Rural Housing Targets
Damian Hinds Excerpts(3 days, 20 hours ago)
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Damian Hinds (East Hampshire) (Con)
I beg to move,
That this House has considered housing targets in rural areas.
It is a huge pleasure to see you presiding over us today, Ms Jardine.
I want to talk about housing targets for rural England in general and for my constituency of East Hampshire in particular, and I want to talk about three dimensions. The first is the balance of development between urban areas and rural areas. There is a general point about the balance in the whole country, but it has particular significance in my area. With the new formula, there is too much emphasis on building in the countryside, which will be bad for economic growth and our decarbonisation agenda, and injurious to the countryside. I will ask the Government to look again at the formula.
The second dimension is the mix of housing types that we are incentivising to be built, which is not weighted enough towards the more affordable housing that we so badly need, and the third dimension is the balance of development in my constituency specifically. We have a national park boundary cutting through the constituency, and whatever the overall numbers, there is a question of balance within the specific area.
We all know that we need more homes, so let us not have a discussion about which party is more serious about that. Figures published yesterday project a big population increase of 4.9 million over the next 10 years, which will be driven by net immigration. Those numbers are too high and we need to bring them down, but, in any case, there is already pressure from the growth in population and housing demand that we have had, which is partly to do with net immigration but also to do with factors such as people living longer and the tendency towards smaller households.
We all care about housing. Of the four highest completion numbers since 1997, three have been since 2019, under Conservative Governments. The Government want to increase the housing target to 370,000 homes a year, and they changed the formula to do that last month. By some margin, that would be the highest number of completions in a very long time—I think the highest in a single calendar year since 1997 is about 180,000. There are doubts about how realistic the target is, especially given labour and materials constraints on the supply side.
If this building is going to be done, it is exceptionally important for public confidence—as MPs, we hear this the whole time—that it is accompanied by not just the promise, but the delivery of the right services and infrastructure. It is true that most of those services are statutory requirements—sewerage will come, because it is a requirement. Hampshire county council does a good job of place planning and predicting where places will be needed, we know that funding for GPs follows the population, and so on, but, as I think all MPs have heard, there are still worries and doubts about the timeliness of that. In particular, there is a worry about whether, if we have a sudden massive increase in building but there is a shortage of builders, the schools or GP surgeries that are needed will be prioritised over the houses.
Mr Richard Holden (Basildon and Billericay) (Con)
This is exactly the issue facing my constituency, where two proposed large developments are going through planning, one on Wash Road on the outskirts of Noak Bridge, and the other—it went through a couple of weeks ago—on Laindon Road in Billericay. There are huge pressures on local services; local primary schools are overflowing. When we see our local authorities changing from two-tier to unitary and being moved around, there is real concern that section 106 money will not even go towards the needs of the communities having housing imposed on them. Does my right hon. Friend agree that that adds extra complexity to the situation?
Damian Hinds
I agree with my right hon. Friend, who has done an outstanding job of highlighting such points, including on the Floor of the House, to the benefit of his constituents.
It is also important to pay attention to maintaining the character of areas. We talked in the past about urban sprawl, but increasingly we face the risk of rural sprawl, with ribbon developments that lose the distinction between settlements. In addition to a beautiful landscape, my constituency has an important cultural heritage, as the home of Jane Austen. That is important not only to people who live in East Hampshire but to many who visit from elsewhere in the country and from abroad.
On the new formula, the Government need an overall 50% uplift in housing numbers, but in many areas they will increase by a lot more. East Hampshire is one: our target will increase from 575 to 1,142, or 98%—let us just call that doubling. That is not unusual. Colleagues will have seen that the Library paper looked at 58 mainly or largely rural local authorities and found that all had had an increase, two thirds had had one above 50%, and the average increase was 71%.
Meanwhile, in urban areas, increases are much lower—more like 16% or 17% on average. Quite a few places will see a reduction, including large parts of London and Birmingham. The Library analysis found that 37 out of 41 local authorities with a decrease were urban. I want to stress that this is not about a north-south divide; it is specifically an urban-rural divide. The County Councils Network has helpfully provided figures showing the difference in county areas. Compared with the south-east, the north-east, north-west, and Yorkshire and the Humber have much higher average increases, albeit from a lower base.
