Building Safety
Bob Blackman Excerpts(4 years, 10 months ago)
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Robert Jenrick
I am aware of the issue raised by the hon. Gentleman. As Secretary of State I am a core participant in the inquiry, and I cannot comment on the judge or his panel. Appointments to the panel are made by the Prime Minister, advised by the Cabinet Office. I know the Prime Minister is aware of the issues raised by the hon. Gentleman, and he will be considering them carefully.
Bob Blackman (Harrow East) (Con)
I thank my right hon. Friend for his statement. There are two issues I want to raise briefly. The first is the extent of the buildings that will now be brought into scope. Clearly, a large number of buildings will now be in scope. Has my right hon. Friend examined how many there will be? Secondly, there is a lot of criticism of the tests themselves and whether they are fit for purpose. Will he review the safety tests to ensure they are brought up to modern standards?
Robert Jenrick
I do not have precise figures for my hon. Friend today, but he is right that the changes we have announced will bring a large number of additional buildings within the safety regime that we have been working through since the Grenfell tragedy. That is a difficult decision to take, but I think it is right. We have to be guided by the evidence. We have to make the necessary changes and then take whatever steps emerge afterwards, but I am very mindful, for example, of the impact on leaseholders and on the mortgage market. That is why my Department is working very closely with lenders to ensure that the steps we have announced today do not have an adverse impact on the market.
Oral Answers to Questions
Bob Blackman Excerpts(4 years, 11 months ago)
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Esther McVey
It certainly is. My hon. Friend hits the nail on the head, and he has a lot of expertise in this area. As I have said, our party is tenure-blind, and we help people along the steps to ownership, to get the house they need at the time they need it, knowing that most people want to own their own home.
Bob Blackman (Harrow East) (Con)
It is the aspiration of every individual in this country to own their own home, but many local authorities that have built council housing have deliberately set up housing companies to frustrate the right to buy. Will my right hon. Friend look at outlawing that practice, so that people who are tenants in their homes get the right to buy and own their own home?
Esther McVey
We will look closely at anybody who is frustrating people’s dream and desire to own their own home. We will continue with the right to buy. We will look at how those receipts are being used, so that we can maximise the new homes being built. Under Labour, 170 right-to-buy receipts bought one new home. Now, we are getting more homes built through the right to buy, and having sold 119,000 homes, we have built 140,000 more.
Robert Jenrick
As I have already said in previous answers, the Government want to build more homes of all types. If we are to tackle the housing crisis, we will need to spend more on infrastructure, which we are doing; further reform the planning system, which I intend to do; and invest more in affordable housing, and we have already invested £9 billion through our affordable housing programme and made a manifesto commitment to introduce another one that is even larger. But do I believe that people in this country fundamentally want to own a home of their own? Yes, I do, and we will do all we can to help more people on the housing ladder.
Bob Blackman (Harrow East) (Con)
Robert Jenrick
My hon. Friend, who has campaigned on this issue for many years, speaks for the whole House. I will of course be signing the book. I am informed by the Leader of the House that there will be a debate in the House on or around Holocaust Memorial Day in the usual way. We must all continue to fight the cancer of antisemitism, in all its forms, on every occasion, and this Government will always do that.
Gujarati Community in the UK
Bob Blackman Excerpts(5 years, 1 month ago)
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Bob Blackman (Harrow East) (Con)
I beg to move,
That this House has considered the contribution of the Gujarati community to the UK.
It is a pleasure to serve under your chairmanship once again, Sir Christopher. I am deeply grateful to the Chairman of Ways and Means for allowing the debate; I believe that the House of Commons has not debated the subject before, although the House of Lords has. I welcome the Minister to his place, congratulate him on his appointment and look forward to his speech. I also welcome hon. Members present, who probably have substantial Gujarati communities in their constituencies and will no doubt wish to participate.
The reality is that the Gujarati community in the UK is sizeable but at the moment we have a severe shortage of data to measure both the size of the community and the contribution that it makes. One of the asks that I have of my hon. Friend the Minister is whether we can start to compile some of that data in future, so that we can measure what the Gujarati community provide. It is important that we recognise their contribution. However, we can say without question that over about two and a half generations the Gujarati community have integrated fully into the host community.
Mr Virendra Sharma (Ealing, Southall) (Lab)
I congratulate the hon. Gentleman on securing this debate, on a subject that has so far been missing in the Commons debate structure. Does he agree that although we do not have much data, in our constituencies and our local communities we can identify Gujarati individuals, as well as the Gujarati community at large, contributing effectively in different spheres in our society, and that we should respect that?
Bob Blackman
I thank the hon. Gentleman, who is the chair of the Indo-British all-party parliamentary group, for his intervention. As the chair of that group, he would naturally raise such a subject and I also know full well how much work he does in his constituency to integrate the various different communities, and I recognise what he has said.
The Gujarati community has integrated so well in Britain because of their religious/spiritual leanings and their ethos of hard work and networking across the community, which we should celebrate.
Most of the Gujaratis in the UK—not all, but most of them—are of Hindu origin and practice Hinduism. All of us who celebrated Diwali last Sunday know that it lasts from about 1 September to 31 January, given the celebrations that go on over that period, but of course last Sunday was the holy day. And we just celebrated the Hindu new year on Monday, so a new year gives us a new opportunity to celebrate what Gujaratis have done here. I wish all those who have been celebrating, “Noutan Varshna Abhinandan”, which is Gujarati for “happy new year”.
First, perhaps, we should consider the state of Gujarat. It is obviously a state in India, which is located on the western coast, near the Arabian sea and bordering the south- eastern tip of Pakistan. It is comprised of 33 districts, it covers just under 76,000 square miles, and its population is approximately 69 million people.
