Building Homes and Renewing Communities

Angela Rayner Excerpts

Thursday 3rd September 2026 Commons Chamber

[The Secretary of State for Housing, Communities and Local Government (Angela Rayner)]

The Prime Minister has this week set out our plan to bring back hope, after a decade of decline. Today I want to update the House on the first steps that my Department is taking to rise to these new challenges.

We know that the sense of decline that people feel runs deep. The causes are not straightforward, and it did not happen overnight, but the most visible sign of it—a constant reminder of political and economic failure—is the state of our high streets: shuttered-up shops reminding us of what once was, and organised crime too often out there, visible, in the open. Decades of deregulation and austerity for local government and the recent cost of living crisis all share the blame. Every part of Government has a role to play in getting our high streets booming again, so in response we are rebuilding the local state, giving councils new powers over their high streets and putting them back in control of their town and city centres.

Local leaders know their high streets best and are best placed to bring them back to life, so in the months ahead we will support councils to block new bookies, vape shops and so-called casinos, and we will double the length of closure orders from six to 12 months, so that police have longer to investigate dodgy shops. We will improve high street shopfronts by setting clearer expectations for their design and appearance. That is alongside our Pride in Place programme, which is giving local communities £6 billion to improve their areas.

Everyone who has walked down their high street will have spotted another glaring signal of state failure: people sleeping rough. In 2026, in the world’s fifth richest economy, everyone should have a roof over their head. That is who we are as a country. This is a kind, caring nation where people take pride in looking out for each other, and that is why we will end rough sleeping in our country. When I visited Changing Lives in Newcastle over the summer, I met the incredible Sabrina Cohen-Hatton. Today Sabrina is chief fire officer for Hampshire and the Isle of Wight, but as a teenager she experienced homelessness. Sabrina is an absolute inspiration and shows that if people are given the right support that they need, they can transform their lives.

By Christmas this year, everyone sleeping rough will be offered a route off the streets. We have set aside £442 million for a new rough sleeping programme to meet that milestone, while investing in accommodation and support to end it for good. That takes our total investment in homelessness and rough sleeping services to more than £4 billion over the next three years. We know that the reasons people sleep rough are complex. For example, eight out of 10 rough sleepers have a mental health vulnerability. Our plans are more than just accommodation; it is a whole-system approach that will also include access to health, substance or employment support. Women who are homeless are not always visibly sleeping rough, so we are specifically asking services to meet women where they are, to ensure that they get the support they need.

Rough sleeping is just the worst symptom of an underlying crisis that we are determined to tackle. For too long, Britain has not built the homes that we need. We are getting Britain building, with council housing at the centre of our plans. The failure to build council homes to replace those that were sold off is one of the major causes of the housing crisis that we inherited at the last election. Last month I met families in Kidbrooke who told me that when they moved into their new social homes, it took so much stress away. One resident told me that they had come from a place with mould on the walls and mice on the floor, and that finding out that they were moving into a new home was like winning the lottery.

Last week I announced the first wave of our allocations for the social and affordable homes programme. That is more than 70,000 homes, nearly two-thirds of which will be for social rent. We also announced new support for councils to rebuild their capacity, including a further £46 million over three years, and an expansion of the Pathways to Planning programme. This follows our new national planning policy framework, which will unlock thousands of homes around train stations, and our announcement of new housing and planning powers for mayors, who can now call in planning applications for strategic sites, and grant up-front permission to build for the benefit of local people. We are also giving them greater say over how national housing funding is spent in their areas, with Homes England investment now focused on their priorities.

Solving the housing crisis is not just a moral cause, it is an economic necessity. Every shovel in the ground means new investment, new jobs and growth in every postcode. We must also put power in every postcode. The legacies of political choices in the 1980s and the decades since, the centralisation of political power, privatisation of economic wealth, and de-industrialisation all contributed to the loss of control that so many people feel today. The future of our country relies on us building a new economic and political settlement that serves those we represent.

That starts with the largest ever transfer of power and funding out to every region of England. For the first time, mayors will receive a share of income tax revenues, meaning that they can invest in what matters most locally. They will also be given new powers to bring rail and bus services under local control, run 16-to-19 funding and employment support, and back local industries and businesses to create new jobs. Where power is devolved, resources will be devolved too. That will end the begging-bowl culture of the past and pave the way for a new era of devolution. In the months ahead we will make sure that every area benefits, by supporting areas without a mayor to establish new strategic authorities.

Finally, I want to take a moment to thank all of those involved in the response to the wildfires this summer, including the firefighters, who showed immense bravery battling the flames. I saw the horrendous damage in Stourbridge at first hand, and the level of emotional turmoil was devastating. I will never forget meeting a woman on Quarry Park Road whose neighbour was widowed less than a year ago; she had lost her home and all her possessions too. During the fires we made emergency funding available, and this autumn the Prime Minister will chair a wildfire summit to discuss what more we can do to improve our resilience. The wildfires and extreme heat show the threat that we face from the climate crisis. We must treat this as an emergency in itself.

The steps we are taking are only the start. In the months ahead, we will take through the Representation of the People Bill, giving 16 and 17-year-olds the vote and protecting our elections from foreign interference; we will speed up building safety remediation and end the feudal leasehold system; and we will work with local leaders as we fix the foundations of local government. The Prime Minister has promised a new political and economic model and, together, we are shaping it.

[Madam Deputy Speaker (Ms Nusrat Ghani)]

I call the shadow Secretary of State.

[Katie Lam (Weald of Kent) (Con)]

I thank the Secretary of State for advance sight of her statement. It is a pleasure to see her again so soon. I join her in thanking those involved in the response to this summer’s wildfires, and applauding their remarkable courage.

The Secretary of State is right to note that for far too many people across the country the sense of decline runs deep. In far too many places, organised criminals have taken over the high street, and in far too many cases, a place to sleep is something that people cannot take for granted. The stories I have been told by constituents who have experienced rough sleeping or unsafe housing remain some of the most challenging and profound I have heard since coming to this place.

Although the Secretary of State talks about a new political and economic model, I am afraid that what we have heard today is a recipe for more of the same. While her focus on the scourge of organised crime on the high street is welcome, I am concerned that she addresses a symptom of the problem but not the underlying cause. While many bookies, vape shops and high street casinos are clearly legitimate, their cash intensiveness and lower overhead costs make them particularly attractive as fronts for money laundering. However, if those businesses are closed, criminals will simply find other types of high street businesses through which to launder money. What conversations is the Secretary of State having with her Home Office colleagues on dealing with organised crime?

The right hon. Lady talks about the devolution of power and resources to local people, but what she really means is more politicians being given the power to increase the size of the state and raise taxes, but never to let people keep more of their own money or to interfere less in their lives. Will she confirm whether any tax raising powers devolved to mayors will be accompanied by powers to reduce tax—and if not, why not?

Similarly, while the right hon. Lady is right to recognise the vital importance of addressing the housing affordability crisis, the answer cannot be spending ever more taxpayers’ money. Instead, the state must stop making it so difficult and so expensive to get new houses built in the places where people want to live. A greater supply of homes in those places will mean lower costs for everybody, particularly those who are renting and those looking to get on the housing ladder. In London, where our housing crisis is most acute, Labour has been in power for over a decade. Under Sadiq Khan, housing starts fell to their lowest level ever in 2024-25. Construction began on just 4,000 homes across our capital. Can the Secretary of State explain why Labour’s London mayor has failed to get to grips with this problem? Will the changes she proposes actually solve the housing crisis in the capital? If not, it is a little difficult to understand why she is introducing them.

Finally, on homelessness and rough sleeping, we share the Government’s ambition to end rough sleeping, but it is impossible to ignore the fact that the new Prime Minister promised to do exactly that in his 2017 manifesto for the Greater Manchester mayoralty. His pledge was to end rough sleeping within three years. In fact, rough sleeping in Greater Manchester has increased every year since 2021, including in 2024-25 when the Labour party was also in power nationally. Can the Secretary of State therefore explain why the Prime Minister failed to solve rough sleeping in Greater Manchester, bearing in mind that it increased when both the local authority and the national Government were run by the Labour party? Can she explain why anybody should believe that he will be able to do so nationally?

[Angela Rayner]

I welcome the hon. Member to her place, and I look forward to facing her across the Dispatch Box in the months to come. She comes with a good, strong track record: I believe her grandparents met while they were delivering leaflets for the Labour party—so that’s a good start! I welcome her tone, in particular her agreement on supporting those who helped us over the summer with the wildfires. I look forward to working with her constructively, especially as we move towards the summit in the autumn; I will keep her informed.

Some of the challenges we face are of long standing. It would be remiss of me not to gently remind the Conservatives that their austerity measures hollowed out our local services and that the decline in our high streets started on their watch, but the hon. Lady is absolutely right to highlight the challenges our high streets face—that is why we have a strategy. We have made announcements to make sure that we tackle organised crime, giving the police more powers and more funding, with a £30 million boost to police and Trading Standards activity as well as strengthened closure orders and a new high streets organised crime unit. We are tackling the issues that the Conservative party failed to tackle.

The Prime Minister has been really clear about ensuring that we work with local leaders and that they are able to do the things that will help them in their local communities, so they can really start to tackle some of the issues. On tax-raising powers and the reduction of tax—again, that is an ongoing dialogue. The hon. Lady will have seen the statement from the whole of Cabinet and the work we are doing through the National Economic Council to work with mayors and local leaders so we can take those issues forward.

I was bemused by the hon. Lady saying that the state has made it hard to build. The Conservatives missed every single housing target they set, and they scrapped targets completely after pressure from their own Back Benchers. We have brought in new powers and updated the national planning policy framework. We are giving more powers to mayors, we have brought in mandatory housing targets and mandatory housing plans, and we are working with local areas to deliver the housing we need. We have been very up front about that, but we have also been really clear that infrastructure, wildlife and nature have to be taken into account. I will not take lectures from those in the party opposite, when they created a housing crisis where millions of families were locked out of home ownership.

Specifically on London, the city has built significant amounts of council housing, but the hon. Lady is absolutely right to raise the challenges that London faces. When we look at the number of children in temporary accommodation, it is clear that London has an acute need. We recognise that and have provided support through the allocation of money through the social and affordable housing programme. We also recognise the success that the Mayor of London has had in ramping up housing supply where it is needed.

Finally, let me turn to what happened in Greater Manchester under our new Prime Minister. The numbers actually fell originally—as a Greater Manchester MP, I saw that—but because there was not a national programme, the numbers then went up as more people came to Greater Manchester. We want to roll out a programme, working with local leaders and mayors, so we can offer that support. I hope the hon. Member will work with us, because I remember that this used to be a target for the Conservatives: they wanted to end rough sleeping, but then they scrapped the target. I hope they can work with us on this renewed effort, in the spirit of how the Prime Minister wants to work, to ensure that we can roll out a programme nationally where everyone who is rough sleeping has an option of safety and an option to come in.

[Melanie Onn (Great Grimsby and Cleethorpes) (Lab)]

I thank the Secretary of State for very timely and welcome statement. Let me point to a good development in Grimsby—a really good example of town centre housebuilding that is working with local housing associations. The partnership is between Keepmoat and Ongo northern Lincolnshire housing association, and it will provide a mix of private accommodation and social housing. She will find in her mailbox a letter from the leader of the Labour group, Emma Clough, who has written to her to raise the issue of town centre houses, and in particular empty homes in town centres, to ask whether the Government will be looking to put in place additional measures to support local authorities to tackle the scourge of empty homes, which number nearly 2,000 across Grimsby.

[Angela Rayner]

My hon. Friend has been a great champion for Grimsby for a very long time—I think we both originally came here together in 2015—and I congratulate her on her work. She is absolutely right to praise the housing associations coming together to build the homes that people desperately need. I will look at that letter, which she is absolutely right to highlight. I will bring forward proposals on how we are working with councils to deal with the empty homes situation.

[Madam Deputy Speaker (Ms Nusrat Ghani)]

I call the Liberal Democrat spokesperson.

[Gideon Amos (Taunton and Wellington) (LD)]

I congratulate the right hon. Lady on her appointment. I look forward to our exchanges, and to working with her and her team.

There are millions fewer council houses than there used to be, yet the need for social housing has only increased, not least given the scourge of poor-quality temporary accommodation for too many children. The Shared Health Foundation has found that in the last six years, temporary accommodation has been noted by the coroner as a contributory factor in the deaths of 104 children.

In Taunton and Wellington and elsewhere, all that people see are unprecedented plans for private housing that many will not be able to afford. Councils have been instructed by Whitehall to consent to homes for 180,000 people in Somerset over the next 15 years—a 25% increase in the pace of growth, never seen in the county’s history. What we need instead is a truly ambitious programme of council and social housing—not the Government’s reannouncement that 60% of its 300,000 programme will be social housing and not the 18,000 per year, but the Lib Dem policy of 150,000 social homes a year.

I recognise that the statement confirms around 46,000 social homes over 10 years, with further tranches to come, but will the Housing Secretary and the new Prime Minister, who has said a lot about social housing, raise the target from 18,000 a year or not? Will the Government raise their £3.9 billion funding to our proposed £6 billion? If they will not do that, will they write off some of the councils’ housing revenue account debt so that councils such as Somerset can build the 600 council houses that they would build if they could?

[Angela Rayner]

The hon. Gentleman is absolutely right to raise this issue, which is one that the Prime Minister feels incredibly passionate about. He has committed to delivering the biggest council house building programme since the post-war boom ended in the early 1980s, and although I recognise the challenges, I also want to celebrate the fact that last year, councils built the most council houses since records began in 1991. However, we want to see that ramp up with the money we are investing to help councils, as I outlined earlier.

We have already taken measures, as Members can see from the legislation that is going through at the moment—it has been through the other place—to tighten up the right to buy and make sure that councils keep full receipts. We are supporting that programme, and we should recognise the significance of the £10 billion of investment that was announced last month. This is about making sure that we get that money out the door so that we can build those homes, and the planning reforms we have introduced are about making sure that people have a say about those homes, but also about having clarity, so that the homes and the infrastructure around them are built.

The hon. Gentleman is right to mention the number of children in temporary accommodation. I still think it is absolutely awful that those children are in those circumstances, and that is why we want to tackle social housing in particular.

[Mr Jonathan Brash (Hartlepool) (Lab)]

Our councils are the front door to our democracy, and after years of damage, too many people have lost faith in what lies behind it. Does the Secretary of State agree that rebuilding strong, trusted local government must be central to rebuilding trust in politics? On the issue of high streets, will she meet me to discuss how existing tools such as high-street rental auctions can be made simpler and easier for councils to use, so that communities such as Hartlepool can bring empty shops back into use?

[Angela Rayner]

My hon. Friend is right to highlight the role of local government. I came from a local government background, and then represented local government workers across the board for many years as a Unison rep, so I am slightly biased about what local government does. We should think about what has happened to local government—the pressures that are on our local councils at the moment, and have been on them since 2010, and how they have had to evolve with those pressures and challenges. I absolutely commend local councils and their representatives for the work they are doing. That is why this Government have given more funding to councils and have freed up some of the itty-bitty pots, to try to make it easier for councils to do the work they want to do.

Turning to auctions, we have also been making sure that we can support councils in implementing the plan that we want to put in place for our high streets, so that more powers are in place and we can safeguard community assets. The high-street rental auction powers will also bring closed-down pubs and properties back into use.

[Mr Gagan Mohindra (South West Hertfordshire) (Con)]

I welcome the Secretary of State back to the Front Bench; the Housing, Communities and Local Government Committee looks forward to scrutinising her in due course. As she will be aware, South West Hertfordshire has beautiful green-belt land, and she will have seen press reports about unauthorised clearance of sites over the last bank holiday weekend. While some of these clearances may be legal and lawful, my constituents consistently have concerns about the lack of information, and worry that when bulldozers and tree-clearing equipment turns up on a Saturday morning, council officers are not available until the following Tuesday, after the bank holiday weekend. What more can the Secretary of State and her Department do to make sure that my residents do not have that fear?

[Angela Rayner]

I thank the hon. Member for raising this issue, which Ministers and myself were discussing only yesterday. I will make sure that he gets an update on that. It is deeply concerning that over the bank holiday weekend, some try to do things that they know are not okay and are completely unacceptable. We are cracking down on illegal Traveller sites, and it is important that we do. Our new planning rules explicitly tackle any potential environmental damage and transport impacts, making it harder for people to get retrospective permission. However, I will contact the hon. Member about that specific case, because I know it has caused great concern to people in his area.

[Alan Strickland (Newton Aycliffe and Spennymoor) (Lab)]

I strongly welcome the investment in social housing. What more can the Department do to make sure that the necessary social infrastructure comes with those new homes—the school places, doctors and dentists that we have struggled to secure in my constituency to support new homes, and that we need around the country?

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[Angela Rayner]

My hon. Friend is absolutely right to highlight this issue, which I was acutely aware of, because I do not like it when this debate becomes about people who are opposed to new homes versus those who are not; actually, most of the time, people are concerned about the infrastructure that comes with those new homes. The reforms we have made through the national planning policy framework and the Planning and Infrastructure Act 2025 put provisions in place to make sure that when those homes are built, there is local input into the planning process, but also, critically, that the infrastructure is there, so that local people can see that those homes enhance their area. That will alleviate some of the genuine concerns that people raise.

[Sir Julian Lewis (New Forest East) (Con)]

Does the Secretary of State accept that there is an intimate link between local government reform and the successful carrying-out of major house building programmes? One of the reasons I warmly welcome her return to office is the failure of her predecessor, the right hon. Member for Streatham and Croydon North (Steve Reed), either to confirm or deny on 16 July the report in The Times on 18 June that senior civil servants and lawyers in three separate Departments had been overruled when they advised him not to make local government reorganisation decisions merely at the behest of Labour-led councils. Will the Secretary of State undertake to look at this issue again, particularly in the light of the number of boundary changes involved, and given that her colleague, the hon. Member for Oldham West, Chadderton and Royton (Jim McMahon)—now mercifully back in action—had originally promised that boundary changes would be rare exceptions, and that particularly strong reasons would have to be put forward in justification?

