask the Minister for greater clarification on the meaning of green and grey-belt land, and whether that extends to areas that have agricultural-grade land and minimal built spaces.

In such cases, we must consider the delivery of suitable infrastructure, and if a community must be enlarged, we can offer benefits that improve the lives of everyone in the area. For example, in Yarnfield, which has several proposed sites in the local plan, villagers have been in a long battle to gain ownership of their local pub. The owners, Stonegate, seem to prefer to keep a decaying building up for sale rather than allow the village to revive it. I would greatly appreciate an update on the status of the community right to buy, which was announced in the English Devolution and Community Empowerment Bill, and further clarification as to how it can support my constituents in Yarnfield.

We must not allow communities to lose their heart and soul. Big developments must not be swathes of housing estates; they must be communities with the right social infrastructure, including pubs, shops and public services. The Home Builders Federation estimates that local authorities in England and Wales held more than £6 billion in unspent section 106 moneys and nearly £2 billion from the community infrastructure levy in 2024. It also estimates that over £800 million provided by developers for affordable housing is held in local authority bank accounts. That is unacceptable when so many constituents are fighting for the correct infrastructure for their communities, yet the money is available. I therefore ask the Minister how we can ensure that section 106 moneys are utilised in a timely and local manner.

We must ensure that councils are sufficiently resourced to carry out enforcement against developers not meeting their required duties. My constituent, Dennis Rothwell, has fought a constant battle against dust pollution from nearby development in Trentham Fields, and residents in Broadway have been reduced to tears of frustration at noise and dust. However, councils cannot hold developers to account without sufficient resource. There is a national shortage of planning enforcement officers, and that needs urgent attention.

In addition, although councils have a statutory duty to investigate breaches of planning law, there is no statutory duty to enforce against breaches. I suggest considering a process similar to the decriminalisation of parking enforcement to ensure that there is an impetus for councils to act on planning breaches. In so doing, council sanctions would accrue money that could then be repurposed for our communities. I ask the Minister to consider the merits of introducing statutory ringfenced funding at the local authority level to pay for planning enforcement and a refreshed approach to planning enforcement.

Developers must also be held to account when building affordable and accessible houses, but that must not come at the cost of quality infrastructure, green spaces and community character. Building is not just about meeting metrics; it is about delivering real improvements to new and existing residents and invoking a sense of civic pride with good-quality and diverse homes in good-quality communities.

Post-industrial Towns

Allison Gardner Excerpts

Wednesday 18th June 2025 Commons Chamber

[Jo White]

I have heard from all my hon. Friends from Stoke-on-Trent, who are currently seeing the demise of the ceramics industry. That cannot go on, and the cause is high energy prices.

[Dr Allison Gardner (Stoke-on-Trent South) (Lab)]

The most recent data, from 2023, showed that 25% of manufacturing jobs in Stoke-on-Trent were in ceramics. Ceramics—especially advanced ceramics—is critical to strategic industries such as defence, nuclear energy and steel. Does my hon. Friend agree that the industrial strategy must recognise the foundational industry of ceramics, which is vital for the future not only of Stoke-on-Trent but the country?

[Jo White]

I thank my hon. Friend for her contribution. I hope that Ministers are listening, as the products produced in the three constituencies of my hon. Friends from Stoke-on-Trent are critical for our industrial future.

My challenge to Government is to bring forward an industrial strategy that allows the whole nation to grow, but also resources and targets the towns that are crying out for change. I begin by demanding a skills revolution in our post-industrial areas. For much of the past century, areas such as mine were dominated by key industries. In Bassetlaw, we had thousands of men working down the pits while their wives, sisters and mothers headed into the big textile factories. The history of key industries is not exclusive to Bassetlaw—there are vital and historic British industries with their roots in many red wall areas. Ceramics, fishing, automotive, steel and shipping all dominated the midlands and the north of England. While some still remain, they are struggling, fighting an ongoing international race for cheap labour and parts, with successive Governments failing them time and again.