The state, as we know it now, came into being in 1960, when the state of Bombay was revised, and then divided into Gujarat and Maharashtra. So it is a relatively young state in India. The capital city is Gandhinagar. The city of Ahmedabad, which is also in the state, is clearly one of the economic powerhouses of India right now. It is a major population centre and, of course, among the most crucial textile hubs in India.
Figures from the relevant Indian ministry suggest that Gujarat produces 7.69% of the entire GDP of India, so that Gujarat is ranked fifth of the 33 states and union territories of India in that regard. In terms of religious breakdown, which I mentioned earlier, the latest figures show that about 89% of the population are Hindu, 9% are Muslim, 1% follow Jainism, 0.5% follow Christianity, 0.2% follow Sikhism and 0.1% follow Buddhism.
It is fair to say that when Gujarat was created as a state, it was very run-down; in fact, it was a desert. It did not have the economic power that it now has. In fact, it is now recognised as being the economic powerhouse of India, not least because its chief minister between 2001 and 2014 was none other than Narendra Modi, who went on to become the Prime Minister of India and is now delivering for the whole of India what he delivered previously for the state of Gujarat. Under Modi’s premiership in Gujarat, the finances and wellbeing of the state were rapidly improved, in terms of the economy, the lifestyle enjoyed by its citizens and the other indicators that show Gujarat is a vibrant state. And clearly he is doing the same thing for India as a whole.
Most of the Gujaratis in the UK came here in the 1970s; there were Gujaratis who came here before that, but in general Gujaratis came here from east Africa in the 1970s. That started when Idi Amin became dictator in Uganda. Although the Gujarati community in Uganda were delivering the economic benefits of the Gujarati people to the country, Amin took against them. That was because, as a despot, he persecuted ethnic, religious and political groups with whom he did not agree. He deliberately went after the Asian and European communities in Uganda, and approximately 80,000 Asians who had come to Uganda, who were mainly Gujaratis, became the prime target of his blitz on minorities.
Of those 80,000, around 30,000 moved to the UK. I am very proud of the fact that when Idi Amin decided to evict the Gujaratis and other Indians from Uganda, it was Ted Heath, a Conservative Prime Minister, who took those people in and welcomed them. At the same time, Indira Gandhi, who was the Prime Minister of India, refused to take them back. I think that demonstrates how this country has always welcomed immigrants who will participate fully in our country.
Nevertheless, we should remember how some in Britain welcomed those people who came here. In particular, I think of Leicester City Council, which chose to put adverts in the Ugandan newspapers, saying, “Please don’t come to Leicester”. The result is that the Gujarati population now in Leicester is about 15,000, so that advertising was clearly not very effective. And good on the Gujaratis who went there, despite what they were being told.
I was at school when the first of those people arrived and I remember that most of those I met were—I have to say—a bit disorientated. They arrived in snow, which they were not used to. However, they had better English than we had, they were better educated than we were and they were very smart. But they were bewildered. None the less, many of those people I met then are still my friends today. That demonstrates how they came in, participated in the work of the UK and moved ahead straightaway.
Dr Matthew Offord (Hendon) (Con)
I congratulate my hon. Friend on securing the debate. Does he agree that the decision by Idi Amin was certainly his country’s loss and our country’s gain? At the time, people would often criticise and even abuse Gujaratis for being shop owners. However, the reality is that they not only contributed to the economy, looked after their families and paid taxes, but had a significant impact on the rest of society, by bringing about the changes to the trading laws—particularly the Sunday trading laws—that we all now enjoy.
Bob Blackman
I thank my hon. Friend for that intervention. Remember, when these people were expelled from Uganda, they were told to leave everything behind; all they had was literally what they could carry and about £50 in their pockets. They were not coming here with riches and they were not necessarily able to enjoy the fruits of their labour in Uganda. Equally, this movement of people happened not only in Uganda but in Tanzania, Kenya, Ethiopia and other parts of east Africa, where people recognised that such treatment was going to happen.
When Gujaratis arrived here, the host communities were not always welcoming; I have already mentioned Leicester. However—this demonstrates one of the great characteristics of Gujaratis—they spotted an opportunity. If people remember, back in the 1970s our shops would open at 9 am, they would shut at 5 pm or 6 pm, they would close early on Wednesdays, and they were certainly not open on Sundays. Those Gujaratis clearly saw that there was an opportunity, and they went in and bought those shops, borrowing money to do so, and they ran them from about 6 am until 11 pm. They worked hard and they saved money. They wanted to save that money so that their children would have a better life than they had, which is another of the great characteristics of this community, which we have in our presence and do not recognise enough.
That work also meant that the Gujarati community very quickly got to learn the language. If they were not abreast of English already, they certainly came up to speed quickly. That meant that they could provide, as an extended family, a home for their brothers, sisters, wives, children and so on within one home and continue that process. I am glad that the process continues to this day. One of the key characteristics of the Gujarati community is their extended family ties.
I will go through what I consider to be some of the great characteristics of the Gujarati community. They believe in hard work and effort. In other words, they do not rely on state benefits; they get on with the hard work, earn their money and then use it for their families and communities. They believe in enterprise and free-market thinking. It does not get much more free-market than taking over a corner shop and turning it into an outrageous success, which has happened for a number of UK businesses.
I mentioned integration. Gujaratis have ultimate respect for authority, as we can see from their obedience to the rule of the law. According to the latest statistics, released at the end of March 2018, only 343 Hindus were in prison—Gujaratis are predominantly Hindus—out of a total prison population of nearly 83,000. That demonstrates that Gujaratis are far more likely to be victims of crime than criminals. It is their obedience to the law that often means that their contribution to the community goes unnoticed.