[Angela Rayner]

Without straying too much into that area, I will just say to the right hon. Member that my principle with local government reform is that it is about the best services for the people in a local area. That is the only way that we get buy-in from people to deliver that, including through our local representatives—local councillors, many of whom are doing a fantastic job of addressing the challenges that local government faces. To me, local government reform is about making sure that areas can deliver on things like transport, education and health in a way that is best for those people. I will look into the issues that the right hon. Member has raised.

[Rachel Blake (Cities of London and Westminster) (Lab/Co-op)]

It is really great to hear from the Secretary of State today. Members across this Chamber will know about the harm that damp and mould does to children and their families. It is absolutely right that we have brought in Awaab’s law, for which there was real cross-party support, but what are we doing to monitor its impact? How should housing associations and social landlords be regulated to make sure that they are enacting Awaab’s law and are on top of the timelines in it?

[Angela Rayner]

I thank my hon. Friend for her question, as well as for the visit we made together, on which we met that wonderful young mother who had been to hell and back. What was a dream of home ownership turned into hell. Her experience is one that many people up and down the country have also experienced, and that visit is still very much at the forefront of my mind as we take things forward. Of course, Awaab and his family were from Greater Manchester—it was a tragic case of a young person losing their life because of the conditions they lived in. We are absolutely clear that we have to take Awaab’s law forward; we have carried out a process of test and learn as part of that, and phase 2 is now being implemented to make sure we are continually, robustly proving that those laws are in place and will deliver what we expect them to.

[Ian Roome (North Devon) (LD)]

I thank the Secretary of State for saying that closure orders will be extended to combat dodgy shops on our high streets. In my constituency, the police have fought a running battle against shops with secret compartments selling counterfeit cigarettes. However, having talked to my local trading standards office in Devon, it is clear to me that those offices do not have nearly enough personnel to investigate suspicious businesses. Will the Secretary of State’s Department make sure that the funding given to local councils to do this is ringfenced for the purpose of recruiting more trading standards officers?

[Angela Rayner]

I thank the hon. Member for raising this important issue. I can appreciate that it has been acute in North Devon, but it is coming up across the whole of England. That is why we are strengthening the orders, and I thank him for acknowledging that. We have, as I mentioned, invested £30 million to boost police and trading standards activity, with thousands of businesses expected to face raids, closures and cash seizures. I hope he will be in touch with his local police and trading standards office to see how they are implementing this in his North Devon constituency.

[Ms Abena Oppong-Asare (Erith and Thamesmead) (Lab)]

I thank the Secretary of State for her statement, and in particular for outlining what her Government are doing on wildfires. As Minister, I oversaw the emergency alerts and the creation of the risk vulnerability tool. What work are the Government doing to strengthen the resilience plan, so that we can be better prepared for the future? Will she share with us the lessons learned from the emergency alert issued on 14 August?

[Angela Rayner]

I congratulate my hon. Friend on the work she has been doing. We are making almost £1.95 billion available to stand-alone fire and rescue authorities in England through the local government finance settlement. That can be used for training and preparation, and prevention based on local risks. We are making wildfire advice more visible, including through social media, during high-risk periods. We have the “Fire Kills” campaign, and the education platform led by the National Fire Chiefs Council. I have mentioned the wildfire summit, which will consider how we can go further.

[Wendy Morton (Aldridge-Brownhills) (Con)]

An estimated 1.4 million consented homes in England remain unbuilt. Why will the Secretary of State not concentrate on getting those homes built before demanding that councils surrender more green-belt and greenfield land? Otherwise, developers just cherry-pick the most profitable sites, instead of building the homes for which they have already been given permission.

[Angela Rayner]

My simple answer is that we are doing that. It is why we strengthened the national planning policy framework. As I have said, this is not just about one lever; a number of factors need to be considered. We have been doing that, and that includes having mandatory housing targets and plans for local areas. We are strengthening, we are pushing, and we are making sure that we fix the mess that the previous Government left us.

[Clive Efford (Eltham and Chislehurst) (Lab)]

It was a pleasure to join my right hon. Friend at Greenwich council’s development of 435 council properties in my constituency for the launch of the social and affordable housing programme. Some 70,000 homes are planned, and that is welcome and overdue. However, my constituency and ones like it have a lot of sports grounds, and as we push for more land, the temptation is for owners of those grounds to lock the gates, in the hope that they will make a windfall from developing those sites. Will my right hon. Friend reassure my constituents that that will not be allowed under the programme to build the housing that we need?

[Angela Rayner]

It was a great pleasure to visit the site with my hon. Friend. I outlined in my opening statement something that touched me, which is how people spoke about getting a home and the conditions they had before. They literally said it was like winning the lottery—it was life-changing. As I outlined to the shadow Secretary of State earlier, I think about those children affected, especially those impacted by the acute housing crisis that London faces. I congratulate the Mayor of London and London councils working to deal with that. We announced the funding grant to help London with the particular problem it has had. My hon. Friend is right to raise the subject of protection of spaces. That is what we have done through strengthening the national planning policy framework. The Housing Minister would be happy to chat more with my hon. Friend about that—I am sure they already do, as they are neighbours—but it is important that we continue that work, too.

[Mr Mark Francois (Rayleigh and Wickford) (Con)]

The Secretary State mentioned mandatory housing targets. Under Labour’s targets, in south Essex—from Grays across to Shoeburyness—we are expected to accommodate more than 100,000 houses. That is 7% of the Government’s entire 1.5 million target in one half of one county alone. That is despite the fact that our medical infrastructure, our sewage capacity and in particular our roads—the A13 and the A127 are maxed out as it is—simply cannot cope, even now. [Interruption.] Labour Members can chunter all they want. Why is Labour so determined to cover south Essex in concrete and gridlock our roads, purely for ideological reasons?

[Angela Rayner]

We can look at it another way: I am confident that the right hon. Member and local councillors can work in partnership with us to recognise the acute housing need within his local area and to deliver, with well-connected local transport, the homes that are so desperately needed. His Government failed to deliver them, and I am sure his inbox is full of people who need those homes. We will work with his local leaders to deliver the homes and infrastructure that people in his constituency desperately need.

[Mohammad Yasin (Bedford) (Lab)]

Will the Secretary of State meet me to discuss the St Andrews estate in Bedford, where local residents and children walking to Great Ouse primary academy are being put at risk by dangerous driving and parking on estate roads that require traffic safety measures, but have remained unadopted for around eight years. What action will she take to address the wider problems of developers and local authorities passing responsibilities between themselves, leaving estate residents waiting years for roads to be completed and adopted?

[Angela Rayner]

I am sure that the residents of St Andrews estate are frustrated, but I commend the work of my hon. Friend in highlighting this issue. It is not acceptable for roads to be left unadopted for years and for people to be left in those circumstances. I am happy to arrange a meeting with the relevant Minister to look at how we can support him in his endeavour to deal with this matter.

[Vikki Slade (Mid Dorset and North Poole) (LD)]

Communities such as Wimborne, Merley and Bearwood have doubled in size in the past few years, with no extra roads—[Interruption.] It is not funny. The people there have no extra roads, no water treatment plants, no new GPs, and the remaining areas of green belt specifically designated to separate them have disappeared. Their communities are being forced to build thousands more—it is 7,000 a year in Dorset, similar to Essex—but they are not selling. These houses are lying empty, which means that the community infrastructure is not being built, and we have empty homes everywhere. The local population cannot afford them. The social housing providers do not want them, because they are built under old standards. We run the risk of them being filled with holidaymakers. We need a review of this huge housing target, so that it is based on need in the local community, with a requirement for the infrastructure to come first. Can the Secretary of State please help?

[Angela Rayner]

I can honestly feel the hon. Member’s frustration. One of the issues that I picked up when I first became Secretary of State, as I outlined earlier, is that it is not about opposition to new housing, but frustration because of the infrastructure not being there, the form of the houses built and how local people cannot afford them. I have complete sympathy with what the hon. Member is saying. That is why we have been making changes to the national planning policy framework and to how we do building consents, so that we can get these houses built where they are accessible to local people and where developments are contributing to the wider local community, including with services. I am happy to speak to her about the specifics. If there are empty houses that local people cannot get and the infrastructure is not there, I can fully appreciate why people would be frustrated.

[Deirdre Costigan (Ealing Southall) (Lab)]

The Secretary of State is right to say that the reasons people sleep rough are complex, and Ealing Southall is almost unique in that many of our rough sleepers do not have the right to stay or work in the country, so the council cannot legally help them off the streets. Will she meet me to find ways of making it easier for this group of rough sleepers to reconnect with family abroad and return home with dignity?

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[Angela Rayner]

My hon. Friend is absolutely right to raise this issue: we have to do more to make sure that people who have exercised all their appeals and want to return home can do so. I will work with my colleagues in the Home Office to look at how we can tackle that issue, alongside the package that we are putting in place over the winter.

[Robbie Moore (Keighley and Ilkley) (Con)]

Silsden in my constituency is being inundated by a huge number of housing developments. In the last few years, we have had seven different housing developers all building houses, with no focus whatsoever on improving infrastructure or services. It is getting to the stage that Silsden cannot cope. It gets worse than that, because the section 106 money that is collected, which Bradford council negotiated with the housing developer under the last Labour administration, is not being spent on mitigating the negative implications of the housing developments, and the council has no local plan in place. We are seeing a lot of speculative development coming down the line, and it is simply not good enough. I have to say to the Secretary of State that this was all overseen by the last Labour administration at Bradford council.

What in today’s announcement from the Secretary of State will deliver something positive for my constituents, and something that addresses the key issue of infrastructure and service improvement when house building does happen?

[Angela Rayner]

I thank the hon. Member for raising this issue. We have strengthened the role of infrastructure within the national planning policy framework. The announcement is about making sure that local areas can deliver on local plans, and I have been very clear on that as the Secretary of State. I can hear his frustration about section 106 money, and there are legitimate reasons why it is sometimes delayed, but it is an area that I have focused on since returning to this post. I have focused on that with the Housing Minister, and I am due to be in touch again with local authorities to ensure that the money is going out the door and that right-to-buy receipts, which we have strengthened for councils, are going out the door in order to create the homes and infrastructure that local areas desperately need.

[Mike Kane (Wythenshawe and Sale East) (Lab)]

The Secretary of State knows my constituency well, and she knows that I have been campaigning for several years to regenerate Wythenshawe civic centre. Thanks to this Government, we are about to cut the turf on building 2,000 new homes within the decade, and phase one starts with building 800 social homes in the next few weeks. Is the Secretary of State prepared to don her best Doc Martens, pop out of No. 10 North and cut the ceremonial piece of turf?

[Angela Rayner]

That’s a tough question! My hon. Friend knows full well that my mum’s side of the family are from Wythenshawe, so I know the civic centre very well. I used to spend many a weekend at Woodhouse Park social club—unfortunately no longer there—but I can see the civic pride across the whole of Wythenshawe. I am not the most famous person whose family are from Wythenshawe—we all know a famous footballer who has done incredible work in that area—but never mind. I congratulate my hon. Friend on the work that he is doing. Those 2,000 homes are desperately needed in the local area. I have fond memories of growing up around there, and I would be absolutely honoured to come back.

[Mr Louie French (Old Bexley and Sidcup) (Con)]

The Secretary of State failed to recommit to the 1.5 million new homes pledge in Labour’s manifesto. She also failed to mention the almost £5 billion that was provided to the Mayor of London by the previous Conservative Government and the fact that this Labour Government have been forced to cut the mayor’s housing target, given his poor record of delivery here in London. One way that the Secretary of State can help improve London’s family housing crisis is by giving local councils more powers to stop bad HMOs. They are destroying family housing in communities across the capital, particularly in outer London. Will she commit to that today?

[Angela Rayner]

I disagree with the hon. Member on what is happening in London. Half of all council homes built in 2024-25 were in London, showing what can be achieved through devolution and the London Mayor, Sadiq Khan, who has been doing a fantastic job. That is why I have confidence that the social and affordable housing programme will give more investment to London so that it can deal with the acute situation it faces.

On HMOs, I will take no lectures from the Conservatives, who left us in a very difficult situation. The issue is under review, and we are working with local authorities and mayors to make sure that planning circumstances do not create situations that cause tensions through HMOs.

[Nesil Caliskan (Barking) (Lab)]

I warmly welcome the Secretary of State to her place. Local GPs in my constituency serve 20% more patients than the national average, and it is particularly bad at Barking Riverside, where there is new development. Unlike Conservative Members, I strongly support new homes being built, because my constituents feel the pain of the housing crisis. However, the fact that we do not have enough GPs, schools and other crucial infrastructure means that they are being let down. May I press the Secretary of State to give us further assurances that as this Government deliver the homes that this country and my constituency need, GPs are also delivered?

[Angela Rayner]

There is a theme developing here, and I think it comes from years of not having enough infrastructure. People are rightly concerned about that. I mentioned earlier that there is a lot of opposition to our planning reforms and the mandatory housing targets that we have set as a Government. I hear it loud and clear, and I want my hon. Friend’s constituents, my constituents and everyone else’s constituents to know that I am acutely aware that the infrastructure that people desperately need must come alongside the housing. I do not think they are nimbys; they raise genuine concerns, and I have heard them loud and clear. That is why we have strengthened the national planning policy framework, particularly on GPs.

I am sure that my colleagues in Health have heard my hon. Friend, but I will make sure that there is a nod to what is happening in her area. I want to reassure the House that I am acutely aware that if we are going to ramp up house building, which we absolutely must do—our constituents expect it—that has to be done in a way that ensures that local people are involved in the process and that the infrastructure is there too.

[Manuela Perteghella (Stratford-on-Avon) (LD)]

The south Warwickshire local plan requires more than 27,000 new homes to be allocated to Stratford-on-Avon district under the standard method, and my constituents support the delivery of truly affordable homes and social rent. However, these homes are not going to be affordable for local people, and housing growth continues to outpace investment in transport, schools, GPs, and drainage and sewage infrastructure. Will the Secretary of State review the mandatory targets to ensure that local housing need rather than a centralised formula determines housing allocations in rural areas? Can she also guarantee that the infrastructure will keep pace with development instead of lagging years behind, if it is delivered at all?

[Angela Rayner]

The local target is based on housing stock and affordability. I appreciate the hon. Lady’s comments on affordable housing, and I take her back to what the Prime Minister has said about needing more social housing—I am sure that she appreciates that this is an issue. We will make sure that we lean towards that and build the houses that people need so that local people can get access to the homes that are built in their area, and the infrastructure is an important part of that.

The hon. Lady mentions water drainage and water supply. We have not built a reservoir for decades, and this Government are now taking action to make sure that we build reservoirs and the critical infrastructure that we need to deliver for the housing that we need.

[Anna Dixon (Shipley) (Lab)]

I am delighted to see my right hon. Friend back in her role, and I am really pleased that the Government have committed to fast-track developments close to transport hubs. It is a fantastic opportunity to build housing around Shipley station, which is close to the recently refurbished Shipley market. High-quality and affordable housing would help increase footfall and bring regeneration to the high street. Will the Secretary of State join me and the West Yorkshire Mayor, Tracy Brabin, on a visit to Shipley to see the opportunity for herself, and will she help to accelerate house building in Shipley?

[Angela Rayner]

I often visit the West Yorkshire Mayor and her geographical area, and Shipley is a great place. It is a really good drive from my house in Manchester to Shipley—I would recommend it to anyone. I always jump at the chance to go to the area, and I congratulate the West Yorkshire Mayor, my hon. Friend and her local leaders on the work that they are doing to deliver the homes that people desperately need.

[Greg Smith (Mid Buckinghamshire) (Con)]

How does the Secretary of State square what she said in the statement about wanting to

“put power in every postcode”

with the reality of what her Government are doing to Buckinghamshire? They have increased our housing target by 43%—while letting London off some of its target—but if we had power locally, we would categorically not choose to build. They have also been telling Buckinghamshire council that if it turns down too many planning applications and actually supports the residents of Buckinghamshire, it will have its planning powers taken away. That is not putting power into every postcode; that is central diktat, isn’t it?

[Angela Rayner]

I disagree with how the hon. Member has framed that question. Housing targets are based on housing stock and affordability, and local plans are mandatory—which his party removed—so we are actually strengthening this, and being more strategic and clear about where houses and the infrastructure that people need should go. I urge him to engage in that process, look at the key changes to the national planning policy framework and use them to benefit his constituents.

[Jessica Toale (Bournemouth West) (Lab)]

Over the conference recess, my team and I are taking over a shop in Bournemouth town centre and filling it with a range of community and cultural uses that showcase our amazing local organisations. Meanwhile spaces have a range of benefits for our high streets. They give small businesses and charities a chance, fill persistently empty shops and create better collaboration between councils, landlords and tenants. However, they often require councils to use the powers at their disposal, particularly on rates relief and the bit of capital investment for persistently neglected units. I really welcome the measures announced over the summer to improve high streets, but can the Secretary of State tell me how meanwhile spaces fit into the Government’s high streets strategy?

[Angela Rayner]

I think this is really important, and I congratulate my hon. Friend on the work that Bournemouth is doing, which sounds absolutely fantastic. These are exactly the sorts of projects we want, as opposed to vape shops, betting shops and other elements. This is about what do we do with that space, and the measures that we have outlined—on the community right to buy, high street rental auctions, giving local places practical powers and cutting business rates, as we announced over the summer—are about making sure that local areas can use that space. We are bringing forward a high streets strategy, and I hope she will engage with my Department about what she can contribute, because she has clearly demonstrated that she can do so in her local area.