In Bassetlaw, as the mines closed and the textile factories moved to countries with cheap labour, the employment opportunities shifted, with warehousing and logistics springing up on the old pit sites. At that time, skills provision, under the auspices of the Manpower Services Commission, developed into a simplistic system. It was literally controlled by the main employers, who wanted to mould the workforce into their own needs from age 16. In Bassetlaw, it was Tony Wilkinson of Wilko and Richard Budge of Budge Mining who ran the system. For a small number, skills training was via the university route, with most never returning. The middle ground between the two was a low priority for Government, and the lazy solution has been to import the skills we need. That is the history of the past 14 years, where cheap imported skills have been used to meet industry’s short-term needs, methodically sidelining local young people and adding to soaring legal migration. We have the kernel of an alternative, with high-skilled apprenticeships, but they are not yet ingrained across the system or the country.

Disadvantaged Communities

Allison Gardner Excerpts

Wednesday 4th June 2025 Westminster Hall

[Dr Allison Gardner (Stoke-on-Trent South) (Lab)]

Child poverty rates in Florence in my constituency have reached over 60% in recent years—the highest rate across Stoke-on-Trent, which routinely scores highest for infant mortality rates. Does my hon. Friend agree that as we publish the child poverty strategy in the autumn, Stoke-on-Trent South needs sustained investment to tackle high rates of child poverty?

[Mrs Brackenridge]

I absolutely agree with my hon. Friend, who is clearly a champion for families and children in her constituency.

Our communities are burdened with deep-rooted barriers—obstacles caused by poverty, economic inactivity, inequality, educational disadvantages, poor access to healthcare and years of systematic under-investment. The scale of the challenge is clear: Wolverhampton North East ranked 73rd out of 543 constituencies in England in the index of multiple deprivation. One in three people in my constituency lives in one of the highest need neighbourhoods in the country, and they are not alone. Across England, 345 of 543 constituencies contain at least one neighbourhood in the most deprived 10% nationally. Those left-behind places are not isolated pockets; they are widespread.

Coalfields Regeneration Trust

Allison Gardner Excerpts

Tuesday 22nd April 2025 Commons Chamber

[Adam Jogee (Newcastle-under-Lyme) (Lab)]

I want to start by acknowledging the death of the Holy Father yesterday. Many people in Newcastle-under-Lyme, up and down the kingdom and across the world will be feeling his death deeply. Our thoughts are with the Catholic community the world over, and all who admired him.

This week, we mark St George’s day 2025. As I have said in this House before, I am proud of my Britishness and my Englishness, and I say a very happy St George’s day to my constituents back home in Newcastle-under-Lyme and to people right across England.

The case for Government support for the Coalfields Regeneration Trust makes itself. I want to start by thanking all those at the trust for their work. Support for the trust aligns very closely with the Government’s priorities for our country. The trust provides support to some of our most deprived communities, and its work continues the legacy of the last Labour Government and the late former Deputy Prime Minister, Lord Prescott.

[Dr Allison Gardner (Stoke-on-Trent South) (Lab)]

As my hon. Friend says, John Prescott founded the Coalfields Regeneration Trust under the previous Labour Government, championing community wealth building in former coalfield areas like my constituency. I thank Richard Stevens and the CRT team, who run an excellent community health and employment programme in Meir, in my constituency, which helped 19 people to secure full-time employment between April and September 2024 alone. Will my hon. Friend join me in recognising the critical work being done by the CRT in my constituency?

[Adam Jogee]

I am grateful to my hon. Friend for intervention, not least because my wife and I were at Trentham Gardens in her patch at the weekend. I am very pleased she was the first person to intervene, and I agree wholeheartedly with her tribute.

Some 5.7 million people live in Britain’s coalfields—one in 10 people in England and Scotland, and one in four in Wales. Almost half of coalfield communities—43%—are in the 30% most deprived communities in the United Kingdom. The number of health problems faced by those in coalfield communities is higher than the national average. According to the 2024 “State of the Coalfields” report, 7% of all coalfield residents report bad or very bad health, and more than 10% claim disability benefits—7.7% higher than the UK average. As I have said in this House before, life expectancy is a year lower than the UK average, too.