Gujaratis also have a great habit of looking after mum and dad. Rather than putting them in a home or saying, “Sorry, we can’t cope,” they will look after them in their own home and ensure that they are looked after in their old age. The whole of society can learn from that. Around 37% of my constituents are from the Gujarati community. Often when I am going about, particularly during the daytime, the grandparents will be looking after the children while mum and dad are at work. That is a great symbol of the extended family and how it helps mums, dad, grandparents and children to stay together as one big family.
I mentioned the desire for education and how important that is. It is very clear that where there are Gujarati families the standard of education in schools shoots up, because they are demanding. They insist that their children get the best possible education. Equally, where Hindu and other faith schools have been set up, demands for improved education are made.
The Gujarati community add value to our community at large, and I am delighted that they have done so, but often they do not speak up enough. My one criticism is whether they have learned the lessons from their forefathers and foremothers of what happened in east Africa, where their positions were taken for granted and ignored. I often say, “You must speak up and speak out for the contribution that you make, and make sure that your hard work achieves recognition.”
We should also pay tribute to the number of Hindu temples—mandirs—that have been created by the Gujarati community in the UK. At the last count, there were some 150 mandirs in the UK. I am pleased that in my short time in politics I not only was able to attend the foundation stone laying of Neasden temple, but enabled the community to buy the site for the Ealing Road temple. I was present at the inauguration of both those fantastic UK mandirs. I have also been to many other mandirs that have been set up over the past 30 years. It is important to recognise that the mandir is not just a place of worship, but a community facility where the whole community come together to learn about religion and to celebrate it.
There are enormous numbers of Hindu festivals throughout the year—hon. Members will know that because we get invited to them, and we celebrate with the community. It is important that during those times the community is warm and welcoming, and brings people in. That is a message for all religions across the country. If they are welcoming, people will understand their religion, and that will end the myths that often build up about particular religions.
Alison Thewliss (Glasgow Central) (SNP)
The hon. Gentleman is making some excellent points. I do not know whether he has yet had the pleasure of coming to the Glasgow Hindu mandir, which recently had a celebration that epitomised what he was saying. Worshippers were celebrating in Kelvingrove Park, with the bands and drums, really bringing people in to enjoy it and embrace it. Does he welcome that kind of community activity?
Bob Blackman
I do. The hon. Lady may not know that there is a bagpipe band that celebrates and is normally present at the Kingsbury mandir. It comes to a range of functions. In fact, I was with the hon. Member for Ealing, Southall (Mr Sharma) only recently where that band led the parade.
Mr Virendra Sharma
It is interesting that the hon. Gentleman has raised one aspect of the community. The community also includes very skilled craftsmen and women who bring their professions into better repute. As he said, there is a focus on education, and families encourage their children to go into professions such as accountancy, medicine and the law. However, the community are not only in Wembley or Harrow; the hon. Gentleman has visited temples in my constituency to see the services that they provide and the community centres that they have set up. Those temples are not only for worshiping deities; they have an integration aspect, with different cultures brought together to provide services to society—social services. He mentioned some of those services, but does he agree that temples provide other social services too?
Bob Blackman
I do. It is clear that the first generation had to do the difficult jobs of taking on the economy and building up their family economies. Subsequently, all the families I have come across want their sons and daughters to be doctors, dentists, accountants or lawyers. They want their children to be professionals and to go on and succeed in life—and, in the main, they do. Gujaratis have become some of the most successful businesspeople across the United Kingdom, and some of the most important professionals, be it in our national health service or in other guises.
I will also mention the Gujarati community’s contribution to charity. All the mandirs and community centres are created through voluntary contributions. If they borrow money, they pay it back, but they do not depend on taxpayer money for the creation of any of those centres. That is another thing for which we can be grateful to the Gujarati community. They do not demand money and they do not expect it, but, boy oh boy, do they manage to raise it in their communities.
Let me end with a couple of questions for the Minister. I mentioned that we need a clear way to capture data to measure the immense contribution made not only by the Guajarati community, but by others. There have been debates in this place on the Sikh community and others, and we must ensure that we capture the data in an appropriate way. Several of us have campaigned to get Gujarati as a language retained on the national curriculum for those people who want it. Having that data enables us to demonstrate the importance of having that language in our schools, if people want to raise that point. Equally, retaining Gujarati as an A-level and GCSE qualification is important to that process.
The Gujarati community can be used as a prime example of how a community can come to this country and integrate. We should highlight the contribution it has made, possibly to show other communities that this is the way that they can not only come to this country and make a success of it, but organise appropriately; to have their own religion and celebrate their culture, but still integrate within the host community. The Gujarati community is a shining example to all communities that they can do so. In his reply, could the Minister shed some light on how we can use their example as a means of saying to different communities who come to this country and make it their home that this is an ideal way of doing so, and how we can celebrate what those people have done and the contribution they make?
Gareth Thomas (Harrow West) (Lab/Co-op)
I find myself in the unusual situation of agreeing with most of the hon. Member for Harrow East (Bob Blackman)’s contribution. It is a most uncomfortable experience.
Gareth Thomas
I am sure it will not last beyond today.
On behalf of the Gujarati community that I am proud to represent, I wanted to add to the list of requests made of the Minister. The first is about flight links to Gujarat. There is a direct flight from Heathrow to Gujarat, but given the scale of the travel needs of Gujaratis in the UK—as I understand it, we are the third largest home for the Gujarati diaspora worldwide—anything that the UK Government could do, perhaps on the back of discussions about the third runway, to encourage more direct flights to Gujarat would be extremely helpful to many of my constituents.