[Ben Obese-Jecty (Huntingdon) (Con)]

As the Secretary of State will be aware, we are still awaiting a local government reorganisation decision in Cambridgeshire and Peterborough. To that extent, as I laid out in my Westminster Hall debate on Monday, I very much back a Huntingdonshire unitary authority, because of the opportunities for growth it will afford the region, including the delivery of the Ministry of Defence’s Project Fairfax, which I had the opportunity to discuss with her Housing Minister earlier this year. Before she makes her final decision, could I invite her to speak to Huntingdonshire district council to clarify any of the decisions about which her predecessor required clarification before he could make a decision? Will she also assure my constituents that the area involved in any such decision will be coterminous with the current district authority boundaries, so that we do not lose any more time in disaggregating functions, because we have already lost two months ahead of the elections next May?

[Angela Rayner]

I thank the hon. Member for raising this important issue for his area. As he outlined, my colleagues the Housing Minister responded to him earlier this week, and I know he said there would be an outcome by the end of October. The hon. Member has done his job well in representing his constituents by raising the issue with me as the Secretary of State today, and I have noted it.

[Perran Moon (Camborne and Redruth) (Lab)]

I really welcome the Prime Minister’s commitment this week to work on Cornish devolution, but the Housing Minister—and he did not make up the rules—has told me that the population of Cornwall is too small to be granted a strategic place partnership, despite the fact that our population is greater than that of Iceland, Malta and Barbados. Our lack of social housing is one of the greatest blockers to regeneration in Cornwall, so we are very keen to take up a strategic place partnership. Is there a chance that I could get a meeting with the Housing Minister or somebody from MHCLG to discuss our desire to have a strategic place partnership?

[Angela Rayner]

They may be small in number but they are definitely mighty—that is my observation about my hon. Friend and his Cornish colleagues. I will absolutely get the Housing Minister to meet him to see what more we could do. I know that my hon. Friend and his colleagues have raised concerns about the devolution agenda and how to ensure there is devolution for Cornwall and that it fits with them. I will make sure he gets a meeting with the relevant Minister.

[Bradley Thomas (Bromsgrove) (Con)]

The Government appear to be very inconsistent in their approach to local government reorganisation. Worcestershire is being split into two, Gloucestershire is being kept whole and the boundary of Leicester city council is expanding outwards into the surrounding areas. Can the Secretary of State rule out further expansion of Birmingham city council into the surrounding areas, including Worcestershire?

[Angela Rayner]

In response to an earlier question on local government reorganisation, I said that my principle is that it should benefit the people and the services of the local area. I do not want to comment on specific local areas at the moment—I need to look at that—but the principle should be to ensure that this is not done to people and that local leaders are part of the process. This is about making sure that services deliver for the people in their local area.

[Leigh Ingham (Stafford) (Lab)]

I welcome the Secretary of State back to her place. I agree with her comment that the situation we are facing on high streets is not something we have created recently, but has been inherited after years of austerity. Particularly in Stafford, we welcome many of the high street initiatives taking place such as on vape shops and—this is a bit of a throwback one—the high street rental auctions, which are great. Could I have a meeting with her, because my local authority is really keen to pursue this, but with LGR going through and some stretched personnel situations with LGR and previously with austerity, it is finding the administration of this a little overwhelming? It would be great if we could get this in Stafford, perhaps with a little bit more support for such councils.

[Angela Rayner]

I commend my hon. Friend for her work in representing those in Stafford, and I appreciate that there is a lot going on at the moment. I really want her to be involved in the high streets strategy that we are bringing forward, and I will make sure that my Department is in contact with her so that she is fully engaged, and her local area can play a full role in shaping the future and is heavily involved in the process.

[Steve Darling (Torbay) (LD)]

The Secretary of State is quite right to highlight the link between mental health illness and street homelessness. Sadly, over the 30 years I have served the people of Torbay, I have seen it quadruple, and it feels to me that street homeless people are just the tip of the iceberg in relation to the homelessness we see in our communities. Will she give me some assurance that in a community such mine in Torbay, where social rented housing is at only 7% compared with the national average of 18%, will be targeted with additional support for additional affordable and social rented housing?

[Angela Rayner]

I thank the hon. Gentleman for raising this issue. He is a champion in knowing and recognising the challenges that his local area faces. We announced £442 million of support for tackling rough sleeping this winter, and that is based on a formula that recognises the challenges that local areas face. I will get my Department to contact him so that he can understand the effect of that, and he can shape what comes forward in his area. He is absolutely right to recognise that the programme has to have settled accommodation as well as intensive wraparound support to help people leave rough sleeping behind. We have to learn the lessons of what happened in Greater Manchester and how it was able to achieve great outcomes for people. As I mentioned in my statement, when I have met people whose lives have been transformed by it, I can understand why the Prime Minister says he wants us to make sure this happens nationally.

[Andrew Pakes (Peterborough) (Lab/Co-op)]

One of the most inspiring housing projects I have ever seen is Coin Street, a housing and worker co-operative a few moments’ walk from this House on the banks of the thriving Thames in London. It does not just build houses; it builds homes and communities and gives pride back to working people in the heart of London. The same spirit of pride runs through the Pride in Place funding that Peterborough has received and the ambitions of this Government with devolution. Can my right hon. Friend put on record her support for the co-operative and mutual ideals as part of our devolution agenda, and as part of our mission to rebuild communities in our country?

[Angela Rayner]

I thank my hon. Friend for recognising some of the fantastic work being done by the co-operative movement. Is our Prime Minister the first ever Labour and Co-operative Prime Minister? I do not want to mislead the House, Madam Deputy Speaker, but I think he might be—he is definitely a Labour and Co-operative Prime Minister and I think he is the first. Coin Street is the type of development that can happen when homes are built with a sense of community. Our Pride in Place work is about rejuvenating our local areas. In Tameside, in my local area, I have seen people going through difficult times. There have been some difficult times for our nation and our country recently, whether because of the covid pandemic, the austerity years or what has been happening locally, but people have come together. Pride in Place has allowed us to look not just at how we can stop the flow of some of the challenges, but at how we can work together as a community to tackle them together, and I am incredibly proud of that work.

[Alison Hume (Scarborough and Whitby) (Lab)]

May I welcome the Government’s decisive action over the summer to tackle wildfires, particularly by placing a temporary ban on disposable barbecues? Last year a huge wildfire caused massive damage to the North York moors near Whitby. The farming community played a vital role in supporting firefighters, but they are still out of pocket over a year later, having suffered significant losses. Will my right hon. Friend look at introducing grant schemes to help those affected by wildfires, similar to the ones available for major flooding events?

[Angela Rayner]

I am sorry to hear about the situation in the North York moors and the circumstances surrounding the funding package. We are working closely with fire and rescue services to ensure that support is targeted at those facing the greatest operational pressures, and we will set out further details in due course. The current focus is about ensuring that the support reaches the areas that need it most urgently, but I will take back what my hon. Friend says. As I said, the Prime Minister is looking forward to the wildfire summit this autumn, so hopefully we can make progress there.

[Antonia Bance (Tipton and Wednesbury) (Lab)]

Isn’t it great to see our right hon. Friend back in her place? It was also great to see the first allocations of the social and affordable housing programme last month, and we desperately need our share in Tipton, Wednesbury and Coseley, including at the Friar Park development of 650 new homes. Will she support the campaign that I have been running with our West Midlands Mayor to get Sandwell council and Homes England to help local people, who have been stuck on waiting lists for years, by raising the proportion of social housing in the Friar Park development to 50%?

[Angela Rayner]

I would not want be on the wrong side of a campaign led by my formidable hon. Friend. She is a formidable campaigner, so I reckon she has got all power to her elbow. Having the West Midlands Mayor on side makes me confident that their campaign will come through. She is right to raise not only the social and affordable homes programme and the announcement of the £10 billion in funding, but the work that we are doing on mayoral planning and housing devolution. That will give more power to their elbow and I am confident that they will win through.

[Peter Swallow (Bracknell) (Lab)]

I welcome the £39 billion of investment in the social and affordable homes programme that this Government are making, but my right hon. Friend will know that for every social home we build, when a social housing provider disposes of another home, not only are we losing a valuable home that could support residents in Bracknell Forest and across the country, but we also need to replace that home. That is why I am calling on the Government to go further than currently envisaged in the Social Housing Bill to clamp down on disposals. Will she continue to look at that with the Housing Minister, so that we can do everything we can to protect the social homes we already have as well as building more?

[Angela Rayner]

May I put on record my thanks to Ministers, including the Housing Minister, who during my time of absence have seen the Social Housing Bill go through this place and the other place? Measures have been strengthened significantly and we will start to see, for the first time, that more council housing is being built than being lost. That is welcome—it has not happened for a long time. I am sure that the Housing Minister has heard everything my hon. Friend raised, but I know that is his intention and it is definitely mine.

Representation of the People Bill

Angela Rayner Excerpts

Report stage & 3rd reading
Wednesday 2nd September 2026 Commons Chamber

[The Secretary of State for Housing, Communities and Local Government (Angela Rayner)]

I beg to move, That the Bill be now read the Third time.

The Bill strengthens our elections and takes a stand against hostile actors at home and abroad who seek to threaten them. It extends the franchise to 16 and 17-year-olds and automates voter registration. It protects candidates and officers, and introduces new, tougher rules around political donations.

The legislation reflects the commitments made in our strategy for modern and secure elections, which I published as Secretary of State in July 2025. It also now delivers much of the Rycroft review on foreign interference. It meets our manifesto commitments and sets the foundations for a new model of politics that is both stronger and fairer.

I reassure the House and hon. Members that during the Bill’s passage we have committed to returning to various issues in the other place. I look forward to a strengthened Bill returning.

I will briefly pay tribute to my hon. Friend the Member for Chester North and Neston (Samantha Dixon), my right hon. Friend the Member for Streatham and Croydon North (Steve Reed) and the Minister for Homelessness, Democracy, Communities and Faith, who have carried the Bill through the House, as well as my hon. Friend the Member for Bethnal Green and Stepney (Rushanara Ali), who delivered much of the policy that led to the Bill.

I also thank those hon. Members form across the House who have contributed to debates on the Bill. In particular, I thank the Opposition and those who took part in the Bill Committee. It would be remiss of me not to pay a special tribute to the hon. Member for Hamble Valley (Paul Holmes). As he said in Committee, the Bill is “groundbreaking” legislation, and I most certainly agree. Finally, I thank my team in the private office, all the officials at the elections directorate in my Department, and the Office of the Parliamentary Counsel, who have worked so hard to produce the Bill before us today.

The Bill will leave our politics stronger and fairer, and all those who have contributed to its drafting and passage should take huge pride in having done so. The measures are the next step in the evolution of our democracy, strengthening our institutions and processes to ensure that they work for the people they serve. I commend the Bill to the House.

[Madam Deputy Speaker (Ms Nusrat Ghani)]

I call the shadow Secretary of State.

Commonhold and Leasehold Reform

Angela Rayner Excerpts

Tuesday 27th January 2026 Commons Chamber

[Matthew Pennycook]

I thank the Liberal Democrat spokesman for those questions. He often mentions Lloyd George, and I share his passion for Lloyd George’s radicalism on property law and other measures. I will address the specific points that he raised. During the passage of the Leasehold and Freehold Reform Act 2024, I was clear that my instinctive preference when it comes to ground rents was for a peppercorn cap, fully eliminating ground rents. The changes that we are making ensure that, after 40 years, that change occurs.

Having considered all the analysis and advice available to me as a Minister, including the evidence gathered in response to the previous Administration’s 2023 consultation, I believe that we have set out the right policy. It is clear that an immediate peppercorn cap would carry significant risks, including some that might impact on leaseholders. The Government also recognise that there is a significant difference between regulating the creation of new leases, and intervening to affect existing contracts and investments.

On the functioning of the cap itself, I want to make clear that it is a maximum cash cap. If someone’s lease is below £250 and does not include escalating clauses, their ground rent will not rise to £250. If someone’s ground rent is over £250, at the point that the measures are brought into force they will see an immediate reduction. That will benefit millions of leaseholders across the country. It is a huge cost-of-living intervention, and I hope the House can get behind it as the most just and proportionate way of addressing unregulated and unaffordable ground rent terms.

The hon. Member for Taunton and Wellington (Gideon Amos) will know that we ran a consultation last year on how we can standardise service charges and increase their transparency to ensure that leaseholders can better challenge the reasonableness of service charges at tribunal. However, we do not intend to bring forward a cap, not least because doing so could harm leaseholders, particularly those in enfranchised buildings, who may need to raise sums beyond the cap to carry out essential maintenance works on their buildings.

[Angela Rayner (Ashton-under-Lyne) (Lab)]

I thank my hon. Friend for this extremely welcome statement. I know how much work he has put into this. We know, however, that vested interests have repeatedly resorted to lawfare to block such measures, and may do so again; we have already seen the scaremongering begin, with outrageous claims that these changes will impact on lifesaving building safety work. Can my hon. Friend reassure me that the Government will not waver in the face of such threats, but stand firm and ensure that the will of this Parliament prevails? I take exception to objections from those on the Opposition Benches, who did nothing on rent caps in their time in Parliament.

[Matthew Pennycook]

I thank my right hon. Friend for her kind words. She was an incredible champion of the reform agenda for this legislation when she served as Secretary of State. She raises the matter of vested interests. I hope that the House—and you, Mr Speaker—will take from the Government’s robust defence to the legal challenge brought against the 2024 Act by a group of claimants who are owners of freehold and other arising interests of dwellings that we will robustly defend the legislation. The High Court, incidentally, comprehensively dismissed that challenge, allowing us in due course to take forward the relevant provisions. I simply say to my right hon. Friend—who embodies this herself, so she is well aware—that taking on vested interests that are opposed to change that will bring about improvements in the lives of working people is what Labour Governments do.

English Devolution and Community Empowerment Bill

Angela Rayner Excerpts

2nd reading
Tuesday 2nd September 2025 Commons Chamber

[The Secretary of State for Housing, Communities and Local Government (Angela Rayner)]

I beg to move, That the Bill be now read a Second time.

This Government were elected on a manifesto to deliver change—real change for working people; change that people can see and feel around them. That means more money in their pockets, decent jobs, new homes, good transport links, thriving high streets and opportunities for young people. But after 14 years of a Tory Government unwilling to take the tough choices to make life better for working people, it is no wonder that people have lost hope that real change is possible. And we have a plan to change that—a plan to give people with skin in the game real control over their lives and the power to have a real stake in their place and share in our country’s success.

Our landmark English Devolution and Community Empowerment Bill will deliver this and more. It will help us to build a modern state based on a fairer, stronger partnership between Government and local people, with the aim of renewing people’s faith that the state can work for them. That faith has been sorely tested in recent years. After more than a decade of broken promises from those on the Conservative Benches, people associate Whitehall with failure and decline. The communities that once built Britain have seen good jobs disappearing, secure homes crumbling and once-strong communities divided. Things that our parents and grandparents once relied on—that I relied on as a young mum—have fallen by the wayside. It is my mission to rebuild those foundations of a good life for all communities in all parts of our country.

I worked on the frontline of local government and I saw how it changes people’s lives. I know that I will not achieve our goals unless we fundamentally change the way that our country is run. That means handing power back to where it belongs—to local people with skin in the game—so that they can make decisions on what really matters to their communities. This Bill will drive the biggest transfer of power in a generation out of Whitehall to our regions and communities and end the begging bowl, micro-managing culture. It will make devolution the default setting by: giving mayors new powers over planning, housing and regeneration to get Britain building as part of our plan for change; rebuilding local government, so that it can once again deliver good local services that people can rely on; and empowering local communities to have a bigger say in shaping their local area.

[Wendy Morton (Aldridge-Brownhills) (Con)]

In the right hon. Lady’s attempts to drive forward this carthorse of devolution, will she tell us where the accountability and scrutiny will come from and where the voice of local people will really be heard?

--- Later in debate ---

[Angela Rayner]

I am really disappointed, because I thought that the previous Government were the ones to turbocharge devolution, and we are moving on that agenda. We actually do believe that devolution is a good thing and that these measures will enable mayors and local areas to be empowered more to drive that growth that we desperately need in all parts of the country.

This Bill is long overdue. England is one of the most centralised developed countries in the world. Too often, the system works against rather than with local people. Too many decisions affecting too many are made by too few. That, combined with short-term, sticking-plaster politics, has left the country in a doom loop of worsening regional divides.

[Jamie Stone (Caithness, Sutherland and Easter Ross) (LD)]

Madam Deputy Speaker, you many wonder why a Scot would make an intervention at this point in the debate. May I advise the right hon. Lady to look north, to Scotland, to see how this should not be done? The Scottish Government have centralised powers, taking them right away from communities such as mine. That is how we should not do it. This is a cautionary tale.

[Angela Rayner]

I thank the hon. Member for his guidance. I always look north—contrary to what other people believe. I am very proud of the north. I gently say to him that the challenge at the moment lies with the Government of Scotland. Hopefully, we can reverse things and have a Government who truly believe in putting the power in local people’s hands.

We only have to look at the difference being made by our mayors to see that there is a better way. From building tens of thousands of new social homes with Mayor Rotheram in Liverpool, to fighting child poverty with Mayor McGuinness in the north-east, to making people’s commutes quicker and cheaper with Mayor Burnham in my own Greater Manchester, and to creating London’s summer of al fresco dining and world-leading culture with Mayor Khan—

[Mr James Frith (Bury North) (Lab)]

Will my right hon. Friend give way on that point?

