Construction Standards: New Build Homes

Anna Dixon Excerpts

Tuesday 25th March 2025 Westminster Hall

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

It is a pleasure to serve with you once again, Ms Jardine. I, too, add my congratulations to the hon. Member for Sherwood Forest (Michelle Welsh) on securing the debate.

I was reflecting, as we watched House staff go about their business, that Hansard will record all the words that have been spoken by Members in this debate. Indeed, they will mirror some of the historical records of ancient Rome and ancient China, when politicians complained about the quality of the construction of the Great Wall and many iconic buildings, and reflected on what could be done to ensure that buildings were constructed to the standard needed.

Of course, for each new generation the specific challenges change. We have different aspirations for the standard of our homes, as well as different technology and construction methods, and we need to ensure that what is built is fit for purpose. Although its focus has been on new homes, the debate has been wide ranging, touching on elements of housing tenure and the implications for the ability of occupiers to get change dealt with, the complications of the legal situation around warranties and insurances, and the challenges reflected in the ability or otherwise of local authorities to address complaints when they are brought forward.

The hon. Member for Newbury (Mr Dillon) started out talking about tenant satisfaction. It is striking that, on the whole, people in the UK describe a high level of satisfaction with their accommodation, private renters being the most satisfied. Beneath that, however, as the hon. Gentleman set out, there are a number of challenges.

I encourage the hon. Member for Sherwood Forest to make contact with my hon. Friend the Member for Wyre Forest (Mark Garnier)—a forest theme seems to be emerging among Members raising this issue—who has a private Member’s Bill specifically on consumer protection for those who commission building work. That would begin to address in law many of the issues that have been raised this evening. Indeed, earlier today I informed a group of housing associations about the need to appoint a clerk of works for new developments—someone who is there every single day, monitoring on their behalf exactly what is being constructed, in order to ensure that the kind of problems that Members across the Chamber have described are not present when they come to undertake the landlord role in those properties.

The Federation of Master Builders has a number of proposals to ensure that the construction industry in the UK adopts significantly higher standards, not only building on the experience of other countries but reflecting the particular circumstances of the UK housing market.

[Anna Dixon (Shipley) (Lab)]

Talking about future-proofing our homes, a key things we could do with an ageing population is to ensure that all new homes are built to higher accessibility and adaptability standards. The previous Government consulted on that, but never implemented anything. Does the hon. Gentleman agree that that was a lost opportunity? By not implementing M4(2) standards, many new homes have been built that do not meet those higher standards.

[David Simmonds]

I would not describe that as a lost opportunity, but it is an opportunity that we need to consider. We recognise that we have a new Government with aspirations for housing. We had a Government who, despite all the challenges, set themselves a target of about 1 million homes and came very close to delivering on that during the life of the previous Parliament, but as I frequently point out in debates, we need to ensure that we are not simply thinking about the numbers of units. The 1.5 million target is not something we can achieve by packing the highest number of properties—studio flats—into various locations. We need to think about the nature of the homes and the type of housing that communities need, and about how a more nuanced approach can ensure that we build homes that support our housing market. For example, people may wish to downsize or to move because of disability, and to find accommodation that is fit for purpose in their local area.

A number of Members touched on the role that building control services play in signing off developments to assure that they are fit for purpose. All the debate, as reflected on by Members across the House, has demonstrated the complexity of this issue: fire safety is considered through the lens of one set of legislation; building control is about fitness of construction standards; the local authority has its planning responsibilities to ensure that what is built is what has planning consent; and, too, there is the insurance industry, which in essence is a private market that decides for itself what it considers fit to be an insurable and occupiable property. That has enormous influence.

In my constituency, I have the former Royal Air Force Lime Grove development constructed by Taylor Wimpey, where I have been engaging with constituents since I was first elected. That has been a very slow process, not least because things such as drainage have been built well below the standard required and can only be rectified if we are prepared to demolish all the homes that sit on top of that drainage. Those kinds of challenges are enormously complicated.

I place on the record my thanks to my hon. Friends the Members for Berwickshire, Roxburgh and Selkirk (John Lamont) and for Keighley and Ilkley (Robbie Moore), and the hon. Member for Ashfield (Lee Anderson) for the points they made. They described from their personal experience how they engaged with developments that took place in their constituencies in different ways—to enable new occupiers to bring to wider public attention the concerns that they identified, to hold local authorities to account for failure or lack of action, to deal with issues that were patently obvious and needed to be addressed, and to deal with some of the legal complexities, as my hon. Friend the Member for Berwickshire, Roxburgh and Selkirk described. It is all very well having a contract and legal rights in theory, but if those rights cannot be enforced, they do not lead down a useful path.

If we were in government, we would be taking forward these matters, but as we are in opposition, we are challenging the Government to consider them. I will make a few brief points in that respect. A number of Members have highlighted adoptable standards as a significant issue that needs addressing. In encouraging new planning applications to be delivered, I encourage the Government to consider how we will ensure that adoptable standards are complied with. Members on all sides have raised a number of examples of subsequent landlords, such as FirstPort, whose management of the sites has been completely inadequate and compounds the other problems that have been described.

Finally, as we consider the learning from the Grenfell report, which highlights just how complex these projects are to manage, can we ensure that the learning described by the hon. Member for Mansfield (Steve Yemm), where the private sector and the local authority worked well together to bring innovation to bear and to ensure higher standards, is put into the structures of our legal approaches when it comes to all the different issues around development, housing, planning and building control described by Members across the Chamber this evening?