Turning to the issue of visas, many of my constituents still experience difficulties helping their relatives who want to visit, particularly at Diwali. Perhaps the consulate in Ahmedabad could offer advice sessions to the family members of our Gujarati community about what they need to do to have a decent chance of their applications being processed. The last figures I saw suggested that over 60,000 applications for visas from India were being turned down, and given the size of the Gujarati community, I suspect that many of those—the vast bulk of them— are from people hoping to come from Gujarat to visit relatives here.
The hon. Member for Harrow East mentioned the teaching of Gujarati. It is time that we considered providing some funding, through Government or lottery sources, to support the many Saturday schools that are key for those children who take Gujarati at GCSE and, crucially, A-level; relatively speaking, A-level Gujarati has a very small number of applicants. Many of the mandirs that the hon. Gentleman mentioned facilitate those Saturday schools at considerable expense, but other community organisations often have to provide the teaching, and in these hard times, it is increasingly expensive to provide that teaching and book the facilities for it.
The last of my main asks is this: I do not understand why there are not more trade missions to Gujarat, to take advantage of our substantial business links with it. Gujarat is the economic powerhouse of India, and we should not be frightened of turning to the talents of British Gujaratis to unlock further business opportunities for our country in Gujarat.
I was disappointed at the Government’s unwillingness to support the campaign for Diwali, and indeed Eid, to be recognised as a national holiday. If the Government are not willing to reconsider their opposition to making those days public holidays, they should, at the very least, have conversations with business organisations to encourage businesses to be sympathetic to requests for time off on those days. Those are the most important spiritual days for the Gujarati community, so that would be extremely helpful. As the Minister may know, the Jains and Zoroastrians who form part of the Gujarati community in the UK do not get proper recognition on the census. Both have been running campaigns to get those faiths on to the 2021 census, so that their religion can be properly respected, and it would be good if the Minister would use his influence to unlock a more common- sense response from the Office for National Statistics.
I view the Gujaratis in my community through the businesses and services that they provide, beginning with the garage directly opposite my office, which is run by the Halai family, who came over from east Africa but had a home in the Kutch area of Gujarat. They have provided jobs to people in my constituency and provide a much-appreciated service through their garage. They are active in the Shree Kutch Leva Patel Community, which does so much in north-west London; I wish its premises were based in my constituency, but sadly, they are in Northolt. The SKLPC has secured planning permission for a fantastic new India Gardens project, and I wish its trustees well in turning their vision into a reality.
Also linked to SKLPC are the Vekaria family, who run the Vascroft business—contractors that build temples, hotels and many other things. They employ huge numbers of people and are well known in the building community. That business was set up by two brothers from east Africa, but again with huge links to Gujarat, in January 1977. It is a family business still; it has great values, and it is based in Park Royal. All us Members from north-west London have constituents who work for Vascroft.
There is also Sandip Ruparelia, who has links to the International Siddhashram Shakti Centre in Harrow—which, I suppose, is my home temple in my constituency—and to the ISKCON Foundation at Bhaktivedanta Manor. His family, too, was originally based in Tanzania, but had strong links to Gujarat. He arrived in the UK in March 1980, and now runs a huge business, providing banqueting facilities among other things. Perhaps crucially, in the context of the debate about the future of our public services that we will have over the course of the next six weeks, he also runs an important care home service, providing much-valued services to the elderly in my constituency and beyond. He employs 2,500 staff and generates substantial tax revenues for our economy. He is another example of a member of the Gujarati community who recognises his responsibilities to the country in which he lives, but has also kept his links to Gujarat and is hugely proud of them.
The Dhamecha family are part of the Lohana community. Again, they have strong links to Gujarat and have helped the Lohana community in the UK, which is part of the Gujarati diaspora, to set up two centres, both of which, I am pleased to say, are in my constituency. That is much appreciated. Pradip Dhamecha and his family run a huge cash and carry business, which generates substantial tax revenues for the UK economy.
The Solanki family are a north-west London Gujarati family who originally came from east Africa. The father, Mr Solanki, came over in 1964. They run the Asian Media Group. The business is now run by the second generation, with a third generation of Gujaratis actively involved in taking that successful media business forward. All the individuals I have referenced are fiercely proud of their Hindu faith and have links to many of the mandirs, be they part of the Swaminarayan family or other temples in the area.
I also acknowledge the contribution of Gujarati Muslims in my constituency. The superb Dr Merali, a local GP and entrepreneur, is a trustee of the Mahfil Ali mosque in north Harrow. He provides hugely important public services as a GP and through his work with nurseries. He is also engaged with a series of other fundraising projects to support those in need in the UK and back home in Gujarat.
I am privileged to host the headquarters of the Zoroastrian community in the UK in Rayners Lane in my constituency. It is hugely proud of its links to Gujarat, and the fact that the first MP from an ethnic minority background was a Gujarati Parsi. Again, we should acknowledge the huge contribution that the Zoroastrians have made, as part of the Gujarati community, to life in the UK.
All those Gujaratis, in different ways, support my seven reasonable asks of the Government, which I hope the Minister will take seriously in his response.
Bob Blackman
I thank Members from across the House for participating in this celebration. It is very rare that we get the chance to end a Parliament with such as celebration, so that is what we should do. I will end with this anecdote. People who go into a temple—a mandir—can sometimes see a multimillionaire cleaning the statues and the floors, but they will not know that he is a multimillionaire, because he will show no sign of that. I think that is symbolic of the Gujarati community.
Question put and agreed to.
Resolved,
That this House has considered the contribution of the Gujarati community to the UK.
Leasehold Reform
Bob Blackman Excerpts(5 years, 5 months ago)
Commons ChamberRead Full debate Read Hansard Text Read Debate Ministerial Extracts
Bob Blackman (Harrow East) (Con)
It is a pleasure to follow the hon. Member for West Lancashire (Rosie Cooper).