[Angela Rayner]

I will happily give way.

[Mr Frith]

We are very proud of the work of our Greater Manchester Mayor, Andy Burnham. On the issue of driving change, I would like to raise a point about drivers. Half of private hire taxis in Greater Manchester are licensed outside the area. That undermines local enforcement and accountability as well as local drivers who do the right thing. Does my right hon. Friend agree that the Bill is a chance to fix that, protect passengers, raise and maintain standards, and back the best in trade?

[Angela Rayner]

As another Greater Manchester MP, my hon. Friend will know that Mayor Burnham has been trying to address taxi licensing for some years. I think, Madam Deputy Speaker, you were here for the previous statement, which I listened to intently, in which the Minister made it clear that there is a commitment to introduce that legislation as quickly as possible. We need to make sure that that vehicle is there, and sitting next to me is the Leader of the House, whose job it is to make sure that happens.

We have also increased opportunities and given young people a voice in decisions in the east midlands with Mayor Ward. We are driving forward a new mass transit network for West Yorkshire with Mayor Brabin, supporting women and girls into activity and sport with Mayor Skaith in North Yorkshire, and, not to forget, working to secure the future of Doncaster Sheffield airport with Mayor Coppard in South Yorkshire. We are also securing the extension of the Birmingham tramline with Mayor Parker.

[Laurence Turner (Birmingham Northfield) (Lab)]

For many years under the Tories, the west midlands was at the bottom of the league table for regional transport investment, but Mayor Richard Parker has secured £2.4 billion of investment to extend the metro. Will my right hon. Friend confirm that the powers in the Bill will make it easier for combined authorities to deliver these kinds of projects in the future, including, I hope, further extensions of the metro to south Birmingham?

[Angela Rayner]

I thank my hon. Friend for his intervention and again give full credit to Mayor Richard Parker, who has been working tirelessly with the Labour Government to invest in the future of Birmingham. I also thank my hon. Friend for his campaigning, pressing the case that his constituents are better off for such an investment, which will bring new jobs and better transport links. This Bill is just the start of that.

[Uma Kumaran (Stratford and Bow) (Lab)]

On jobs, in Sadiq Khan’s first two terms as London Mayor, he has seen the creation of more than 330,000 jobs by the Greater London Authority. These are high-quality, well-paid jobs that bring huge opportunity to Londoners from all walks of life. Does the Secretary of State agree that this is the testament to growth that devolution can deliver, which will be further boosted by this Bill?

[Angela Rayner]

I absolutely agree with my hon. Friend. This is about unlocking growth in all parts of the country. I hope that most hon. Members can see that people with skin in the game are working across the board to make sure that that potential is reached. I am talking not just about London—although London is incredibly important to that—but about all regions across our country.

[Iqbal Mohamed (Dewsbury and Batley) (Ind)]

First, I thank Mayor Tracy Brabin for her investment in mass transit across West Yorkshire, including a new bus station in my town of Dewsbury. I am grateful for those investments, but how will this Bill stop a council from making the decision to distribute funding unequally across its borough? How would it stop a council from, for instance, making a decision to shut down a sports centre that is used by people of all ages on the pretence of there being reinforced autoclaved aerated concrete and then not taking steps to investigate or having a plan to reopen?

[Angela Rayner]

I welcome the hon. Member’s comments on the mass transit network for West Yorkshire, which I am sure will bring added benefits to his constituents. To his other point, obviously elected officials in local councils make decisions, and I would gently say to him that councils have faced significant pressures since the austerity measures of 2010, which I am sure he is aware of. I was in local government at the time, and I remember being a union rep and seeing the devastation.

We are trying to restore and empower local government, instead of this situation where they have to make incredibly difficult decisions that are harmful to their constituents. It is about being able to grow our economy and have a bigger slice of the cake. We are already investing more into local government so that we can deliver the services that people want. Within this Bill is the community assets element, which may be able to help communities in relation to high streets and to sports facilities, which can be utilised as an asset that they value in their local area.

We are also improving local transport for people in the west of England with Mayor Godwin. Our brilliant, ambitious mayors are making a difference every day for their regions. Working with them, we have already achieved so much after just a year in office. We are on track to achieve devolution across almost 80% of the country, covering 44 million people. We have created integrated funding settlements for Greater Manchester and the west midlands, giving their mayors the tools and freedoms to make decisions to get growth going, with Liverpool city region, London, the north-east, South Yorkshire and West Yorkshire set to benefit from the same freedoms next year.

[Dr Rupa Huq (Ealing Central and Acton) (Lab)]

We are in London, the greatest city in the world—some would say anyway—and we have all just come back from holiday, have we not? Our Mayor Sadiq Khan has ambitious plans for an overnight accommodation levy that would put us on a par with Paris and New York and would harness our growth. Those funds could help regenerate the tourism sector and improve the visitor experience. I wonder whether the Secretary of State would be open to using this devolution Bill to give mayors everywhere the power to make decisions about those kind of things.

[Angela Rayner]

I can hear much provocation from the Conservative Benches, but any new tax is, of course, a matter for the Chancellor at the Budget, and it must balance the potential revenue and benefits against the impact on taxpayers and the economy.

[Bell Ribeiro-Addy (Clapham and Brixton Hill) (Lab)]

I really welcome the Bill’s efforts to strengthen communities and local democracy. However, I am worried that not enough is being done to protect private renters. In Lambeth, nearly a third of residents are renters. Rents are rising faster than wages, and the average renter is paying 72% more than the national average, which is leaving many families struggling and in poverty. The Renters’ Rights Bill was definitely a step in the right direction, but it fell short on rent hikes. Does my right hon. Friend agree that this Bill is an opportunity to give metro mayors the power to bring in rent controls and protect renters in their cities?

[Angela Rayner]

The Renters’ Rights Bill does contain measures that mean that renters can challenge unfair rent hikes. The previous Government said many times that they would do something about section 21 no-fault evictions but they did not. Our Renters’ Rights Bill will ensure that we end those evictions, which are causing so much harm to my hon. Friend’s constituents and many around the country.

Our devolution revolution is well under way, with others queueing up to join it. This what we committed to in our manifesto, and we are delivering it through this Bill. Crucially, the Bill will make devolution the default for how the Government do business, with new strategic authorities having powers to pilot and request new functions and Government having a duty to respond to certain requests. It will mean that we can deliver devolution further and faster.

[Carla Denyer (Bristol Central) (Green)]

On devolving the ability to run pilots, and following up on the point made by the hon. Member for Clapham and Brixton Hill (Bell Ribeiro-Addy), Bristol city council—including Labour councillors—voted cross-party to have the power to pilot rent controls. Recent figures show that typical private renters in my constituency spend 45% of their income on rent. That is not sustainable. This Bill could offer the opportunity for that pilot—

[Madam Deputy Speaker (Caroline Nokes)]

Order. Interventions have become far too long. There are many Members in the Chamber who wish to contribute, which the Secretary of State might think about before she takes more interventions.

[Angela Rayner]

I will pay attention to that, Madam Deputy Speaker.

The hon. Lady is right that there is a challenge in housing at the moment, which is also contributing to the rental situation for people. That is why we have a big ambition to build more houses. The Bill gives us more powers for strategic planning so that we can get on with building the homes that people need. The Renters’ Rights Bill does start to make progress toward making housing fairer for renters—something that the previous Government promised but failed to deliver.

I will now make progress, Madam Deputy Speaker.

[Marsha De Cordova (Battersea) (Lab)]

Before the Secretary of State makes progress, will she give way? [Laughter.]

[Angela Rayner]

The strategic authorities will be created as a new category of authority in law. They will make it easier for local leaders to work together over larger areas to drive through big pro-growth projects such as integrated transport networks and housing. These will operate at three levels—foundation, mayoral and established mayoral—and the particular powers and responsibilities that each of them will have are to be defined by the Bill.

Working alongside parliamentarians and local councillors, mayors drive forward the delivery of people’s priorities—driving growth, unlocking infrastructure and powering a national renewal from the ground up. That is why the Bill will give mayors wide-ranging new powers in areas such as transport, planning and economic development.

[Marsha De Cordova]

Will the Secretary of State give way?

--- Later in debate ---

[Angela Rayner]

I will make progress.

We will create new planning powers to raise the mayoral community infrastructure levy, which has generated over £1 billion since 2012 in London and, alongside investment and leadership from Mayor Khan, has helped to fund the Elizabeth line. With the expansion of their remit, the Bill will allow mayors who choose to raise a precept to spend it on the full range of functions, ensuring that local taxes are spent on local priorities.

I am sure that the shadow Secretary of State, the right hon. Member for Braintree (Sir James Cleverly), will welcome this change given that it was the Conservatives who first introduced the mayoral precept nearly a decade ago and that Mayor Boris Johnson used a business rates supplement to help pay for Crossrail. I hope the shadow Secretary of State will wholeheartedly support the new powers in the Bill, which will mean that mayors can intervene in major strategic planning applications to unlock housing—as long as that housing is nowhere near his constituency, of course.

We will also introduce powers to license shared cycle schemes so that they work for everyone and so that bikes are not lying across pavements. The Bill will see more mayors take on police and crime commissioner functions and become responsible for fire and rescue functions, allowing them to take a joined-up approach to improving public safety.

[Mr Bayo Alaba (Southend East and Rochford) (Lab)]

Will the Secretary of State give way?

[Angela Rayner]

One more time, and briefly.

[Mr Alaba]

In Southend East and Rochford we are a proud coastal community, but we have been left behind when it comes to connectivity, educational outcomes and investment in skills. Does the Secretary of State agree that through this Bill we have a chance to deliver the long-term meaningful change that my constituents deserve?

[Angela Rayner]

I absolutely agree with my hon. Friend. This is about all areas being able to join up and create inclusive growth for their areas, and that is broader than at local authority level. By combining those efforts we can unlock the potential, and his constituents will feel the benefit of that as we take this forward.

The new powers also mean new duties, including to produce a local growth plan demonstrating how mayors plan to unlock growth through planning and house building. There will also be a duty to co-operate with local government pension scheme managers so that mayors can attract investment into their local areas, unlocking jobs and opportunities. Mayors across the country will also be able to appoint commissioners to support them as their responsibilities grow, just like in London. The Bill also strengthens the ability of mayors to work with the public sector, convening local partners so that they can lead with a helicopter view of public services across their region.

We are backing the ambition and untapped potential of local areas with a more ambitious role for the mayors representing them. That must be underpinned by elections that command public confidence. Because of changes made by the last Government, mayors can be elected on just a fraction of the vote, despite serving millions of people and managing multimillion-pound budgets. We can do better than that. The Bill will therefore revert to a supplementary vote system for electing mayors and police and crime commissioners after the May 2026 elections to provide greater accountability and a strong, personal mandate for mayors. In addition, the Bill will bar mayors from also sitting as MPs, ensuring that local places benefit fully from having dedicated local champions.

[Freddie van Mierlo (Henley and Thame) (LD)]

If the Deputy Prime Minister feels that elections for mayoral authorities should have a supplementary vote as that gives them sufficient authority, why does she not feel the same for Members of this House?

[Angela Rayner]

Millions of people are represented by mayors, who have huge powers over big regions. We want mayors to have strong personal mandates for the communities they serve rather than being elected on a fraction of the vote. It is right that first-past-the-post remains in place for general elections to maintain the constituency link.

[Sir Julian Lewis (New Forest East) (Con)]

Will the right hon. Lady give way?

[Angela Rayner]

I will give way to the right hon. Gentleman, who has been very patient.

[Sir Julian Lewis]

I am truly grateful. This is, I hope, a non-party political point. The White Paper in advance of the Bill mentioned rightly that there had been consultations on strengthening the standards and conduct framework for local authorities, which relates to a campaign many of us have been involved in to try to protect local council clerks against bullying. We were pleased to be called into that consultation. There is, however, nothing about that in the Bill. Does the right hon. Lady plan to bring it forward in separate legislation?

[Angela Rayner]

I thank the right hon. Gentleman for raising that important issue. We intend to bring forward legislation. Our response to the local government standards consultation sets out our plans for whole-system reform, including empowering local authorities to suspend councillors who are guilty of serious misconduct for up to six months, with the option to withhold allowances and institute premises and facilities bans. We are committed to ensuring that misconduct is dealt with swiftly and fairly across the country at local and regional mayoral levels. We do want to take action on the issue.

Let me be clear that stronger mayors and strategic authorities will not replace councils, nor the crucial work of the House. MPs on both sides of the House will continue to be vocal champions for their areas, and we expect mayors to engage in regular and constructive dialogue with MPs, working together in the best interests of their constituents. Alongside the freedom for mayors to focus on local priorities, my Department is continuing to explore a local Public Accounts Committee-style model to improve the system of accountability and scrutiny of local spending.

The Government expect mayors to use their new powers to deliver real change, not retain the status quo. This is not about grandstanding or making a political point; it is about using the levers of growth to unlock infrastructure and drive investment. The role of local authorities in delivering vital local services and improving local neighbourhoods is essential, and it will continue. We also expect to see strategic authorities working hand in glove with their constituent councils to deliver for their residents.

The Bill will help rebuild local government for the communities who depend on it day in, day out. As a fit, legal and decent foundation of devolution, the Bill will establish the Local Audit Office to help fix the broken, fragmented local audit system. We will also reform local authority governance, requiring councils with a committee system to move to a leader and cabinet model and putting a stop to new local authority mayor roles being created. That change will streamline decision making across all councils and make it easier for people to understand how their council is run. It will also give the Government the tools to deliver local government reorganisation, resulting in better outcomes for residents and significant savings that can be reinvested in public services and improving accountability.

At all levels, we are backing local people to drive growth and greater opportunities for all, because, from top to bottom, the best decisions for communities are made by those who know their area best. That is why the Bill will also give local communities across the country much-needed new powers, like a bigger say in shaping their place through effective neighbourhood governance, with councils required to make sure that this is happening, as well as the tools to transform their high streets and neighbourhoods through a new community right to buy—to save much-loved community assets, like pubs and shops, from being lost and to protect sports grounds, which are at the heart of so many communities and a source of great local pride. The Bill will also support our high streets by banning the unfair practice of upwards-only rent reviews, preventing the blight of vacant shop fronts, because it is only when every community succeeds that our country succeeds.

The Bill and our reforms herald a new era for Britain: a new way of governing that puts politics back in the service of working people. Where previous Governments promised and failed the British people, this Government are keeping faith.

I note the Conservatives’ reasoned amendment. I must say that after they left the country with the worst housing crisis in a generation, I am dismayed that they would oppose a Bill that will unlock housing and planning on a vast scale. This Bill will empower local communities to take back control of their high streets by ending the Tory policy of upward-only rent reviews, and it will end the begging-bowl culture of the last Government.

While the Tories made empty promises to level up the country, this Labour Government are getting on with the job. Within days of taking office, Secretaries of State were passing down newly-won powers for the sake of our towns, cities and villages, with the Prime Minister leading the way. It has not always been easy, but real change takes hard work. We are rewiring Britain and, with it, growth and opportunity. This is how the British people will take back control, and how we will unite our country in times when we have never needed it more. I commend the Bill to the House.

[Madam Deputy Speaker (Caroline Nokes)]

I call the shadow Secretary of State.

Oral Answers to Questions

Angela Rayner Excerpts

Monday 14th July 2025 Commons Chamber

[Peter Swallow (Bracknell) (Lab)]

21. What steps she is taking to reform the leasehold system.

[The Secretary of State for Housing, Communities and Local Government (Angela Rayner)]

May I start by sending my thoughts and prayers to everyone involved in yesterday’s incident at Southend airport?

We remain committed to giving leaseholders greater rights, powers and protections in respect of their homes, and bringing the feudal leasehold system to an end. We have made significant progress, implementing the Leasehold and Freehold Reform Act 2024 and, this month, launching a consultation to strengthen leaseholder protections when it comes to charges and services. We are delivering, but we will go further; we will publish a draft leasehold and commonhold Bill later this year. This week, the High Court will hear challenges to some of the enfranchisement reforms in the 2024 Act; we will defend those challenges robustly, and will await the Court’s judgment.

[Andrew Pakes]

I have been contacted by more than 300 residents in Peterborough about problems relating to FirstPort’s leasehold and management service charges. They face unfair charges, a lack of transparency, bad communication and poor services. Residents in, for example, Hammonds Drive and Manor Drive are fed up with getting a second-class service. What is my right hon. Friend doing to help residents in places like Peterborough get the peace of mind and justice that they so deserve?

[Angela Rayner]

My hon. Friend is absolutely right to raise this issue. Many Members from across the House have found that too many leaseholders suffer as a result of poor-quality services from managing agents. We are consulting on proposals to strengthen the regulation of managing agents, including a proposal to make minimum professional qualifications mandatory.

[Kevin Bonavia]

My constituent Ed, a leaseholder in Monument Court, Stevenage, has been trapped for years in an unsellable flat after the building failed its EWS1 assessment because Higgins Homes had not followed its own architectural plans. He has faced uncapped and unregulated service charges and utility billing, and the threat of disconnection, while seeing the saleable value of his property decrease by more than £70,000. Will the Secretary of State consider introducing a statutory route through which people like Ed can pursue legal action against a developer without bearing the full cost burden?

[Angela Rayner]

I am very sorry to hear about Ed’s situation. The Building Safety Act 2022 protects qualifying leaseholders from uncapped costs relating to non-cladding remediation. When remediation is not progressing, leaseholders can apply to the tribunal for remediation orders, which can compel relevant landlords to fix relevant defects in their buildings, as well as for remediation contribution orders, which require developers to pay towards the costs of the remediation.