It is also important to note that this is not about correcting an historic mistake. People might think that not much building has happened in the countryside in the past, but looking back over 20 years, the rate of building—the number of additional dwellings relative to the existing dwellings per thousand households—has been higher in predominantly rural areas than in urban areas.
That shift from urban to rural is a problem for multiple reasons. One of them is a big theme today: economic growth. I am sure the Minister has a lot of time for the think-tank the Resolution Foundation. Its analysis is that tilting development towards cities, because of the agglomeration effect and other factors, makes a material improvement to growth prospects. It is also important for another theme of the day. We talk about airport expansion and the tension between economic growth and decarbonisation. When housing moves towards the countryside, that is bad for decarbonisation, because the numbers are so high that houses have to be put everywhere and it is not possible to focus on the relatively small number of places that have good strategic transport links. That hardwires reliance on the motor car, which in constituencies such as mine means two cars per couple in a household.
Why does the formula do that? We do not have the time to explain. We would need whiteboards, Excel and possibly PhDs to go through this subject—you might already have a PhD in this subject, Ms Jardine; I do not want to suppose otherwise. Various changes have been made to the formula, in particular the multiplier that gets applied to the affordability calculation, which has risen from 0.6 to 0.95. That means that the affordability calculation does a lot more work, and is more important than it was before.
No calculation of affordability of housing is close to perfect. There are all manner of problems with trying to make such a calculation. In particular, with the formula that we use today, there is a proper debate to be had about the balance between workplace earnings and residency-based earnings. Sometimes we talk about a choice between the two, but I think they are both relevant to the affordability of housing. It is also about the distinction between earnings and income, and whether we are really comparing types of housing like for like.
As I say, this is not the place to discuss those issues in detail; it is not possible in a debate format. However, I will say to the Minister that I am sure the formula looked logical when it was done on paper or a computer screen, and I am sure it was done for the right reasons, but in practice it has delivered perverse outcomes, which will reduce housing development in urban areas and harm growth, and it will be extremely difficult to deliver—certainly, it will be impossible to deliver sustainably in the countryside. The formula is an errant, rogue algorithm. We know what that feels like because it happened when we were in government, too; it can happen to anyone. The important thing is to address it as quickly as possible once it is spotted. Whatever their intent was, given the outcome, I ask the Government to look at the formula again.
The second issue is that the formula does not encourage enough of a change in the mix towards homes that are actually affordable. I will say what I mean by “actually” in a moment, but first I want to note the good work of my constituent, Nick Stenning, who has helped me in this area. We want more affordable homes, but when constituents come to my surgery and say that they want housing to be more affordable, they do not mean it in the sense the public sector means it, which is what I call Affordable with a capital A—the very strict definition of housing association rent, council rent and part ownership. They just want a home they can afford. Of course that includes those types of tenure and rent, but young couples overwhelmingly aspire to own their home, and we should be in the business of helping them to do that.
All other things being equal, for a developer, the best economic returns come from larger, costlier houses. When we consider that there is a premium on new build homes anyway, that means that, paradoxically, in spite of the economic theory, when we add more homes, the median price increases because we are adding them in the top half of the distribution. We then get a cycle that ends up calling for more of the same. We say, “Well, this area is now even less affordable than it was before, so we need more houses,” and we get more of the same homes. That is not entirely true, of course—there is a mix, but it is disproportionately weighted towards four or five-bed executive homes. I ask Ministers to look again at that; I am sure we have the same objective in this regard.
The third and final area I want to cover is specific to my constituency. It applies to a lesser extent in other areas with so-called national landscapes, but there are literally only one or two areas in the country where it applies to quite the extent it does in mine. The South Downs national park is an unusual national park: it is England’s newest, but it is by far the most populous. Its population density is about 3.5 times that of the Lake District national park, which has the next most dense population. It has huge swathes of open countryside but also significantly sized settlements, one of which is Petersfield in my constituency. Alton, which is outside the national park, is a similar size to Petersfield. They are both historic market towns and many of the people living there have the same needs and objectives, but they are treated completely differently from a housing development point of view.