I will turn now to the rate of growth in the number of jobs in coalfield communities.

Town Centres: Stoke-on-Trent

Allison Gardner Excerpts

Wednesday 15th January 2025 Westminster Hall

[Gareth Snell (Stoke-on-Trent Central) (Lab/Co-op)]

I beg to move,

That this House has considered Government support for town centres in Stoke-on-Trent.

It is a pleasure to serve under your chairmanship for this debate, Mr Turner, and to see Mr Dowd offering you a skilled hand.

This year is the centenary of Stoke-on-Trent, which was founded as a city in 1925, following the federation of the six towns in 1910. It is a city based on a partnership of equals: there are six towns, of which I have the pleasure of representing three and a half; I share one of them with my hon. Friend the Member for Stoke-on-Trent South (Dr Gardner). As we look forward to the next 100 years, our city has to consider the future of its town centres, what we hope to achieve in them, and what role they can play in delivering the Government’s ambitious programme of growth, housing and economic regeneration.

The past 14 years have been tough for my city. Had the last Government simply kept our revenue grant at its 2010-11 level in cash terms, there would have been over £400 million extra to spend in over that time. As it happens, they did not, and year-on-year cuts by the last Government have left the city in a perilous financial state. That has led to an undignified situation in which Stoke-on-Trent is forced to bid against our neighbouring cities simply to have a share of any prosperity fund, levelling-up fund or other fund—an undignified beauty parade that fails to recognise that every town and city centre in this country deserves to thrive.

Town centres are more than places for shopping. The town centres that I represent in Fenton, Hanley, Stoke and a part of Longton are about pride, community and dignity of place. They not only have an economic benefit, but are the mesh that holds society together in our city.

[Dr Allison Gardner (Stoke-on-Trent South) (Lab)]

Will my hon. Friend join me in commending the fantastic work of the Longton Exchange team and Urban Wilderness in their commitment to regenerating Longton town centre? Does he also agree that we need much more work and investment to return Longton to its full glory?

[Gareth Snell]

My hon. Friend has basically stolen one part of my speech, because I was going to congratulate Longton Exchange on the mini-renaissance that is taking place in that town, and in particular the work it does on the Longton carnival and the pig walk—unfortunately, I was unable to make it last year, but I very much intend to be there in April for this year’s. It is those sort of small cultural events—and the small but determined work of dogged individuals who love where they live and have pride in the place they call home—that will deliver the upturn and improvement to our town centres.

Oral Answers to Questions

Allison Gardner Excerpts

Monday 2nd December 2024 Commons Chamber

[Matthew Pennycook]

We took steps, in the proposed reforms to the consultation on the national planning policy framework, to encourage build-out—not least through encouraging mixed-use development. However, we are reflecting on what more can be done to encourage that and to ensure that sites are built out in a timely manner.

[Dr Allison Gardner (Stoke-on-Trent South) (Lab)]

T9. I have a constituent—a young, pregnant woman —who was recently released from hospital and housed in a local hotel that was contracted to house the homeless. She was petrified from the first night. She slept badly because men were banging on her door all night, and she was surrounded by drug use. She felt safer sleeping rough on the second night. Too many of my vulnerable constituents in Stoke-on-Trent South are being housed in accommodation that does not cater to their complex needs. Will the Minister update the House on his work to end the practice of shifting homeless constituents from one area to another to be housed in totally inappropriate—

[Mr Speaker]

Order. I am sorry, but I have to get everybody in. It is not just about your question.

Oral Answers to Questions

Allison Gardner Excerpts

Monday 2nd September 2024 Commons Chamber

[Rushanara Ali]

The national planning framework will set out further how we intend to provide key support to local authorities and to work closely with local authorities to ensure the issue is addressed.

[Dr Allison Gardner (Stoke-on-Trent South) (Lab)]

8. What steps she plans to take to reform the leasehold system.

[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.