[Sam Carling]

At Fletton Quays in my constituency, managed by Gateway Properties, leasehold residents are reporting that service charges have increased by as much as 150% in the last two years. Flats are under warranty and faults should be fixed by Western Homes, which built the property, but instead are being fixed by Gateway, which has increased the service charge and, I understand, has even been sending separate bills on top. I know that the Government have been keen to address issues relating to high service charges and the need for financial transparency for leaseholders; can the Secretary of State provide an update on that work?

[Angela Rayner]

Unjustified service charges are wholly unacceptable, and I strongly recommend that the homeowners obtain legal advice. The Leasehold Advisory Service, for instance, gives free legal advice to leaseholders. Developers are typically responsible for rectifying defects within the first two years of the warranty period; even if no warranty claim is made, developers are still liable, and should not pass charges on to leaseholders. Unreasonable service charges may be challenged at the first-tier tribunal.

[Peter Swallow]

Through the Government’s landmark Renters’ Rights Bill, we are doing much to address the inequities of the rental sector for constituents in Bracknell and across the country—for instance, we are extending the right to request a pet. Now the Government are turning our attention to reforming leasehold. My right hon. Friend will know that many leaseholders are also blocked from having a pet by a clause in their head lease. What can we do to deal with that?

[Angela Rayner]

I know that my hon. Friend has already spoken to the Minister for Housing and Planning about this issue, and that those discussions will continue. As you well know, Mr Speaker, pets bring joy, happiness and comfort to their owners, while also supporting their mental and physical wellbeing. We have strengthened the rights of private tenants to keep pets in the Renters’ Rights Bill, and we will of course keep the position of leaseholders with pets under review.

[Mr Joshua Reynolds (Maidenhead) (LD)]

Leasehold residents of Marlborough House in Maidenhead found that their developer had entered liquidation, leaving £250,000 in section 106 payments outstanding, as well as massive defects in the development. Leaseholders fear that the authorities will ask them for the section 106 money, and that the costs of finishing the development will fall on their shoulders. Given that some developers have poor track records, with dozens of companies going into liquidation, how can we strengthen leasehold legislation to ensure that future leaseholders do not have the same problems as those in Marlborough House?

[Angela Rayner]

It is frustrating when we hear of situations like this, which is why it is our intention to publish the draft leasehold and commonhold reform Bill in the second half of this year. I hope the hon. Member will contribute his views on it, so that we can build on the proposals that the previous Government brought forward. They needed extra work, as I mentioned in my opening answer, but hopefully we can start to deal with this issue, so that leaseholders get the protection that they deserve.

[Tom Gordon (Harrogate and Knaresborough) (LD)]

At a recent surgery, a constituent brought to me the leasehold problems that she is experiencing with her housing association. Despite paying a considerable amount in service charges, leaseholders have been whacked with a £7,000 bill for improvements to the property’s roof, with the expectation that they will pay within 30 days of completion. There was limited consultation, and leaseholders had no choice in who carried out the works. What does the Secretary of State advise my constituent to do?

[Angela Rayner]

Again, the consultation exercise that we are undertaking is about how we deal with such matters. I hope the hon. Member will work with us during the consultation period, so that we can bring forward the draft legislation and get this matter right. We hear these stories time and again, and we need to fix this problem and protect leaseholders.

[Jim Shannon (Strangford) (DUP)]

I thank the Secretary of State for her answers. The issues with the leasehold system, and the need for legal protection for everyone, have been set out in debates in Westminster Hall and this Chamber, and I very much welcome the Government’s commitment to changes. The leasehold system here is slightly different from that in Northern Ireland, but the legal protections need to be the same. I have a very simple question for the Secretary of State: will she have discussions with the relevant Minister in Northern Ireland to ensure that what happens here can happen for us in Northern Ireland, and that we will be given the same protection?

[Angela Rayner]

The hon. Gentleman is absolutely right. We do work with the devolved nations, not just to show them what we are doing, but to learn from them. We have seen that the housing situation is not an England-only situation; the issues affect the whole of the UK, and we all need to learn from each other. Hopefully, the reforms that we are bringing through will be informed by the devolved nations, but we will also have some learnings for them. We need to work together in lockstep to protect people, wherever they are in the United Kingdom.

[Tulip Siddiq (Hampstead and Highgate) (Lab)]

2. What steps her Department is taking to help support housing associations in the timely remediation of unsafe properties.

--- Later in debate ---

[John Slinger (Rugby) (Lab)]

15. What steps she is taking to build more social and affordable homes.

[The Secretary of State for Housing, Communities and Local Government (Angela Rayner)]

We announced a record £39 billion investment into the new social and affordable homes programme at the spending review, which will create around 300,000 new homes over 10 years. Earlier this month, we published a five step plan that sets out how we will deliver the biggest increase in social housing in a generation to transform the safety and quality of social housing. My priority as Deputy Prime Minister is to get more social rent homes built, and that is what this Labour Government are delivering.

[John Slinger]

Planning authorities such as Rugby borough council are working hard to ensure that new housing developments contain as much affordable and social housing as possible. They work in partnership with housing developers, Government bodies such as Homes England, and others to that end, though it is not always an easy process and it often takes far too long. Will my right hon. Friend outline how the Planning and Infrastructure Bill will enhance their work, so that we can build as many high-quality affordable and social homes as possible and ensure that more people, particularly young people, get the homes they deserve?

[Angela Rayner]

My hon. Friend is absolutely right that the Planning and Infrastructure Bill will unlock a new scale of housing and infrastructure delivery across all tenures to help build 1.5 million homes in this Parliament. We are also taking action in the Bill to improve local decision making by modernising planning committees and ensuring that planning departments are well resourced by allowing local planning authorities to set their own planning fees.

[Ellie Chowns (North Herefordshire) (Green)]

Will the Deputy Prime Minister please explain why her Government will not set a target for the provision of social housing? While I welcome the investment in the social and affordable homes programme that she set out, the reality is that it will meet only 10% of the total number of new homes anticipated and only 10% of the current demand for social housing. If she believes that setting national targets like the 1.5 million homes target is important to drive change, why will she not set a target for social housing?

[Angela Rayner]

The Government have not set an affordable housing target to date, but we continue to keep the matter under review. Accurately trying to forecast long-term delivery is inherently challenging, but we believe that our new social and affordable homes programme could deliver around 300,000 social and affordable homes over its lifetime, with around 180,000 for social rent. The measures we have taken, alongside the commitment for rent so that there is this long-term programme, will hopefully help with the supply, and I have made it categorically clear to the sector that we want more social rent housing.

[Mr Speaker]

I call the shadow Minister.

[David Simmonds (Ruislip, Northwood and Pinner) (Con)]

There has been a 66% reduction in new affordable housing starts in London under Mayor Khan, and I note that Hillingdon Labour vigorously opposes the Conservative council’s plans for a new affordable housing site at Otterfield Road in Yiewsley. Will the Secretary of State condemn the failings of these Labour politicians on housing, and will she acknowledge that whether someone is a homeless person, a rough sleeper or an aspirational first-time buyer, this Government are failing those in housing need?

[Angela Rayner]

I find that absolutely astonishing when the Conservatives failed to meet their housing targets year after year. The Mayor of London has welcomed the money through the affordable homes programme. There is the amount of money we have given, and we are permitted to increase rents by CPI plus 1%. We are consulting on rent conversion, when the Conservatives prevented social landlords from being able to raise the money to provide the social housing that we desperately need. We are making the changes to get social housing where they failed miserably.

[Gideon Amos (Taunton and Wellington) (LD)]

16. What assessment she has made of the potential merits of allowing local authorities to end the right to buy in their areas.

--- Later in debate ---

[Sarah Olney (Richmond Park) (LD)]

T1. If she will make a statement on her departmental responsibilities.

[The Secretary of State for Housing, Communities and Local Government (Angela Rayner)]

I was pleased that the English Devolution and Community Empowerment Bill had its First Reading last Thursday. That landmark Bill will bring a radical reset to local government, deliver on our manifesto commitment to decentralise power, ignite regional growth with streamlined powers for mayors, and speed up new homes and infrastructure. It will empower communities to take back control of their beloved pubs and shops, helping local leaders to deliver a decade of national renewal, as promised in the plan for change.

[Sarah Olney]

I and my Liberal Democrat colleagues welcome the provisions in the English Devolution and Community Empowerment Bill, which recognise that first past the post is an unrepresentative electoral system. That is a welcome first step—although we would prefer alternative voting for mayoral elections—but if the Government admit that first past the post is not suitable for mayoral elections, why do they maintain that it is suitable for general elections?

[Angela Rayner]

Let me cover that point. Mayors serve many millions of people and manage multimillion-pound budgets, yet can be elected by just a fraction of the vote under the previous Government’s changes—despite the fact that the supplementary vote system had worked effectively for over a decade. Given that the large populations that mayors and police and crime commissioners represent far exceed those represented by parliamentarians, we think that this is the right approach.

--- Later in debate ---

[Kevin Hollinrake (Thirsk and Malton) (Con)]

The chair of the working group on anti-Muslin hatred/Islamophobia, Dominic Grieve, who was appointed by the Secretary of State, has previously stated a preference for a definition of Islamophobia that would shut down talk of religion in cases like the grooming gangs scandal. All other members of that committee—again, appointed by the Secretary of State—are adherents of the Muslim faith. Does the Secretary of State not share our concerns that their report and recommendations will be seen as predetermined and biased?

[Angela Rayner]

No, I do not. There is no blasphemy law in this country because the previous Labour Government got rid of it, whereas the Conservative party had kept it on the statute book for years. We will always protect free speech, including the right to criticise religions. That kind of incendiary language is beneath the shadow Secretary of State.

[Kevin Hollinrake]

Incendiary language? I was merely stating the facts; that is the reality. The right hon. Lady is right in one regard: freedom of speech is on the line. The current position is that the report will be for Government eyes only, and that the decision on a definition will be taken in private. Will she at least commit to making the full report publicly available so that it can be scrutinised in the House and elsewhere before a decision is taken?

[Angela Rayner]

As set out in the terms of reference, the independent working group will submit its findings to Ministers. We will then consider its recommendations and set out the next steps. I urge Members to let the independent group get on with its work. If the shadow Secretary of State has views, he should feed them in as part of the call for evidence.

[Luke Myer (Middlesbrough South and East Cleveland) (Lab)]

T5.   Residents in parts of East Cleveland are rightly sick of unscrupulous landlords dumping individuals with serious criminal histories in our villages. Will the Department support my call for the council to introduce selective licensing in the area, and what further support can the Secretary of State offer to help us take back control of our villages?

--- Later in debate ---

[Sarah Owen (Luton North) (Lab)]

T7. Many people, from the Women and Equalities Committee to the Miscarriage Association and Myleene Klass, have fought for miscarriage bereavement leave. Similarly, Can’t Buy My Silence and my right hon. Friend the Member for Sheffield Heeley (Louise Haigh) called for a ban on non-disclosure agreements. Thanks to the Deputy Prime Minister’s cross-departmental role, these protections will be delivered by Labour. How and when will they come into force?

[Angela Rayner]

I am incredibly proud that the Government are introducing life-changing measures that will make a real difference when people are at their most vulnerable. I personally thank my hon. Friend for courageously telling her own story, and I thank my right hon. Friend the Member for Sheffield Heeley (Louise Haigh) for her incredible and tenacious campaigning. Their work will change the lives of so many. We want to bring the benefits of these vital measures to people as soon as possible. We will be consulting on them in the coming months, prior to commencement.

[John Lamont (Berwickshire, Roxburgh and Selkirk) (Con)]

T2.   Home ownership feels increasingly out of reach for many first-time buyers, particularly for young families who want to remain in the beautiful Scottish Borders. What can the Government do to ensure that house builders deliver more affordable family-sized homes in all parts of the United Kingdom so that local people have the chance to own their home in the communities where they were brought up?

--- Later in debate ---

[Angela Rayner]

We have the terms of reference, and we have the consultation that is going on at the moment. I am not going to provide a running commentary on the work of the independent group. The Government have a non-engagement policy with the MCB, and that position has not changed.

[Rachael Maskell (York Central) (Lab/Co-op)]

City of York council is the lowest funded unitary authority, but under the fair funding review we do not fare any better. Can the Minister extend the consultation guidelines? These are complex issues. Will he meet our council to look at the impact of the review?

Housing Safety: “Awaab’s Law” and Electrical Checks

Angela Rayner Excerpts

Wednesday 25th June 2025 Written Statements

[The Secretary of State for Housing, Communities and Local Government (Angela Rayner)]

The Government are clear that homes must, above all, be safe. Safety is non-negotiable, and landlords must take urgent action to respond to issues when they arise. We want housing providers to put the people who live in their homes at the heart of their mission, approaching their relationships with tenants with care and professionalism so that mutual trust and respect is established. While many landlords do deliver effectively for their tenants, we know this is not always the case, and in some circumstances tenants have felt completely let down. As such, establishing clear standards and requirements of social landlords, and timelines to meet those requirements, will eliminate uncertainty for both tenants and landlords helping to ensure all tenants can live in the safe homes they deserve.

To this end, the Government are today introducing two important pieces of safety legislation. “Awaab’s law”, laid in Parliament today, will put in place clear protections for tenants by making sure dangerous damp and mould and emergency hazards are addressed quickly. New electrical safety regulations, also laid in Parliament today, will ensure electrical safety checks are carried out at least every five years in the social rented sector. We also want the courts to be prepared for these changes, and we are committed to working with the Ministry of Justice on tackling claim farms to aid the justice system.

On 21 December 2020, two-year-old Awaab Ishak died as a result of a severe respiratory condition due to prolonged exposure to mould in his home. I pay heartfelt tribute to the resolute campaign that Awaab’s parents have led in their son’s name. Awaab’s tragic death was entirely preventable and has brought to light the acute need for reform within the sector, to make sure that such a tragedy never happens again.

Awaab’s law is a crucial piece of legislation that will empower residents to hold registered providers of social housing to account by law if they fail to act on hazards in social homes and make them safe within set timescales. This law will ensure that the relationship between landlord and tenant is strengthened, that social landlords take tenants’ concerns seriously, treat all residents with empathy and dignity and that tenants feel respected and heard.

The first phase of Awaab’s law will come into effect in October this year, covering damp and mould and all types of emergency hazards. Social landlords will have to respond to emergency hazards within 24 hours and there will be no excuse for delays. We are clear that protections must be in place to ensure we never see a repeat of this tragic case. Two further phases, which will extend the law to additional and then remaining hazards, will come into effect in 2026 and 2027 with corresponding regulation to be laid in due course.

I am determined to ensure this policy works effectively, creating a positive impact for all tenants and leaving a lasting legacy. As such, Government will take a “test and learn” approach to implementing the policy. Over the coming months, we will closely monitor and evaluate the impact Awaab’s law is having; the effectiveness of the processes put in place to implement it and, will clarify or adapt our approach to deliver the best outcomes if we need to.

The requirements set by Awaab’s law are as follows:

If a social landlord becomes aware of a matter or circumstance in a social home that may be a hazard within scope, they must investigate within 10 working days to ascertain if there is such a hazard.

The social landlord must produce a written summary of the findings of the investigation (in most cases) and provide this to residents within three working days of the investigation concluding.

If the investigation finds that a hazard presents a significant risk of harm to the health or safety of a resident, the social landlord must, in most circumstances, within five working days of the investigation concluding, make the property safe (using temporary measures if necessary) and begin any further required works. The social landlord must satisfactorily complete repair works within a reasonable time period.

In an emergency situation, the social landlord must investigate and action any emergency repairs as soon as reasonably practicable and, in any event, within 24 hours.

If the property cannot be made safe within the specified timescales for Awaab’s law, then the social landlord must offer to arrange for the residents to stay in suitable alternative accommodation, at the social landlord’s expense, until required repairs are completed.

Social landlords should begin preparing for phase 1 of Awaab’s law now and be thinking about steps needed to get ready for phases 2 and 3. Tenant safety must remain paramount and landlords must continue to ensure that duties to keep homes fit for human habitation and free of category 1 hazards and to remedy disrepair continue to be met as Awaab’s law is phased in.

I am immensely grateful to all those across the sector who have engaged— through the public consultation, via membership organisations or otherwise—to help make Awaab’s law as robust as possible. Many of you will see your feedback reflected in the final policy. It is my profound hope Awaab’s law provokes a cultural shift in the way social homes are managed by landlords and experienced by tenants, and that all social landlords will place the safety of residents as their priority.

Under Awaab’s law, where landlords do not meet their obligations by failing to comply with the new strict timelines for remedying hazards, tenants will be able to challenge them. They can seek to have poor housing conditions put right through their landlord’s complaints process, the Housing Ombudsman, and through the courts by bringing a housing disrepair claim. To ensure that the system of redress remains fair, that vulnerable tenants are not exploited and that both tenants and landlords are not unfairly targeted by unscrupulous claims farming activity—the Minister for Housing and Planning and the Minister for Courts and Legal Services are today also announcing their intention to launch a call for evidence this year. Through this we will gather evidence on claims management company referrals to solicitors on a no win no fee basis to seek views on current practices and consider how to reduce unscrupulous “claims farming” activity in housing disrepair cases.

We will continue to protect consumers’ interests by sharing insight on poor practices with the SRA and FCA to inform their work in regulating inappropriate behaviours and practices in the sector.

Our Make Things Right campaign already informs tenants how they can use social housing complaints procedures and access the Housing Ombudsman Service. To ensure tenants continue to know their rights and are fully informed about the introduction of Awaab’s law, later this year the Make Things Right campaign will also include information on the new requirements, and we will publish guidance for tenants on Awaab’s law, when it comes into force in October 2025.

Alongside Awaab’s law the Government are driving transformational and lasting change in the safety and quality of social housing by improving electrical safety so that tenants can feel safe in their homes.