There would be no point in having national parks if they did not have special protection, but the problem I have is that so much of my district—57% of the land area—is inside the national park. We have to calculate the housing need on the basis of the entire area, but that need has to be accommodated overwhelmingly in the area outside the national park. When there is a change—for instance, the number has just gone up—but the numbers that can be accommodated inside the national park do not change, we get a magnified, leveraged effect in the parts of the district outside the national park.
We would not expect development to be in proportion to landmass; otherwise, there would be an awful lot more building in, for example, the constituencies of the hon. Members for Caithness, Sutherland and Easter Ross (Jamie Stone) or for Hexham (Joe Morris). Other things being equal, we would expect it to be broadly in proportion to the existing development and existing population. In the district of East Hampshire, the South Downs national park accounts for 27% of the population and, since the national park came into existence, it has accounted for 15% of the housing development. However, with the change in targets, and without that much changing in what the national park is planning to do, it will account for 8% of the housing development, as against 27% of the existing population.
That fact creates particular pressures just outside the boundary of the national park, in places such as Alton, Holybourne, Four Marks and Medstead—all the way along the A31—and in the south of the district around Horndean, Clanfield and Rowlands Castle. There is already an imbalance between housing affordability inside the national park and housing affordability outside it, as was demonstrated by the bespoke analysis that the Office for National Statistics kindly produced. That imbalance will widen over time, and that has implications for the age mix of people living inside the national park, and therefore for the viability of schools, churches, shops, pubs and so on.
Mr Holden
My right hon. Friend is being very generous in giving way. My question touches on that point about the balance between urban and rural. Semi-rural and rural areas are now being densified, and given the changes in the requirements on new buildings, places such as London are seeing less extra densification. Does he agree that the Government should be looking at schemes such as the one up at Finsbury Park, to which the Industry and Parliament Trust will take us on a visit in the next few weeks? A post-war estate of 2,000 homes is being transformed into 5,500 homes. That is proper urban densification around a major existing transport hub, and it means that those houses are not being built in the green-belt areas that he is talking about.
Damian Hinds
My right hon. Friend makes an interesting point. In fact, there is a good example of that in my constituency, on a much smaller scale. Those schemes can materially improve amenity: we can make a better-looking housing estate and add facilities, such as a shop, even a pub, a better children’s playground and so on, that can benefit everyone.
Hon. Members will be pleased to hear that I am coming to the end of my speech. I do not want to overstate matters: the South Downs national park authority does build houses. In fact, it builds more houses, or plans for more houses, than other national park authorities. It co-operates and communicates with East Hampshire district council. However, we still end up with this imbalance, which is bad for both the part inside and the part outside the national park. Quite apart from the question of balance, there is also the question of public confidence, democratic accountability and responsiveness —people knowing how the numbers have been derived, rather than the council effectively having to be a number-taker, as it were, because of the decisions of another group.
My primary ask of the Minister is that he look again at how numbers are distributed between urban areas and the countryside overall. However, I also ask him to look again at how the calculations work in areas such as mine, so that we do not have demand calculated for the entire district with supply going mostly, although not entirely, to one part of it. That could be rectified in different ways. One would be to give district councils total clarity on how they can adjust their method for calculating need without running an excessive risk of the plan being found to be unsound. There is guidance—the Minister may have this in his notes—but here is what it says:
“The standard method should be used to assess housing needs. However in the specific circumstances where an alternative approach could be justified, such as those explained at paragraph 014”,
on national parks,
“consideration will be given to whether it provides the basis for a plan that is positively prepared, taking into account the information available on existing levels of housing stock and housing affordability.”
I do not know about you, Ms Jardine, but I am not sure I could explain to somebody else what that means. If we are going to have guidance, fine, but it has to be clear and it has to give confidence to councils and councillors, who, at the end of the day, are managing public money, that they are not running a serious risk of ending up in court proceedings when trying to do the right thing.
This could be done in other ways. It could be done by having the national park explicitly and transparently set a housing target for the entirety of its area, leaving the individual districts to work it out for themselves. That could be done either individually for each district, or just for the park as a whole.
Andrew George (St Ives) (LD)
The right hon. Gentleman has not mentioned the rural exceptions policy. He is talking about rural housing, but to achieve the outcome he is describing, surely he should be advancing rural exception schemes. There is massive hope value on the edges of towns and villages if the targets are high, but rural exception schemes can keep the development land price down by ensuring that those developments meet local need.