When the Housing, Communities and Local Government Committee started looking at this area, one thing the user groups that came before us wanted was the outright abolition of leasehold. In fact, they regard it as “fleecehold.” I am concerned about the Government’s responses to our detailed report, which makes excellent recommendations —I would say that, because I was party to the report and agree with every one of its recommendations. The Government have just said that they note what the Select Committee has said. There has been no commitment to action, and my request this afternoon is for the Government to take action to implement our report.
I draw an immediate distinction between the sale of houses and the sale of flats. There is clearly no justification whatsoever for a house to be sold on a leasehold basis, but there is a justification for flats. There needs to be more promotion of commonhold to encourage people to participate and use it, but we must always remember that some elderly and vulnerable people do not want to exercise more control and may be happy to have a leasehold property, with someone else managing it for them. We have to be cautious on that subject.
The Government are leaning on the fact that the Law Commission and the CMA are doing reports but, in their response to our report, they have made no commitment to implement whatever recommendations they make, and I hope we will get to that position.
The Select Committee’s report draws attention to the role of lenders and the fact that relatively few will lend on commonhold properties. That was true, but more lenders will now lend on commonhold properties. On mis-selling, most people who buy a leasehold property are first-time buyers. They are often naive and do not understand all the detail, and they learn by their mistakes. The introduction of transparency is therefore vital, as it is not good enough for developers to mislead potential purchasers. It is vital that we legislate for mandatory information, rather than relying on a voluntary code.
On the imposition of freehold purchases, a leaseholder should have the absolute right to purchase the freehold from the developer, either at the point of sale or at some future stage. During our inquiry, we had the scandal of the chief executive of Bellway Homes telling our Committee that after six months it sells all the freeholds to a finance company and washes its hands of them. I said at the time that that is a scandal and I retain that view, and Bellway Homes should stop that practice right now. Given that it does not want to do so, we should legislate.
Sir Peter Bottomley (Worthing West) (Con)
Not only do we think it is a scandal, but the buyers—the finance company—must have known it was a scandal. If the Government, Law Commission or Parliament come forward and say that those houses can be enfranchised on the basis of a formula that means that those buyers do not get their expected bounce of bonus or excessive profits, it will be their fault because they knew.
Bob Blackman
I thank my hon. Friend for that. He is absolutely right, and I compliment him on the measures he has taken on behalf of leaseholders over many years.
The issue of legal advice for individuals who are purchasing, particularly for the first time, is crucial. We found when we took evidence that developers give incentives, discounts and all sorts of other encouragement to first-time buyers to use the same solicitors as they are using. Of course, these solicitors are then acting on behalf of both sides and are not acting independently. That must be bad and this must be made clear in legislation.
On our recommendations on ground rents and onerous terms, the Government have said they have taken note but they have taken no action. The key here is that the Government seem to be driving the view that voluntary action is sufficient. After looking through all the evidence and hearing everyone who has come before us, my view is that voluntary action is not acceptable: we have to legislate and force developers to do the right thing, otherwise they will not.
I also think we have to draw a distinction. We need to legislate to protect people going forward and then consider retrospective legislation to right the wrongs that have been done to leaseholders over many, many years. I also believe that we should legislate to intervene on existing ground rents that are onerous—not only should we do this for future cases, but we should intervene to correct the position on existing leases, because we now have a position where first-time buyers have entered into a lease and cannot sell their property. It is outrageous that we have allowed them to get into that position.
The Chair of the Select Committee has mentioned the position on permission fees. It is outrageous that someone can put a conservatory on a property that they have bought and suddenly the developer is saying, “I want thousands of pounds because you put something on the back of your property.” That should be outlawed.
On service charges, sinking funds, estate management, enfranchisement and forfeiture, it is not good enough for the Government just to lean back and say, “We note what you’ve said and we will consider what needs to be done.” We need legal action. I suggest that when the Law Commission and the CMA report, we come forward with a substantial piece of primary legislation to correct this market, as that is what will be needed. Unless we commit to doing that right now, these developers will carry on fleecing their customers.
Justin Madders
My hon. Friend is absolutely right. I do not see that we need to wait for the Competition and Markets Authority investigation to conclude before we come up with tangible legislation to help leaseholders now. It is important that that investigation is carried out, however, because I think it will shine a light on wholesale practices. I have seen evidence such as the CBRE market review of 2013 saying that “leases had been optimised” in terms of rent review clauses, notice fees and other provisions to maximise freehold sale receipts for developers. It talked about soft income being generated from insurance premiums, commission, service charges and enfranchisement premiums. There is clearly an industrial-scale racket going on, and it is important for the future of the industry that we get to the bottom of it and find out who is responsible and make sure that they never get the chance to do it again.
Perhaps what is most concerning in this respect is that evidence has emerged of what are described as forward purchase agreements. These are contracts between an investor and a house builder to acquire a scheme before the individual units have been sold off on long leases. These agreements can often be in place as construction is ongoing, or even before commencement. It would be interesting to know which developers had forward purchase agreements in place before completion of their developments, because if they did they surely had a responsibility to inform the prospective leaseholder prior to their making their purchase that such an agreement was in place.
Instead, what we have heard from constituents is that they were told the exact opposite: they were told freeholds would be available to purchase after two years. Was this a deliberate deception? What did the sales staff know? Just how deep does this scandal run? For those reasons and more, we need a fully independent inquiry into the whole scandal so that those responsible are held to account for their actions and we get a house building sector that works for everyone, not just itself.