We know that poor electrical safety can have devastating effects and can cost lives. The Grenfell Tower fire, which claimed the lives of 72 men, women and children, was started by an electrical fault in a fridge-freezer. It is vital that we act to keep social housing residents safe from electrical harm.

In 2022, the previous Government carried out a consultation inviting views on proposals to introduce mandatory checks on electrical installations at least every five years; ensure parity between the rented sectors in respect of safety standards; and requiring mandatory portable appliance testing on all electrical appliances provided by social landlords.

This Government are now acting to bring this crucial safety measure into force and to protect social housing residents from harm. That is why we are laying regulations in Parliament today that will require social landlords to carry out:

Checks on electrical installations for social housing at least every five years; and

In-service inspection and testing of electrical equipment (ISIT) on all electrical appliances they provide as part of a tenancy (sometimes known as “PAT testing”).

The statutory instruments and consultation responses for both policies will be published on gov.uk and copies will be deposited in the Library of both Houses.

[HCWS739]

Social Housing Local Connection Test Exemptions

Angela Rayner Excerpts

Thursday 19th June 2025 Written Statements

[The Secretary of State for Housing, Communities and Local Government (Angela Rayner)]

In his conference speech on 24 September 2024, the Prime Minister set out this Government’s commitment to supporting the most vulnerable to access social housing.

To support the delivery of that commitment, I have today laid regulations to exempt certain victims of domestic abuse and young care leavers from any local connection tests for social housing applied by local councils in England in order to facilitate their access to social housing.

Victims of domestic abuse and young care leavers often have to leave their local area for their own safety or to receive suitable support and therefore struggle to meet local connection tests in places where they would best be able build a safe and stable life. We know that most councils use the flexibilities available to them to exempt care leavers and victims of domestic abuse from local connection tests, but we must ensure that these exemptions are consistently applied.

The regulations laid today will ensure that this potential barrier will be removed and that they will no longer need to meet a local connection test for social housing. The regulations will come into force on 10 July.

Statutory guidance will be updated to reflect these changes. This includes specific guidance on improving access to social housing for victims of domestic abuse to ensure that victims can rebuild their lives away from abuse and harm. Statutory guidance will also be updated to ensure that councils are giving appropriate priority for care leavers who wish to stay in the area where they were placed.

These regulations follow those made in December, which exempted all former members of the regular armed forces from any local connection test for social housing, regardless of when they last served.

The Government are committed to supporting vulnerable groups and veterans to access social housing more generally by increasing the supply of social and affordable homes to better meet demand. Over the past 11 months, we have taken decisive steps to prioritise investment in social and affordable housing. At the spending review, the Government confirmed £39 billion for a successor to the affordable homes programme over 10 years of starts from 2026-27 to 2035-36—the biggest boost to social and affordable housing investment in a generation.

[HCWS721]

Oral Answers to Questions

Angela Rayner Excerpts

Wednesday 18th June 2025 Commons Chamber

[The Deputy Prime Minister (Angela Rayner)]

I have been asked to reply, as my right hon. Friend the Prime Minister has been attending the G7 summit in Canada. In an era of global instability, we are working with our partners to urge de-escalation in the middle east, to put pressure on Russia to agree to a ceasefire, and to deliver security renewal for the British people.

The Air India plane crash last week was devastating. Our thoughts and condolences are with everyone affected by this awful incident, and we are working closely with the Indian authorities to support those in need.

Nine years ago, we lost our beloved friend and colleague Jo Cox, who was a beacon of positivity and courage. Her legacy lives on. I must take this opportunity to also remember Sir David Amess, who is much missed by the whole House.

This Sunday marks Windrush Day. We celebrate the extraordinary contribution of the Windrush generation and their descendants to our country.

This morning, I had meetings with ministerial colleagues and others. In addition to my duties in this House, I shall have further such meetings later today.

[Adrian Ramsay]

Given the strong consensus across this House on the importance of de-escalation of the deeply worrying conflict between Israel and Iran, does the Deputy Prime Minister agree that this House’s actions must match its words? Will she therefore give a commitment that before any further military support is given to the Israeli Government, whether it be the deployment of RAF jets or armed forces, her Government will first give MPs in this House a free vote on the matter?

[The Deputy Prime Minister]

The situation in the middle east is fast-moving and deeply concerning, and there is clear potential for a significant and rapid worsening of the situation. In every step we take, we will always be guided by the safety of British nationals and the UK national interest. That is why we have deployed jets to the region, so that contingency support is in place for our armed forces personnel, and it is why we are asking British nationals to register their presence. We will keep all advice under review.

[Olivia Bailey (Reading West and Mid Berkshire) (Lab)]

Q2.   Too many of my constituents are stuck in unsuitable housing, and after 14 years of inaction from the Conservatives, local families are being split up because there are not enough affordable homes. I welcome this Government’s plans to turbocharge the delivery of social and affordable housing, including through the new national housing bank. I ask the Deputy Prime Minister to confirm that this Government will finally give my constituents the security that they deserve.

[The Deputy Prime Minister]

My hon. Friend is right to talk about the 14 years of failure by the Conservatives. Labour is turning the tide on the housing crisis, and I am proud to announce today our commitment to establishing a new publicly owned national housing bank, backed by £16 billion of new finance. This includes £2.5 billion in low-interest loans for social housing, to help achieve the biggest uplift to social and affordable housing in a generation.

[Mr Speaker]

I call the shadow Home Secretary.

[Chris Philp (Croydon South) (Con)]

I associate myself with the Deputy Prime Minister’s remarks about the tragic air crash in India, and of course about our dear colleagues Jo Cox and Sir David Amess. I also join her in calling for de-escalation between Israel and Iran, while noting that everything possible must be done to stop Iran getting a nuclear weapon.

Yesterday, the Leader of the Opposition and I met survivors of the rape gang scandal and their family members. Fiona, Teresa, Lucia and Marlon told us how authorities deliberately covered up the systematic rape of young girls, and some boys, by gangs of predominantly Pakistani-heritage men. They covered it up because they cared more about so-called community relations than protecting vulnerable girls. That is disgusting.

The survivors told us that they will only have confidence in an inquiry if it is independently led, has full statutory powers, and covers all 50 towns affected, including Bradford. They will also only have confidence in it if those who covered this up are prosecuted, foreign perpetrators are all deported, survivors are closely involved, and it is set up before the summer recess. Can the Deputy Prime Minister give the survivors and their families those assurances?

[The Deputy Prime Minister]

First, I thank the shadow Home Secretary for his tone, and for putting the survivors and victims at the heart of his question. It is absolutely right that we all look at what has happened over the last couple of decades, and at the countless reports that we have had, and look to implement them. He is right to talk about the confidence that people must have in the independent inquiry. My right hon. Friend the Home Secretary spoke about that earlier this week in relation to Baroness Casey’s report, which we will take forward at speed. The inquiry will be independent, and it will have statutory powers. We will also implement the Jay report, which he will have known about, as the Minister in charge at the time. We will get on with taking action. I hope Conservative Members will adopt his tone, so that we can make sure that the whole House puts victims first, and that we all work together to get to the bottom of this.

[Chris Philp]

It is vital that scandals like this are never again covered up because of the racial background of perpetrators. Baroness Casey’s report said, to use her words, that people who downplay the ethnic dimension are letting victims down, so I have to raise the matter of the language that the Prime Minister used in January, when I am afraid to say he smeared campaigners as jumping on a “far-right bandwagon” simply for calling for the very inquiry that he has now been forced to set up. Standing up for rape victims is not far-right. Will the Deputy Prime Minister apologise for what the Prime Minister said?

[The Deputy Prime Minister]

The Prime Minister did not just raise issues; he has acted on them. He brought the first prosecutions against grooming gangs, and called for action to address ethnicity issues in 2012. The right hon. Member will know that the data that the previous Government collected was inaccurate and not complete. Baroness Casey recognised this, and it is the subject of one of the recommendations that we will take forward. The Prime Minister made those comments specifically about Tory Ministers who sat for years in Government and did absolutely nothing about this scandal.

[Chris Philp]

Smearing campaigners who stand up for rape victims as being “far-right” is completely unacceptable, and the Prime Minister should never have said that. I commend his predecessor, my right hon. Friend the Member for Richmond and Northallerton (Rishi Sunak), for the grooming gangs taskforce that he set up, which led to 550 arrests in its first year. Baroness Casey’s report also said that a significant number of rape gang perpetrators were non-UK nationals or asylum seekers, many of whom entered the country illegally. We also know that most illegal immigrants crossing the channel are young men, contrary to what the Chief Secretary to the Treasury said last week. Does the Deputy Prime Minister now accept that the small boats crisis is one of public safety, as well as a border crisis?

[The Deputy Prime Minister]

This is a very serious issue, and more needs to be done. Let me update the House. Working with our allies, we have carried out a series of major arrests to tackle the smuggling gangs behind this vile trade. In the past month, a ringleader who has smuggled almost 4,000 migrants has been jailed for 25 years. We can go further thanks to the law-enforcement agreements we have struck with Germany, Italy, Serbia and the Balkan states. That is in stark contrast to the right hon. Gentleman, who was the man at the heart of the Home Office when immigration soared, we lost control of our borders, and we spent £700 million of taxpayers’ money on persuading just four volunteers to be removed to Rwanda. I take no lectures from him.

[Chris Philp]

If she wants to find out who has lost control of our borders, I suggest that she looks to her immediate right, because ever since the Home Secretary scrapped the Rwanda deterrent before it even started, illegal immigration across the channel has gone up by 30%. So far, 2025 has been the worst year in history for illegal immigrants crossing the channel. That is on her watch; that is down to her Government.

The Prime Minister is planning crisis talks with President Macron, and is finally admitting that the situation is, in his words, “deteriorating”. The Government’s laughable plan to smash the gangs lies in tatters. Will the Deputy Prime Minister at last accept that we need a removals deterrent, so that every single illegal immigrant who arrives on these shores is immediately removed? Will she commit to that—yes or no?

[The Deputy Prime Minister]

If the Conservatives want to argue that the 40,000 arrivals since July ’24 are down to the scrapping of the Rwanda scheme, they need to explain why there were more than 43,000 arrivals in the same period starting in July ’22, when the Rwanda agreement was in place. It is absolute rubbish. They lost control of our borders; we are getting control of our borders. The right hon. Gentleman needs to apologise.

[Chris Philp]

I do not see how the Deputy Prime Minister has the brass neck to claim that she has the situation under control when the numbers crossing the channel this year are the highest in history. She asked about the Rwanda deterrent. She was obviously not listening to what I said earlier. The Rwanda scheme never started; indeed, illegal immigrants in Calais—[Interruption.]

--- Later in debate ---

[Chris Philp]

The Rwanda scheme never started. Illegal immigrants in Calais said before the election how much they wanted the Prime Minister to get elected because he would help them to get here. When Australia started a similar scheme about 10 years ago, it worked within a few months.

As a consequence of the Government losing control, they now accommodate in asylum hotels and flats growing numbers of illegal immigrants, many of whom crossed the channel. The Home Office’s suppliers are actively offering above-market deals to landlords to get hold of their properties for use by illegal immigrants. In the meantime, hard-pressed young people here are unable to rent or buy. Why do this Government prioritise housing for illegal immigrants above housing for our young people?

[Angela Rayner]

Again, I gently say to the right hon. Member that, under his Government’s watch, immigration increased fourfold, until it reached almost a million in a single year. They also created the backlog—400 hotels, which we reduced to just over 200 in our first 12 months in government. One million pounds a day “spiffed” up the wall because they were so incompetent. We are building the homes that they failed to deliver over 14 consecutive years of failure. They should apologise while we get on with the job of rebuilding Britain.

[Chris Philp]

Goodness me, the Deputy Prime Minister has a cheek. Housing starts in quarter four last year went down—her mission to rebuild Britain is not going very well. She talks about asylum hotels, but she obviously has not looked at the most recent numbers. The number of people in asylum hotels was higher in March this year than it was at the time of the election. And she gave no answer about the priority being given to illegal immigrants over people already living here.

A Zimbabwean paedophile due for deportation was recently allowed to stay in the UK because a court found that he might face “some hostility” back in Zimbabwe, which apparently breached his article 3 rights. What about the rights of children here to be protected from this dangerous paedophile? Who is looking out for their rights? Not the Government. There are thousands of such cases involving foreign criminals. There is a solution: we need to scrap the Human Rights Act for immigration matters so that this sovereign Parliament decides on the law that our courts apply. But the Deputy Prime Minister’s party voted against that. I have a simple question: why do the Government side with foreign criminals and not the British public?

[Angela Rayner]

The Conservatives had 14 years of failure on these issues. We have deported 4,500 foreign national offenders since we came to office, which is more than they did over the same period. I will take no lectures from the Johnny-come-lately who could not do anything when he was in office.

[Anneliese Midgley (Knowsley) (Lab)]

Q3. Last Saturday marked eight years since Grenfell—eight years fighting for justice. The Hillsborough families, including Margaret Aspinall from Huyton, have campaigned for 36 years—for decades—for the Hillsborough law. Can the Deputy Prime Minister tell me whether this Labour Government will bring forward the Hillsborough law without delay? Will they honour the promises made to victims of state cover-ups, and will they finally deliver justice for the 97?

[Angela Rayner]

I thank my hon. Friend for her question, for the work that she has done with campaigners such as Margaret in their fight for justice, and for mentioning Grenfell, the eighth anniversary of which was not so long ago. We remain fully committed to bringing in a Hillsborough law. The state has failed victims and their families too many times in the past, which is precisely why our focus is now on getting the legislation right. I can assure her that measures will be brought forward as soon as we are confident that they will deliver the justice that victims deserve, and we want to do this at pace.

[Mr Speaker]

I call the deputy leader of the Liberal Democrats.

[Daisy Cooper (St Albans) (LD)]

On behalf of my party, may I associate myself with the Deputy Prime Minister’s remarks about the Air India crash? In a week that we remember the murder of Jo Cox and David Amess, our party’s thoughts are with their friends and families and all those in this House who lost their beloved friends. We also remember those who died in the Grenfell tragedy.

In 2003, we Liberal Democrats were incredibly proud to lead the campaign against the Iraq war—a war in which the UK blindly followed the US in a move that was not backed by the United Nations. In light of reports that President Trump is seriously considering joining the war between Israel and Iran, launching a US strike against Iran’s nuclear facilities, can the Deputy Prime Minister confirm that if President Trump does take such action, today’s Labour Government will not blindly follow the US into war again?

[Angela Rayner]

The one thing I will say is that we agree with President Trump that Iran must never have nuclear weapons. But we have been consistent in urging Iran to engage with the diplomatic process and work with the United States and we continue to support that diplomatic approach.

[Daisy Cooper]

I am grateful to the Deputy Prime Minister. We support those efforts.

Today, the Government are set to unveil their plans to cut personal independence payments and carer’s allowance, a prospect that one of my constituents described as “terrifying”. Liberal Democrat analysis of the Government’s own data suggests that 1.3 million disabled people are at risk of losing some support. Can the Deputy Prime Minister honestly say, hand on heart, that that is the change that 1 million disabled people and their carers were promised?

[The Deputy Prime Minister]

Labour is the party of work and the party of fairness and social justice. We have announced a plan to get Britain working again, and we are clear on the principles—I want to be clear on that—that those who want to work should be able to work and those who can never work should be protected.

The current system, which we have inherited, does not support those who need that support and does not allow people opportunities for employment. I have personal experience of it. I know what the hon. Lady is saying, and I know how some people are fearful of the changes, but this Labour Government have put their values into place and will ensure that people are supported into work where they can work, and those who cannot will be supported. We are the party of the welfare state—we set it up after the second world war—and believe it should be there for people who need it, but we should also help people into work.

[Sarah Champion (Rotherham) (Lab)]

Q5.  Mr Deputy Speaker, I welcome the—[Interruption.] I apologise, Mr Speaker—there are too many deputies in the place today. I welcome the Government’s announcement on grooming gangs. I am sorry for stumbling; I have been floored by the point scoring going on around them—on all sides. I wonder whether the Deputy Prime Minister is aware that the victims and survivors of grooming gangs are being denied compensation by the Criminal Injuries Compensation Authority on bizarre technicalities, as are all children who have been victims of online abuse. For me, that is a grave injustice. The authority thinks it is better than a judge and jury. I wonder what the Deputy Prime Minister plans to do. Personally, I think it should be abolished.

[The Deputy Prime Minister]

My hon. Friend is a long-standing advocate for child protection, and I pay tribute to her campaigning on these issues. We share her determination to do what is right for the victims and the survivors. We recognise that no sum of money can ever fully compensate for the horrors they have experienced. We are committed to funding efforts to tackle child sexual abuse in the future and support survivors to rebuild their lives—that is why we will make it easier for victims to make personal injury claims through the civil courts by removing the three-year time limit—and we are redoubling funding for therapeutic support services.

[Carla Denyer (Bristol Central) (Green)]

This Refugee Week is an opportunity for the House to show solidarity with those fleeing war, persecution and oppression. Compassion and welcome are core British values, but for decades the Home Office has been undermining those values, as my new report “No Way Home” shows, by treating migration as a crime rather than making it work for our communities and for newcomers. Will the Deputy Prime Minister read the report and consider its recommendation to remove migration from the responsibilities of the failing Home Office?

[The Deputy Prime Minister]

I will commit to reading the hon. Lady’s report, because it is important that we take all information on these issues. We inherited an asylum system under exceptional strain, which costs up to £9 million a day. We will end the use of hotels through suitable self-sufficient accommodation for asylum seekers, minimising the impact on local communities, and we will protect and support asylum seekers while demonstrating value for taxpayers.