Damian Hinds
The hon. Gentleman makes a very good point. In both his incarnations, he has long been a campaigner on these issues. There are many housing and development issues that I would love to talk about, but I am running out of time talking about just these three, so I hope he will forgive me if I stick to them. However, I agree about the potential of the exceptions policy.
I have one further question to the Minister. With devolution and local government reorganisation, how and when will some of the issues change because we are looking at things on different boundaries? I am grateful to him for agreeing to meet me and my district councillors to talk about the national parks issue, but I hope he will fully consider all the points I have raised today.
Several hon. Members rose—
Joe Morris (Hexham) (Lab)
It is a pleasure to serve under your chairship, Ms Jardine. I genuinely want to thank the right hon. Member for East Hampshire (Damian Hinds), who, until the last election, was my aunt’s MP, so I always get a letter when I speak in debates with him.
I think this debate is less about rural housing targets and more about rural homes. I grew up in the largest constituency in England, as the right hon. Gentleman indicated, and now have the privilege to serve as the MP for it. It regularly hits me, as I walk down the street or go to my surgeries, that I am far more likely to bump into my mates’ grandparents or parents than I am to bump into them because they have had to move out to Newcastle, down south or out to Manchester. It is one of the great sadnesses of the job that I do not see communities thrive as much as they could because young people are forced to leave. Communities need those young people, frankly.
I am frequently contacted by parents from across west Northumberland because Northumberland county council is trying to force some of our smaller schools to become two-form entry, rather than three-form entry. Rural depopulation is a major concern that transcends party politics, so I hope we can have a genuinely grown-up conversation about how we do better policy making for rural areas to support those communities.
When I go out into the north Tyne, where I live at the moment, or go into the central town of Hexham, or Prudhoe, I am often asked about my views on specific developments. I genuinely always try to approach these things by saying that we need to make sure there are places for people to grow up, and for businesses to invest in their employees. I spoke to one medium-sized employer in Hexham that spends a lot of time training its apprentices, who cannot afford to live in Hexham so move to a rival firm in Blyth, on the coast, which therefore gets all the benefit of that employee’s wisdom and experience, and the investment the company put into them, at none of the cost. We really need to look at how to generate vibrancy in our rural economies.
I have a slight issue with the definition of “rurality” given in a few documents I saw while drawing up this speech. “Rurality” is often defined as applying to settlements of fewer than 10,000 people. By the latest figures, Prudhoe has 10,288 and Hexham has 10,941 but no one walking down the street in either place would think of them as urban. Today, I received news of bank branch closures in my constituency and was incredibly disappointed to see that the branches were considered urban, despite the common-sense test of walking outside them and seeing the Tyne valley in all its beauty—it is possible to see right down to the north Tyne from Hexham. Prudhoe and Hexham are not urban communities. They are bigger than Barrasford, Wark, Humshaugh and plenty of other communities but they are not urban.
Any great advances in house building and housing targets must come with improved infrastructure. I hope to see much-needed investment in the Tyne valley line. My staff said to me that if I could get the Tyne valley line improved, certain villages in my constituency would build a statue of me. I do not hope for that and I am not lobbying for that—the county council probably has enough against me before I start lobbying for monuments —but we need to make sure that that infrastructure runs on time.
I also want to put on record that the limit in housing is driving the social housing waiting list crisis. Some of the main drivers of the cases coming into my inbox for my case workers are the special educational needs and disabilities crisis and the crisis in social housing in rural areas. I do not expect any hon. Members in this room to have a huge working knowledge of the diversity of Northumberland, but people are being rehomed from Ashington to Allendale, which are extremely different.
Joe Morris
I am glad to hear that the right hon. Member recognises the places. The lack of affordable social housing means that those who want to remain within the same county are forced to move to radically different communities that are often not suited to their needs.
I thank North East Mayor Kim McGuinness, a great friend of mine, who has prioritised the housing crisis in her agenda. I know that she is aware of the rural housing crisis—largely because I will not shut up about it—and the fact that it drives so much of the tragic and deeply concerning casework that comes through our doors. When the Government look at rural house building, we need to consider how we build communities and homes, rather than simply empty houses and empty buildings. I want sixth-formers at Queen Elizabeth high school—which I was privileged to attend and which I will visit this Friday—to be able to get the jobs that they want and remain local, with the broadband connectivity and transport connectivity that they need to make their homes and lives in the north-east, should they wish.