Bob Blackman
I thank the hon. Gentleman for his contribution thus far. One aspect that has not come out during this debate, however, is the excuse used by developers about the use of common areas that need to be built on or utilised for the common purposes of all the houses in the development. Does the hon. Gentleman agree that that scandal needs to be exposed as well?
Justin Madders
The hon. Gentleman is absolutely right to say that that is used as an excuse. When I was growing up, the common areas were usually run by a body called the local council, and rates or council tax would be paid to cover the costs. We need to look at the way that has been developed in recent years. Now, it is all about maximising profit.
I appreciate that we are pressed for time, so I will conclude by making a direct plea to the Minister. If the Government are serious about ending the abuses in the leasehold sector, they should adopt my party’s proposals to allow leaseholders individually or collectively to buy their freeholds under a fixed formula paid to the landlord. This is similar but not identical to my 2017 private Member’s Bill. The Government could also cap existing ground rents at £250 a year or 0.1% of capital value, whichever is lower, and cap the cost of buying the freehold at 1% of the capital value. Alternatively, they could just do a multiple of the ground rent. I am not precious about my private Member’s Bill; I just want to see something done—anything that gets us to a place where existing leaseholders can find a way out of this.
There are many things that can be done—there are many things that need to be done—and there is no reason why we cannot get on with them now. Parliament has been stuck in a rut for months because the Government have lost control of the Chamber, but if they came forward with a proposal along the lines we have been talking about today, there is no doubt that they would find more than enough support on both sides of the House for getting real tangible laws on the statute book as soon as possible to offer help and hope to the many thousands of people still stuck with toxic leases. I say to those on the Government Front Bench: work with us now; let us end this scandal once and for all.
Oral Answers to Questions
Bob Blackman Excerpts(5 years, 6 months ago)
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Bob Blackman (Harrow East) (Con)
I congratulate my right hon. Friend on his answers thus far. May I commend to him a booklet published in 2011, with a forward by one of his notable predecessors, on efficiency in local government, which I had something to do with? May I suggest that no authority in the country has yet taken every single efficiency measure, and that we should roll that out right across the country?
James Brokenshire
I certainly look forward to perhaps continuing this discussion with my hon. Friend outside the Chamber, and I commend him for his work in rightly highlighting the issue of value for money. Of course we can and should do more, and it is important that where there is good practice we learn from that.
Non-Domestic Rating (Lists) Bill
Bob Blackman ExcerptsMonday 17th June 2019
(5 years, 6 months ago)
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Rishi Sunak
I am not sure I would like to go down in history as the man who revalued people’s homes to tax them more. The Chair of the Select Committee on Housing, Communities and Local Government makes a fair point, but the difference is that the statutory basis for business rates requires that the overall revenue raised remains neutral in real terms, taking account of appeals and increases, so it is necessary to ensure that that happens in practice. As a result of doing that every five years since 1990, the Government have enacted a revaluation.
Following the 2010 revaluation, and in the face of the economic downturn, the planned 2015 revaluation was postponed to 2017. That reflected the need at that difficult time to give businesses more certainty. Quite rightly, however, it also led to renewed interest in business as to how often we should in the future revalue for business rates.
Bob Blackman (Harrow East) (Con)
I will not be as mischievous as the Chairman of the Select Committee, but there is an issue that needs to be dealt with. Various Treasury and Ministry of Housing, Communities and Local Government reforms have resulted in many reliefs and opportunities for people to run small businesses without having to pay any business rates at all. Is it not time for a fundamental review of business taxation, to make it fair and reasonable and to ensure that those people who operate online also pay their fair share of business taxation, rather than relying on those businesses that happen to be in situ?
Rishi Sunak
I feel like I am being pincered by the illustrious senior members of the Select Committee. Of course, the issue of business rates vexes many people, but my hon. Friend is right to point out that, because of the various reliefs enacted by this Government, it is the case that fully one third of all businesses pay no business rates at all, and that is to be welcomed.
Notwithstanding the fact that I would be straying far from my brief and treading on the Chancellor’s toes if I addressed the broader structure of business rates taxation, it is worth saying that when the Treasury last looked at the issue a few years ago, there was no consensus among the business community about what might replace it. On digital taxes in general, although it is not quite the same, the digital services tax mooted by the Chancellor goes in part towards addressing the issue raised by my hon. Friend.
To return to the Bill, the response of businesses to the consultations and engagements was very clear: they thought that the revaluation cycle should be shortened, and the most popular option emerged as three years. Therefore, this Bill makes three changes to the rating system in England.
First, the Bill will bring forward the date from which the next revaluation takes effect, from 1 April 2022 to 1 April 2021. Secondly, the Bill will ensure that, thereafter, revaluations will take effect every three years, so the next revaluation after that will be in 2024, and so on. Thirdly, the Bill will change the last date by which draft rateable values must be published in the lead-up to the revaluation, from the preceding 30 September to 31 December. That period, during which new rateable values are published before the list comes into force, is known as the draft rating list.
Business rates is a devolved policy area, but the Bill also applies in part to Wales. As in England, the next revaluation in Wales will be brought forward to 1 April 2021. I understand that the Welsh Government are considering options for the frequency and nature of revaluations thereafter, so the requirement for three-yearly revaluations does not yet apply in Wales. Entirely different legislation applies in Scotland and Northern Ireland, but I understand that both countries are committed to having more frequent revaluations.
Hon. Members who have been following the proceedings of the Select Committee on the Treasury inquiry into the impact of business rates will have seen a range of business groups support the move to more frequent revaluations. I will end with a quote from the evidence provided by the Association of Convenience Stores:
“More frequent revaluations will allow rateable values to link more closely with the non-domestic property market and three-yearly revaluations strike the balance between VOA resource and accuracy for business.”
In conclusion, I am very glad to be able to make this improvement to the rating system, and I commend the Bill to the House.