[Jodie Gosling (Nuneaton) (Lab)]

Q8.   On 1 July, Warwickshire county council will permanently remove one of Nuneaton’s two fire engines. Its decision, based on dubious data that does not account for local factors such as high deprivation, does not accurately represent the current risk to residents. The cuts will put lives in Nuneaton in danger. Will the Deputy Prime Minister please look into this matter to confirm that there has been sufficient scrutiny and a thorough risk analysis to ensure safety for the good residents of Nuneaton?

[The Deputy Prime Minister]

I thank my hon. Friend for raising this important issue, and I know that the fire Minister—the Under-Secretary of State for Housing, Communities and Local Government, my hon. Friend the Member for Nottingham North and Kimberley (Alex Norris)—will be happy to discuss it further. I am committed to ensuring that fire and rescue services across the country have the resources they need to keep communities safe. The deployment of fire engines, though, is decided locally, so this really is a question for Warwickshire county council, which is now led by Reform. The hon. Member for Clacton (Nigel Farage) should have a word with his county councillors in Nuneaton and get them to explain why Reform is cutting fire services.

[Pete Wishart (Perth and Kinross-shire) (SNP)]

Q4.   I remember when the Deputy Prime Minister was a fierce critic of austerity and a proud champion for the disabled, but today her Government are introducing their £5 billion disability cuts Bill that will push another 250,000 people into poverty. Does she agree that everyone has the right to oppose such devastating cuts? Is it the Prime Minister’s intention to remove the Whip from any Labour MP who does the right thing and votes against these disability cuts?

[The Deputy Prime Minister]

The hon. Member talks about austerity, but I gently say to him that we have given the biggest amount of increase to Scotland—[Interruption.] I have covered this point in an earlier question. We are absolutely committed to ending child poverty. We have already introduced free school meals, we are already supporting families and we have given a living wage rise to millions of workers that need it. We are getting on with the job of rebuilding Britain. The hon. Member has had decades of failure in Scotland, and it deserves better.

[Jonathan Davies (Mid Derbyshire) (Lab)]

Q10. Derbyshire’s Derwent valley is the home of the industrial revolution and it is also now a UNESCO world heritage site. That community showed a Victorian sense of purpose that delivered improvements to people’s everyday lives. Can my right hon. Friend set out how the Government’s £39 billion investment in housing will instil that same drive while maintaining the unique character of the east midlands’ only UNESCO world heritage site?

[The Deputy Prime Minister]

I know my hon. Friend is a champion for regeneration across his constituency, and he is working hard to get homes built in his patch for his constituents. Our plan for change will deliver the biggest boost for investment in social and affordable housing in a generation, and for the first time in recent memory, we will give providers in his constituency a decade of certainty over the capital funding to build ambitious housing projects that honour Derbyshire’s history.

[Nick Timothy (West Suffolk) (Con)]

Q6. The Home Secretary says that we should judge her success in smashing the gangs by whether the number of channel crossings falls, but under this Government the numbers are up by more than 30%. By which date should we judge the Home Secretary, and if she fails, will she be fired?

[The Deputy Prime Minister]

The Conservatives continually vote against the measures that we are taking to smash the gangs. We are getting on with the job, working internationally to disrupt the abhorrent work of these smugglers and gangs, while the hon. Member harps on from the sidelines. He should apologise for their record in government, which was abysmal.

[Kirith Entwistle (Bolton North East) (Lab)]

Q11. Since becoming an MP, I have received thousands of pieces of casework from constituents who are stuck on social housing waiting lists. I recently had an email from a woman with severe mobility issues who is effectively trapped in her front room while she waits and waits for suitable social housing. Even when a home becomes available, she will be forced to compete with other residents because there simply are not enough affordable options. What will the recent new funding announced by the Government mean for my constituent and others like her who have already waited too long for a decent home?

[The Deputy Prime Minister]

I thank my hon. Friend for highlighting that case. It is not an isolated case; we inherited a really dire situation and there are far too many people that do not have a safe and secure home that meets their needs. My right hon. Friend the Chancellor has announced record funding of almost double the level provided by the previous Government, who ended up handing back the cash for social and affordable homes. Labour’s plan for change is renewing our country and investing in Britain’s future.

[Mr Speaker]

I call the Father of the House.

[Sir Edward Leigh (Gainsborough) (Con)]

Q7. The Government quite rightly give full and unequivocal support to Israel in its bid to end the scourge of Iran’s nuclear weapons programme forever. Will they also work with our allies to try and convince the Israeli Government that it is not in the long-term security interests of Israel to carry on with this policy of illegal settlements in the west bank, which is simply leading to radicalisation and desperation throughout the region? Have not the overwhelming majority of Palestinian people the right to yearn for peace and security in their own homeland, as the Jews yearned for their homeland for 2,000 years?

[The Deputy Prime Minister]

I thank the Father of the House for his important question. Settler violence and expansion in the west bank is appalling and completely unacceptable. Alongside our allies, we have sanctioned individuals responsible for inciting this extremist action, but a two-state solution is the only way to bring the peace that the Israelis and the Palestinians deserve. That is only achievable if the hostages are released, aid is surged into Gaza and the ceasefire is restored. We will do everything we can to make that happen.

[Chris Kane (Stirling and Strathallan) (Lab)]

Q12.   In Scotland, over 10,000 children are stuck in temporary accommodation, including many in my constituency. Too many families face soaring rents, long waiting lists and dwindling options. It is just one of so many policy failings—we are all losing count and losing patience—as public confidence in the SNP’s ability to govern collapses. What advice does the Deputy Prime Minister have for the SNP Government as they continue to preside over a chronic failure to invest in the social and affordable housing that Scotland desperately needs?

[The Deputy Prime Minister]

My hon. Friend is right. Homelessness levels are far too high, which have a devastating impact on those affected. Under the SNP, 10,000 children in Scotland—a record high—shamefully have no fixed home to call their own. Our decisions have given Scotland a record settlement—the largest since devolution. We saw in Hamilton how Scots are fed up with the SNP’s excuses. The SNP has been in power for nearly two decades and has nowhere left to hide from its failure.

[Ann Davies (Caerfyrddin) (PC)]

Q9.   Diolch, Mr Llefarydd. Welsh farmers are taking hit after hit, from Tory trade deals to Labour taxes. Now, on top of that, bluetongue restrictions affecting Wales and England will hamper cross-border trade. Over 550 farms on the border and key livestock markets rely on summer trading. Once-in-a-year opportunities like the Royal Welsh Show are crucial, and the disruption will be devastating. Will the Deputy Prime Minister commit to working with the Welsh Government on a scheme to compensate the losses?

[The Deputy Prime Minister]

I gently say to the hon. Member that you do not deliver for Wales by voting against an extra £1.6 billion for public services like Plaid did in the Senedd. We will ensure that we support Wales and Welsh farmers and will continue to do that as a UK Government.

[Andrew Pakes (Peterborough) (Lab)]

Q13. In the spending review last week, the Government backed Peterborough with support for our new pool and a sports quarter in the city. That commitment has the power to turn years of campaigning into a reality, but that is not all: the Government have also recently approved the business case for our new station and have given us new police. Does the Deputy Prime Minister agree that this is just the start and that places like Peterborough that were forgotten for too long by the Conservatives are now at the top of this Labour Government’s agenda?

[The Deputy Prime Minister]

I thank my hon. Friend for his comments. I am flanked by the two ladies—the Chancellor and the Home Secretary—who have ensured that those things happen. The Chancellor has guaranteed funding to accelerate projects like Peterborough’s new sports quarter, which will include a new Olympic-sized swimming pool. I can also confirm today that, subject to the business case approval, we will provide nearly £48 million of funding for a new city centre quarter and a refurbished eastern station building.

[Paul Holmes (Hamble Valley) (Con)]

Q14. A small family business in my constituency was recently burgled by a prolific offender serving an eight-month suspended sentence. The man was caught, arrested, charged and appeared in court, where he was given another eight-month suspended sentence and was released. The business was offered £200 in compensation. Does the Deputy Prime Minister think that that is justice served, or is this Government now soft on crime and soft on the causes of crime?

[The Deputy Prime Minister]

First of all, I am sorry to hear about that. Hard-working businesspeople who spend a lot of their time building up a business should expect the full force of the law to protect their property and their interests. Also, while I have the opportunity, can I congratulate the hon. Member on running Hamble Valley’s very first pub competition this year? I hope that I will get an invite. He is absolutely right that we have to have increased police numbers and ensure that they are responsive to people’s concerns. We are doing that; his Government let people down.

[Joe Powell (Kensington and Bayswater) (Lab)]

Saturday marked eight years since 72 people lost their lives in the Grenfell tower fire—eight years without justice. But, finally, there is the prospect of some systemic change following the public inquiry. I welcome the Government’s commitment to barring all the cited companies from accessing public contracts and their full support to the police investigation to deliver real accountability. Can the Deputy Prime Minister also reassure our community that, alongside the Hillsborough law, the Government will consider some independent oversight so that victims from the Post Office to Hillsborough to Grenfell know that inquiry recommendations will actually lead to real change?

[The Deputy Prime Minister]

The Grenfell fire was a national tragedy, and we must never forget the 72 lives that were lost. It was a honour to pay my respects on the eighth anniversary at the weekend. We remain fully committed to introducing the Hillsborough law, including a legal duty of candour for public services and criminal sanctions for those who refuse to comply. I know my hon. Friend speaks with passion and authority on the matter and, having spoken to the Grenfell community, I know that they really want to see this happen as quickly as possible. We are exploring reforms to ensure that we can get to the truth more quickly and deliver the meaningful change that these victims deserve.

[Peter Fortune (Bromley and Biggin Hill) (Con)]

Bishop Challoner school has been helping to educate Bromley pupils for nearly 75 years, but it will close its doors in July due to Labour’s decision to impose VAT on independent schools. Given the Deputy Prime Minister’s well-publicised views on independent schools, does she welcome this closure or would she like to apologise to the parents, pupils and staff?

[The Deputy Prime Minister]

As I have said for a long time, taxpayers in this country should not be subsidising tax breaks for private schools. I welcome all schools that give children a great education, but I am also determined to ensure we have qualified teachers in every classroom, for every child, which is something the hon. Gentleman’s Government failed to do.

[Adam Thompson (Erewash) (Lab)]

As a trained physics teacher and a former engineering lecturer, may I ask the Deputy Prime Minister what this Government are doing to help people improve their maths skills after they have left school? I came across an awful case the other day: a 61-year-old man who believed he had counted up £7 billion of Government spending, when there was really only £27 million. What can we do for people like the leader of Reform UK, the hon. Member for Clacton (Nigel Farage), who evidently cannot add up? [Hon. Members: “More!”]

[Angela Rayner]

My hon. Friend highlights an important fact: Reform’s sums simply do not add up. He will be pleased to know that we are investing £136 million in skills bootcamps, and I will be sure to send the details to the hon. Member for Clacton (Nigel Farage).

Oral Answers to Questions

Angela Rayner Excerpts

Monday 9th June 2025 Commons Chamber

[Gregory Stafford (Farnham and Bordon) (Con)]

1. What steps her Department is taking to help prevent new unitary authorities from requiring exceptional financial support.

[The Secretary of State for Housing, Communities and Local Government (Angela Rayner)]

Local government reorganisation will lead to better outcomes for residents and save a significant amount of money that can be reinvested in public services and improve accountability. It is for councils to develop robust, financially sustainable proposals that are in the best interests of their whole area.

[Gregory Stafford]

The rushed local government reorganisation means that Waverley borough in my area will be forced to join other authorities that are debt-ridden, such as Woking. What will the Secretary of State do to ensure that residents in my area do not pay a financial price for the woes of other authorities?

[Angela Rayner]

As set out in the invitation letters, and as with previous restructures, there is no proposal for council debt to be addressed centrally or written off as part of reorganisation, but the Government accept that Woking and Thurrock councils hold significant unsupported debt that cannot be managed locally in its entirety. We have committed to providing an initial amount of debt repayment support for these councils in 2026-27 ahead of the reorganisation. This is unprecedented Government support.

[Lauren Edwards (Rochester and Strood) (Lab)]

I have been contacted by constituents who are concerned by media comments over the last week that suggest that the Planning and Infrastructure Bill may render sites of special scientific interest protections meaningless. Will the Secretary of State clarify the Bill’s position on this and outline what protections there will be for SSSIs like Lodge hill in my constituency with its important nightingale population?

[Angela Rayner]

I am sure that those on the Conservative Benches have an interest in areas of natural beauty as well, and I am sure that the Minister for Housing and Planning will address this point when we discuss the Planning and Infrastructure Bill later today. We take natural beauty and history seriously, and we think that the Bill will be able to do nature recovery and enable us to build the houses that we desperately need.

[Mr Speaker]

Order. I remind Members to look at the question on the Order Paper and make sure that their supplementary question is related to it.

--- Later in debate ---

[Graham Stuart (Beverley and Holderness) (Con)]

In 2010, just 12% of homes had an EPC C rating or above, so those homes were too cold and had bills that were too high. It was 60% by 2024 when we left power. Will the Minister share with the House the ambition and give us a number for the percentage of homes that we should expect to have that basic EPC C rating by the end of this term, which I hope will be the only one the Minister has, so he should make a difference while he can? [Laughter.]

[The Secretary of State for Housing, Communities and Local Government (Angela Rayner)]

That’s a bit harsh.

[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.

--- Later in debate ---

[Baggy Shanker (Derby South) (Lab/Co-op)]

10. What steps she is taking to build more social and affordable homes.

[The Secretary of State for Housing, Communities and Local Government (Angela Rayner)]

In our first eight months in office, we have announced £800 million in new funding for the affordable homes programme and £2 billion as a down payment on future investment. The previous Government handed back precious cash for social and affordable homes. This Government will get those homes built. The Chancellor will set out details of new investment at the spending review.

[Rebecca Long Bailey]

I very much welcome the Secretary of State’s commitment to social and affordable housing. I know that she will be concerned by the new analysis by the National Housing Federation, which finds that local authorities in England with the most severe shortage of social housing now have waiting lists exceeding 100 years for a family-sized social home. With nearly 6,000 people on the waiting list in Salford alone, will she outline what support she will give local authorities and the social housing sector to deliver desperately needed social homes?

[Angela Rayner]

My hon. Friend is absolutely right. We have a housing crisis in this country, and it is felt particularly acutely by those who need social and council housing. That is why we have been absolutely clear that we want to deliver the biggest increase to social and affordable housing in a generation. We have already outlined a number of measures, including allowing councils to retain 100% of right-to-buy receipts and making long-term funding settlements for rents. We have set out the investment that we have put into the sector, but we will say more at the spending review.

[Baggy Shanker]

Having access to a safe and secure home is a basic human need, but the Tories absolutely ignored this when they cut Government funding by £4.8 billion in just five years, and Derby has suffered the consequences. Last year, waiting lists for social housing in our city reached record highs. What steps is the Secretary of State taking to lift people stuck on these waiting lists out of limbo and into good social housing?

[Angela Rayner]

My hon. Friend is a great champion for Derby and many Members across this House can understand the acute pressures he mentions. The fact is we have not been building enough homes, and we certainly have not been building enough social homes. Therefore, we have already set out some steps, as I mentioned briefly earlier, around the right to buy receipts, and we are consulting on new long-term rent settlements to give providers confidence to build, and we will be investing billions of pounds into social housing. I cannot pre-empt the spending review this week but the Chancellor will set out more then.

[Alberto Costa (South Leicestershire) (Con)]

When a developer pledges to build 40% minimum of affordable housing and obtains outline planning permission on the basis of that pledge, and then, less than 20 months later, seeks to reduce the 40% to 0%, is that acceptable?

[Angela Rayner]

I am not going to stray into individual cases, but what I will say is that since gaining office this Government have confirmed the changes to the national planning policy framework, in particular around section 106, to ensure that when developers seek planning permission and pledge that they are going to do something, they are kept to those pledges.

[James McMurdock (South Basildon and East Thurrock) (Reform)]

My constituency is seeing approximately 60,000 new homes being built across the Basildon and Thurrock areas. Basildon hospital is consistently running at 98% capacity, and a school I visited today, which I was very proud to see in such a good state, has roughly 1,100 pupil applications for 300 available spaces each year. Along with housing, my constituents are deeply concerned about the level of infrastructure being developed and the state of the existing infrastructure. What reassurances can Ministers give them about those concerns?

[Angela Rayner]

Coming back to the point that we do need housing, including social and council housing, we have been clear in the changes that we have been making, including in the Planning and Infrastructure Bill, to ensure that that infrastructure is there, because that is one of the barriers leading to people rejecting some proposals because the transport connectivity and the facilities are not available. Therefore this Government are committed to ensuring we get the right type of development that supports local need and also, importantly, has the infrastructure alongside it.

[Mr Speaker]

I call the shadow Minister.

[Paul Holmes (Hamble Valley) (Con)]

The Deputy Prime Minister has repeatedly stuck to her commitment that 1.5 million homes, including social homes, will be built over the lifetime of this Parliament despite everybody knowing that she will not achieve it. And today, the latest people to say she will not are Savills, who have forecast that the true number she will build over this Parliament is just 840,000, and that means fewer social homes too. Now that she has emerged from the dark rooms of the Treasury to capitulate to the Chancellor, will the Deputy Prime Minister confirm that more social homes and 1.5 million new homes will be built by the end of this Parliament: yes or no?

[Angela Rayner]

The Opposition cannot have it both ways: one way they are saying we are failing to build the homes; and the other way they are saying we are concreting over the green belt. We said that planning reforms alone will not deliver our ambitions, which is why we have committed to delivering the biggest increase in social and affordable house building in a generation. And I say to the hon. Member, as I have said to many people in my life, underestimate me at your peril.

[Mr Speaker]

I call the Liberal Democrats spokesperson.