Jim McMahon (Oldham West and Royton) (Lab/Co-op)
First, may I refer Members to my entry in the Register of Members’ Financial Interests? I am a vice-president of the Local Government Association. We are very supportive of more frequent revaluations. There are growing calls to make sure that that happens, not only to ensure their relevance but to remove any potential sharp cliff edges—the longer a revaluation is left, the more the valuations between regions drift.
The LGA, though, would like the Government to go further, and asks them specifically to reduce the significant backlog of appeals: there are a staggering 65,000 unresolved appeals from 2010 in the system. That is important because local councils have to have £2.5 billion in reserves, in case those appeals are successful and the risk is carried by council services. The LGA also asks for the appeal period to be capped at six months. Again, that would reduce the financial exposure for which local authorities would have to make provision through their reserves. The LGA believes that that would be more appropriate.
We must consider the impact of revaluations with regard not only to the changing nature of demand—including for retail, office and other types of uses—but to the geographical shift away from our regions to London and the south-east, as shown by the most recent revaluation. The net take for the Treasury has to be broadly the same, and the revaluation reflects the increase in value in London and the reduction in the regions.
In the 2017 revaluation, it was only London that experienced an increase in all values across all sectors: retail was up by 26.2%, industry by 15.1%, office by 21.2%, and other uses by 25.7%. Every other region, bar the south-east, experienced a reduction in retail values, including by 1.2% in the west midlands and by 6.8% in the north-east. Although office values were more mixed, Yorkshire and the Humber experienced a decrease in value of 13.25%, followed by the north-east, which was down by 12.5%. A real shift is taking place away from our regions, primarily in the north, towards London and the south-east.
Let me paint what that picture means in pounds and pence, because that is what the Treasury cares about when it comes to business rates. The square mile of the City of London alone is now valued higher than the whole of Wales. Westminster City Council and Camden Council together are worth more than the whole of the north-west of England. Greater Manchester alone is valued higher than the whole of the north-east of England. We are seeing major shifts in values across the country, focusing not just on the capital but on the city bases away from our towns.
Why is that important? As more local authorities move towards business rate retention schemes, all with varying degrees of retention and because of that different degrees of exposure, there will be an impact on those with 100% retention in particular. Councils will be asking—following the next revaluation in 2021, should the Bill go through—what safety net will be in place to ensure that councils with perhaps weaker economic bases are not disadvantaged because they have opted into a business rate scheme. That is not because they have not been working hard to drive their local base—many have been doing that, which is why they went into the scheme in the first place—but because the nature of demand in those places has changed so much.
In Committee, when we have a bit of time to secure evidence to test some of these ideas out, I hope there will be a spirit of wanting to work together to try to make the system work. We have heard some pushing demands from Members who, quite rightly, recognise that council tax and business rates are both very important property taxes which also have limitations. It is important that both are sustainable and fair on the payers.
Bob Blackman
The hon. Gentleman provides an analysis, which I recognise, of the changes that took place during the previous revaluation. He also says that there is an opportunity for local authorities to grow their economic base. Has he done any economic analysis of how successful those areas of the country that have seen a greater fall in their valuations have been in attracting businesses, in particular where public services and Government Departments have been devolved to those areas, which can increase the economic basis of those local authorities?
Jim McMahon
We have done that analysis. We have spoken to local authorities that are part of the retention scheme and where they have managed to capture the uplift in growth of values. I should say, however, that in combined authority areas and city regions, where we take the locality in the round we are seeing a shift away from towns to cities. The cities are performing very well and we are seeing stability in the retail and office markets, but we are not seeing the same repeated in the neighbouring towns that can be only a mile or two up the road. In terms of net gain, a lot of them will have to bring forward their strategic plans to ensure they are developing enough big employment sites, because it will eventually come down to square footage as we see the nature of it shift.
Let us be honest: we are talking about an online sales tax. The Government have really resisted that. There are some legitimate reasons to be cautious, particularly in terms of EU legislation and what that might mean for a potential challenge, but the fact is that we have not addressed, even within the business rate regime, how completely unfair it is for the high street anchor store —John Lewis, Debenhams and so on—which brings in footfall into town centres and supports the other retailers. The Amazon big shed on the edge of the motorway pays a fraction of the business rates to occupy that space, when it is actually a more productive space direct to the consumer. There is a lot of room to go here, not just to rely on an internet sales tax, but to get around a table, work through the detail cross-party and really test what areas are not controversial. Most people who understand this recognise that the system has to catch up with the changing times. That offer has been on the table for a while and perhaps one day it will be taken up.
High Streets and Town Centres in 2030
Bob Blackman Excerpts(5 years, 6 months ago)
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Bob Blackman (Harrow East) (Con)
It is a pleasure to serve under your chairmanship, Mr Stringer, I believe for the first time. As a distinguished former leader of a city council, you will understand the importance of the high street not only to our towns and cities but to people across the country. I apologise to the hon. Member for Sheffield South East (Mr Betts), the Chair of the Select Committee, for being slightly late for the debate; I was engaged as the secretary of the 1922 committee, administering the ballot for the leadership of the Conservative and Unionist party.
I have a long memory of the high street; when I was a young lad, the shops were open probably five days a week: on Saturday all day, closed on Wednesday lunchtime and often closed on Monday, too. It was the advent of another subject dear to my heart—large-scale immigration to this country—that enabled the Gujarati community and others to come here and see the benefit of cornering the market and opening for longer. That shows how retail outlets have to change with the times. It is no longer good enough to be open from 9 to 5.30 or 6; shops have to be open seven days a week to make money.