[Angela Rayner]

I am disgusted to hear about what happened to that young person and her baby—that is absolutely terrible. The number of people, particularly children, who are in temporary accommodation at the moment is shocking, which is why this Government are committed to the biggest wave of social and affordable housing in a generation. We have not put a particular number on that, not least because we do not have the spending review results—they are coming later this week—but we are clear that we want that number to ramp up and we need that proportion to meet the target of 1.5 million new homes, so I ask the hon. Member to wait just a little bit longer.

[Amanda Hack (North West Leicestershire) (Lab)]

12. What progress her Department has made on providing adequate funding for local authorities as part of the fair funding review.

--- Later in debate ---

[Alice Macdonald (Norwich North) (Lab/Co-op)]

T1. If she will make a statement on her departmental responsibilities.

[The Secretary of State for Housing, Communities and Local Government (Angela Rayner)]

As the Planning and Infrastructure Bill enters its remaining stages in the Commons, I thank my hon. Friend the Housing Minister and Members across the House for their continued work on this important piece of legislation that will get Britain building again.

This weekend marks the eighth anniversary of the Grenfell tower fire. I know that I speak for all Members of this House when I say that the 72 men, women and children who lost their lives at Grenfell will never be forgotten. We have accepted the inquiry’s findings, and will take action on all 58 recommendations to build a more robust and trusted regulatory system that will deliver safe, quality homes for everyone.

[Alice Macdonald]

Many of my constituents are concerned that too often new estates go up without the necessary infrastructure, whether that is schools, GP surgeries or even playgrounds. Does the Secretary of State agree that it is vital to address that issue, and can she elaborate on how we will do so after too many years of inaction?

[Angela Rayner]

I absolutely agree with my hon. Friend. The Government are committed to strengthening the system of developer contributions to ensure that new developments provide the necessary infrastructure that communities expect. We will set out further details in due course. Earlier I mentioned the changes to the national planning policy framework that were announced in December, and we will also support the increased provision and modernisation of various types of public infrastructure.

[Mr Speaker]

I call the shadow Secretary of State.

[Kevin Hollinrake (Thirsk and Malton) (Con)]

As the Secretary of State has said, Saturday marks the eighth anniversary of the Grenfell tragedy. As she knows, I can confirm to her that I will work constructively with her and her colleagues to deliver remediation, building safety and the best outcomes for local communities. The previous Government committed over £5 billion for remediation; will the Secretary of State confirm that the spending review will continue to provide such financial support? Will she also confirm that she will meet the previous Government’s pledge to co-fund with the Royal Borough of Kensington and Chelsea the renovation of the Lancaster West estate, and that the £85 million from central Government needed and promised to finish the works will be provided?

[Angela Rayner]

I thank the shadow Secretary of State for the constructive way in which he has approached this issue. We all remember what happened at Grenfell and the work that the previous Government did, and we are continuing that work, as outlined in phase 2 of the recommendations. The buildings Minister, my hon. Friend the Member for Nottingham North and Kimberley (Alex Norris) has been meeting—as I have—members of the community, RBKC and others to make sure we continue on that journey. I hesitate to say, though, that the previous Government made a lot of promises that are challenging. We will always put safety first, and we are working to ensure that we deliver on that.

[Kevin Hollinrake]

I know that the Secretary of State has had some difficult negotiations this weekend with her colleague the Chancellor. The spending review is critical for the funding of the affordable homes budget. In the past, the Secretary of State has praised the Chancellor’s generosity, as she puts it, not least for providing the extra £2 billion for the affordable homes budget, but will she admit today that that budget is decreasing from previous levels under our Government? Will she say—even if it is after the spending review—exactly how many affordable and social homes she expects to deliver during this Parliament?

[Angela Rayner]

The shadow Secretary of State has been called a bit later than the hon. Member for Hamble Valley (Paul Holmes), for whom I outlined the reasons we have not put an exact figure on that and confirmed that we will build the biggest increase in affordable and social housing in a generation. I say gently to the shadow Secretary of State that we are delivering for working people by banning no-fault evictions and introducing groundbreaking protections for renters, which the Conservatives promised but did not deliver. We are introducing major planning reforms to build 1.5 million homes; they promised 1.6 million homes, but could not get anywhere. We are also delivering the largest ever single package of devolution measures, pushing power out of Westminster. We are delivering where the Conservatives failed.

[Ben Goldsborough (South Norfolk) (Lab)]

T2. We are very good at growing things in South Norfolk, including food, businesses and thriving communities. However, if we want our young people to share in that success, we need to plant a new town in my constituency. Will the Minister meet me to discuss how we will achieve that?

--- Later in debate ---

[Graham Stuart (Beverley and Holderness) (Con)]

T6. I am confident that the Secretary of State loves the pub as much as you and I do, Mr Speaker, but the jobs tax and the slashing of business rate relief have delivered a hammer blow to pubs such as the Barrel in Walkington, owned by Thwaites, and to hospitality businesses such as the Beverley Arms hotel. Has the Secretary of State made representations to the Chancellor ahead of Wednesday to ensure that more landlords are not forced to call last orders?

[Angela Rayner]

I might like a pint; and wouldn’t he like to know?

[Emma Foody (Cramlington and Killingworth) (Lab/Co-op)]

People have lived in Earsdon View in my constituency for more than 15 years, but the estate remains unadopted due to an ongoing issue between the landowner, Northumberland Estates, and the developer, Bellway, involving the securing of sewer adoption. I continue to press all parties to resolve the problem, but how can we ensure that people are not left in this situation for decades, often paying management fees on top of council tax, and that developers deliver?

Oral Answers to Questions

Angela Rayner Excerpts

Monday 7th April 2025 Commons Chamber

[Ben Goldsborough (South Norfolk) (Lab)]

6. What recent progress she has made on the new towns programme.

[The Secretary of State for Housing, Communities and Local Government (Angela Rayner)]

Our vision for the next generation of new towns is setting the stage for a house building revolution in the years to come. These will be well-connected, attractive places with all the infrastructure and services needed to sustain thriving communities, including public transport, GP surgeries and schools.

[Peter Swallow]

Bracknell was designated a new town 76 years ago in the aftermath of world war two, and it has been a huge success, in part because of the way it was designed, with leisure facilities, access to nature and transport links built into the town’s DNA. As the Government look to build the next generation of new towns, will my right hon. Friend commit to learning from the new towns that went before?

[Angela Rayner]

I absolutely agree with my hon. Friend. There is a lot to admire from the past, including in new towns such as Bracknell. We are learning the lessons from the past for our next generation of new towns, to ensure that they are well connected, well designed, sustainable and attractive places, where people want to live, and it is important that they have the infrastructure, amenities and services that they need to thrive.

[Ben Goldsborough]

The housing crisis is an issue in not just our city centres but our rural communities. A new town would be excellent for our area of South Norfolk. It would help tackle our local housing crisis and ensure that we could deliver affordable housing for local people, where they need it.

[Angela Rayner]

I agree with my hon. Friend that the housing crisis is a challenge across the whole of England. The independent new towns taskforce is reviewing submissions to the call for evidence as it continues its work on recommending locations for new towns. The responses to the call for evidence will support the taskforce’s work of developing its recommendations, and the responses demonstrate significant enthusiasm across the country.

[Mr Mark Francois (Rayleigh and Wickford) (Con)]

Our local paper, The Echo, revealed last week that Labour-led Southend council and Lib Dem-led Rochford council are planning to build a new town of up to 10,000 houses on the border between the two. I understand that if this is done under the new towns fund, those numbers would be in addition to Rochford’s housing target, rather than making up part of the target. We would be talking about building nearly 20,000 properties by 2043, which is totally unsustainable, given that our infrastructure is creaking as it is. Can the Secretary of State confirm whether those new-town houses on the Rochford side would go towards our meeting the target or be in addition to it?

[Angela Rayner]

We have not selected the positions for the new towns; the new towns taskforce is still working on those. We have been clear that what the new towns will deliver will be over and above the targets for housing produced through the standard methods, but this is not one of those new towns, because we have not chosen them yet.

[Rebecca Smith (South West Devon) (Con)]

In the new town of Sherford, which is already being built in my constituency, there will be up to 5,500 new homes built over the coming years. However, there are challenges around FirstPort, the delayed delivery of a supermarket and other vital local amenities, and delays and escalating costs relating to the delivery of a new GP surgery. Also, National Grid pylons are being moved to make way for further new homes, at enormous cost to the taxpayer. What conversations is the Secretary of State having with key providers of national infrastructure, including the NHS and National Grid, to ensure that such obstacles are removed, so that these homes can be built?

[Angela Rayner]

We are bringing forward the Planning and Infrastructure Bill, as the hon. Member knows, and we have set mandatory targets. Unlike the previous Government, we believe that infrastructure has to come through this process, and we are working across Government to ensure that. We are already pushing further on section 106 notices in our work with developers. We are telling them that we want the houses, need the infrastructure, and want them to do this properly.

[Cameron Thomas (Tewkesbury) (LD)]

2. What steps she is taking to ensure that new homes are sustainable.

--- Later in debate ---

[The Secretary of State for Housing, Communities and Local Government (Angela Rayner)]

Our country is in the midst of a housing crisis, decades in the making. As our plan for change set out, the Government are committed to the biggest increase in social and affordable housing in a generation. We have already taken decisive action to increase the supply of new homes, with bold reforms to the planning system and the launch of the new homes accelerator programme, which will unblock thousands of homes stuck in the planning system. In the spring statement, we announced a £2 billion down payment to deliver up to 18,000 new social and affordable homes, and we are investing £600 million in training for new construction jobs.

[Katie Lam]

Demand for housing is greatest in London, which is where the economy most needs new homes. Building in London means less pressure on commuting infrastructure and house prices in places like rural Kent, but the housing targets for London have been cut. The Government justify that by saying that London has

“the biggest proposed percentage increase against delivery”.—[Official Report, 12 December 2024; Vol. 758, c. 1067.]

Why is the right hon. Lady rewarding the London Mayor’s failure to build Britain’s most needed houses with lower targets?

[Angela Rayner]

We are asking London to deliver record levels of house building. Our revised standard method sets the housing need for London at nearly 88,000 homes per year. The previous Government artificially boosted targets for London using an extra 35% urban uplift. That resulted in a target of nearly 100,000 homes—a third of the previous national target—which could not be justified. The London Mayor has started building more new council homes than at any time since the 1970s. He is getting on with building homes while the Tories have failed and are the blockers.

[Andrew Cooper]

With around 1.3 million people on housing registers in England, it is vital that we achieve a step change in the supply of housing, particularly social housing, over this Parliament; however, in my constituency and across the north-west, housing associations are managing many ageing, low-quality homes that require ongoing investment and maintenance. Homes for the North warns that many of these properties will become uninhabitable and unsuitable for social housing over the next decade. What consideration has my right hon. Friend given to targeting the renewal of social housing, such as through pooling funding with money for decarbonisation, so that registered social landlords can use the money flexibly to combine retrofit, demolition and new build? That would drive regeneration and reduce carbon emissions.

[Angela Rayner]

My hon. Friend is right to highlight the absolute mess that the previous Government left our housing stock in. We will ensure the biggest increase in social house building in a generation, and provide safe, warm and decent homes, by introducing minimum energy efficiency standards and reviewing the decent homes standard. Recent funding includes £1.29 billion for the warm homes social housing fund, £800 million in top-ups to the current affordable homes programme, and a £2 billion down payment on the future programme, which will be used for regeneration projects that will result in a net increase in the number of homes.

[Graham Stuart (Beverley and Holderness) (Con)]

The housing numbers for London were cut by 20% by the Government, but again and again we find in Hansard the Secretary of State asserting that 1.5 million homes will be built during this Parliament in England. Why did the Chancellor tell us a few days ago that only 1.3 million will be built across the whole of the UK, and will the Secretary of State please confirm that the 1.5 million target has gone?

[Angela Rayner]

The Minister for Housing and Planning answered this question just a moment ago. Perhaps my Mancunian accent will help: the OBR scored the national planning policy framework changes that we have already made. That is where that figure came from. Our other plans, including the new homes accelerator programme, the money that we have invested since then, and the changes in the Planning and Infrastructure Bill, mean that the number will increase, and we will meet our 1.5 million homes target. I do not think that I can put it much clearer than that.

[Dame Meg Hillier (Hackney South and Shoreditch) (Lab/Co-op)]

There is a real housing crisis in Hackney, where we spend £54 million a year on temporary accommodation. I visit families, most of them working families, in tragically overcrowded accommodation. We need this social housing as quickly as possible, and I know my right hon. Friend is putting her shoulder to the wheel. Will she visit Hackney to see the work that the council has been doing to build properly affordable social rented council housing? The council could do so much more with more Government support.

[Angela Rayner]

We have over 160,000 children in temporary accommodation, as I have said at the Dispatch Box a couple of times, and it is a scandal that we are in this situation. That is why the Government are making these changes. We make no apology for changing the mandatory housing targets to get Britain building again, because we need those homes and those kids deserve better. We also need to cut the number of children living in temporary accommodation, including B&Bs. We are determined to do that.

[Uma Kumaran (Stratford and Bow) (Lab)]

4. What steps her Department is taking to work with local councils to prevent homelessness.

--- Later in debate ---

[David Davis (Goole and Pocklington) (Con)]

T1. If she will make a statement on her departmental responsibilities.

[The Secretary of State for Housing, Communities and Local Government (Angela Rayner)]

I refer the House to my entry in the Register of Members’ Financial Interests, which states that I am a trade union member.

Let me update the House on the waste dispute in Birmingham. Our priority is tackling the misery and disruption caused to residents. The Government have consistently urged the council and Unite to sit down and resolve the dispute; it is welcome that they met yesterday and that further talks are taking place today, but we continue to press all parties to negotiate that urgently needed resolution.

It is essential to protect public health by tackling the backlog of waste, and my Department is in close contact with the council. This weekend I met the council leader and the managing director, and we are providing ongoing support to address the public health emergency. Collections took place over the weekend, and will continue this week to clear the backlog and protect public health. The Government continue to support Birmingham’s recovery.

[David Davis]

Needless to say, everyone wishes the Secretary of State well with that.

In March, the Chancellor said:

“The regulatory system has become burdensome to the point of choking off innovation, investment and growth. We will free businesses from that stranglehold”.

In my constituency, the Finnish company Metsä Tissue wants to invest hundreds of millions to build a state-of-the-art tissue manufacturing plant. The investment will provide 400 direct jobs, thousands of other jobs and £30 million a year for the local economy, but although the site is a freeport, the investment is hampered by monumental costs of £113 million to make it ready, although the same process on an equivalent site in Sweden will cost £4.5 million. What are the Government doing to correct this problem?

[Angela Rayner]

We have been doing a lot to try to ensure that, under this Government, taxpayers get value for money from the fair and reasonable amounts that we can invest to make land ready for development. As the right hon. Member said, we have the freeports—some of them a legacy from the previous Government—but we want to see infrastructure built, which is why we are bringing forward the Planning and Infrastructure Bill. We have committed ourselves to 150 new major infrastructure projects, so hopefully we will kick-start the economy in a way that his Government was unable to.

[Darren Paffey (Southampton Itchen) (Lab)]

T2. I was delighted recently to see civic and business leaders in Southampton join the Labour council in launching their Renaissance Vision, setting out an ambitious agenda for regeneration and house building in the city. What steps will the Government take in the upcoming spending review to support and enable house building visions such as this?

--- Later in debate ---

[Kevin Hollinrake (Thirsk and Malton) (Con)]

The effects of the Birmingham bin strike have been declared a major incident, they are a national embarrassment, and with 21° temperatures forecast for later this week, they will become a public health emergency. While Labour Members in Birmingham are busy campaigning for an airport in Pakistan, the Secretary of State is unwilling to visit the city or take on Unite. Is that because of the tens of millions of pounds that her party receives from Unite, or, indeed, because of the £10,000 that she received for her own election campaign?

[Angela Rayner]

I thought the shadow Secretary of State was better than that, but heigh-ho.

This is a local dispute, and it is right that the negotiations are led locally. We have made it clear that both parties should get round the table, and I am pleased that that happened on Sunday and talks continue today. Birmingham city council did declare a major incident last week; we expect the rubbish to be cleared, we expect the parties to get round the negotiating table, and we expect this to be sorted out.

[Kevin Hollinrake]

The right hon. Lady still has not explained why she has not visited the city to look at this issue at first hand.

The right hon. Lady’s manifesto sets out the issue of preserving the green belt. In this very House, she said that she would transform grey-belt land such as wasteland or old car parks, but also that she would protect the green belt. In its report accompanying the spring statement last week, the Office for Budget Responsibility stated that most of the additional homes delivered—up to 500,000, according to her—will be built on the green belt. Is it not the case that she has conned the public with her grey-belt policy, and that she has unintentionally misled this House?

[Angela Rayner]

I thought the hon. Member was going to do better, but he did not. The Minister for Local Government was in Birmingham on Thursday, and I am always happy to visit Birmingham. It is a great city and has always been a fantastic place, and I have probably been there more times than the hon. Member has. Under the Tories, the number of homes approved on green-belt land increased nearly tenfold since 2009, so I will not take any lectures. We have said that we will develop on brownfield sites first, and we are taking action to make sure that we deliver the homes and infrastructure that people need. He could learn a lot from me.

[Joe Morris (Hexham) (Lab)]

T3. At the end of January, 14,000 people were still on Northumberland county council’s social housing waiting list, yet hundreds of properties right across the county, including in rural Allendale, remain empty. Given the number of people on the housing list and in desperate need of accommodation, it is a disgrace that the Conservative administration has left them empty for so long. Does the Minister agree that a Labour council, backed by a Labour Government, will do much more to get people off the housing list and into homes?