I think it is fair to remind the Minister that this report is cross-party and its recommendations are agreed and strongly endorsed by all members of the Select Committee, so they have a lot of strength behind them. I want to touch on one or two things that are appropriate on this issue. First, to rejuvenate our high streets, I agree with the hon. Member for Dulwich and West Norwood (Helen Hayes) about allowing retail properties to be converted to rather unsuitable homes for people. They were originally intended to be retail units and were not built as homes, and often they are unsatisfactory.
However, there are large numbers of flats above high-street shops that were originally made as homes. A lot of those have been converted to become storage units, office space or for other purposes. To rejuvenate our high streets, we need to get people back to living in those properties. In times gone by, the shop owners would live above the premises and have a very short commute to work. These days, that is not the case. We need, and should encourage, a rejuvenation project to encourage those properties to be brought back into use for living accommodation.
The Chair of the Select Committee mentioned our visit to Darlington and Stockton. It was shock to us that Marks & Spencer—a key store in the middle of the high street—had closed down. We asked why, and were told that it could not make money. It had a 250-year lease on the property, and the property owner quite reasonably said, “Fine. You just keep paying us for 250 years.” No one would take on the lease because it was too expensive, so it blighted the whole high street. The Government need to look at ownership of properties, because without understanding who owns properties and what pressure can be brought on them to change the basis of rent or encourage them to let the properties at a reasonable rate, our high streets will be blighted forevermore.
I was also struck when I had a briefing from Tesco about business rates and their impact on its stores. Tesco, a very successful company across the UK, has concentrated not on the big retail stores but the smaller, Metro-type operations on our high streets. That is welcome because it brings retail back to people at a reasonable price, drives footfall and encourages the development of other comparable retail units on the high street. The slight problem is that its finances on turnover and business rates are remarkably tight. It makes only something like a 4% margin, so if retail sales fall, those stores will be in potential crisis. If they close, many other stores along that high street will close with them, because people will not go to them. There is a fact of life that we must look at: frankly, business rates for retail units are not fit for purpose and need fundamental reform.
The arguments about an online sales tax are reasonable, and I think there are concerns. The first question is whether we can collect the money. Business rates associated with a property are relatively easy to collect. However, an online sales tax should also be reasonably easy to collect. The next issue is where that money goes. If an online sales tax is introduced on warehousing or companies such as Amazon, will it be collected from a central point and then distributed? How will it be provided to local authorities, which will depend on business rates, or some form of business taxation, for their funding?
My answer is that we need an online sales tax, but it needs to be set at a reasonable rate—1%, 2% or whatever—and then distributed on the basis of the business rates income that otherwise would have accrued to a local authority. That is one way we could make this happen. Not reforming business rates is completely unacceptable, because the burden will become greater and greater. The other issue that affects retail units is that, as the Government response to our report shows, the Government have done a whole series of complicated things that, frankly, have distorted the market completely. They have distorted business rates and made them even less fit for purpose, which is why we need fundamental reform and review.
High streets up and down our country have gone through various problems, and many of them are looking a bit tired. They need to be refreshed and reconsidered. We need new ideas, new shops, new facilities and encouragement from local authorities to increase footfall to those premises. We must build up the partnership between local authorities and retailers. It is a symbiotic relationship: the reality is that if local authorities do not co-operate with retailers, they will lose business rates income, which will be even more important to them in the future. We look to my hon. Friend the Minister to come up with some wise words and stronger action—particularly on business rates, on which the Government’s response was rather disappointing. I hope we see further action from the Government in that area.
Housing, Communities and Local Government
Bob Blackman Excerpts(5 years, 8 months ago)
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Bob Blackman (Harrow East) (Con)
Mrs Wheeler
I thank my hon. Friend for that question. The Housing First pilots are in the Greater Manchester, Greater Birmingham and Greater Liverpool areas, and £38 million has been put aside to assist with them. The Mayor of the Greater Birmingham area, Andy Street, phones me regularly to tell me about the progress on the Housing First pilots in the west midlands. The pilot in Liverpool is going quite well too but, sadly, the one in Manchester is not going as well, but I like a bit of competition between the three Mayors and I am sure they will all step up.
[Official Report, 8 April 2019, Vol. 658, c. 12.]
Letter of correction from the Under-Secretary of State for Housing, Communities and Local Government (Mrs Wheeler):
An error has been identified in the response I gave to my hon. Friend the Member for Harrow East (Bob Blackman).
The correct response should have been:
Housing, Communities and Local Government
Bob Blackman Excerpts(5 years, 8 months ago)
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Bob Blackman (Harrow East) (Con)
Oral Answers to Questions
Bob Blackman Excerpts(5 years, 8 months ago)
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Mrs Wheeler
Obviously, the figures that the hon. Lady reads out are desperate and sad news. We are working with the Department of Health and Social Care to ensure that when a homeless person dies, a safeguarding adult review takes place, where appropriate. The safeguarding adult review process was set up not to review every death of an adult considered to require safeguarding but as a process for learning lessons where the safeguarding adults board is of the view that local partners could have done more to prevent a death resulting from abuse or neglect.
Bob Blackman (Harrow East) (Con)
Mrs Wheeler
I thank my hon. Friend for that question. The Housing First pilots are in the Greater Manchester, Greater Birmingham and Greater Liverpool areas, and £38 million has been put aside to assist with them. The Mayor of the Greater Birmingham area, Andy Street, phones me regularly to tell me about the progress on the Housing First pilots in the west midlands. The pilot in Liverpool is going quite well too but, sadly, the one in Manchester is not going as well, but I like a bit of competition between the three Mayors and I am sure they will all step up.[Official Report, 9 April 2019, Vol. 658, c. 2MC.] [Official Report, 11 April 2019, Vol. 658, c. 6MC.]