The Minister for Housing and Planning (Matthew Pennycook)
I note your stricture on the two minutes at the end, Ms Jardine. It is a pleasure to serve with you in the Chair.
I begin by congratulating the right hon. Member for East Hampshire (Damian Hinds) on securing this important debate. I also thank him for so clearly articulating his concerns about the implications of housing targets for his constituency. As he might expect, I take issue with a number of the arguments he made, for reasons that I will come to, but no one can be in any doubt as to his commitment to forcefully representing the views of those he represents. I also thank the shadow Minister and other hon. Members for their contributions in what has been a thoughtful and well-informed debate.
I must make it clear at the outset that I am unable to comment on individual local plans or local planning applications, or, for that matter, on how individual local planning authorities may interpret national planning policy. That is due to the quasi-judicial nature of the planning process and the potential decision-making role of the Deputy Prime Minister. I can and will, however, make general comments as they relate to the various matters raised, and I will touch on each of the three specific points raised by the right hon. Member for East Hampshire in his opening speech.
I do not think any Members present would dispute that England is in the grip of an acute and entrenched housing crisis, and we have heard several arguments to that effect. The crisis is blighting the lives of not just those at the sharp end in temporary accommodation, but the many families out there desperate to buy a first home of their own. It is also hampering economic growth and productivity, and consuming ever-larger amounts of public money in the form of the rapidly rising housing benefit bill.
The crisis has many causes, but among the most important is a failure, over many decades, to build enough homes of all tenures to meet housing demand in both rural and urban areas. The Government are absolutely determined to tackle it head on, which is why our plan for change commits us to an ambitious and stretching—I have never been anything other than candid about the fact that it is incredibly stretching—milestone of building 1.5 million new homes in this Parliament. I gently say to the shadow Minister that it is not enough to will the ends; we have to will the means as well. That is why we have instituted various reforms to date, and we are planning more.
Planning reform is integral to meeting that manifesto commitment, which is why we have already overhauled the national planning policy framework to reverse the anti-supply changes made by the previous Government in December 2023, and to introduce a range of measures that will enable us to build the homes and infrastructure that the country needs.
We believe in a plan-led system. It is through local development plans that communities shape decisions about how to deliver the housing and wider development that their area needs, and those plans must remain the cornerstone of our planning system. However, we are clear that local decisions must be about how to meet housing need, not whether to do so at all. That is why we have restored mandatory housing targets, as the manifesto on which we stood and won a decisive victory last July committed us to doing. That means that local authorities must use the standard method as the basis for determining housing requirements in their local plans.
However, we made it clear that a mandatory method is insufficient if the method itself is not adequate to meet housing need. That is why our revised NPPF implements a new standard method for assessing housing needs, which aligns with our ambitions for 1.5 million new homes in this Parliament. We think that the new standard method strikes the right balance. Indeed, we adjusted it from the proposals we consulted on last July in response to significant feedback from experts, developers and local authorities across the country, much of which pressed us on the fact that the formula we consulted on was not sufficiently responsive to affordability demands. The revised NPPF that we published on 12 December contains the adjusted method.
The new method better responds to affordability pressures by using a higher affordability adjustment in its calculation. That recognises the importance of housing affordability in assessing housing needs, and helps direct more homes to where they are most needed and least affordable. It also provides greater certainty to the sector through more stable and predictable housing numbers compared with the previous approach, which, as the shadow Minister will know, relied on out-of-date demographic projections and unevidenced and arbitrary adjustments.
The right hon. Member for East Hampshire raised a specific concern about how the standard method translates into local plan making. Although local authorities are expected to use the standard method to assess housing needs, they are able to justify a lower housing requirement than the figure set by the method on the basis of local constraints on land availability, development and other relevant matters such as national landscapes, protected habitats and flood risk areas. Local authorities will need to consider these matters as they prepare their plans, but we expect them to explore all options to deliver the homes that their communities need. That means maximising brownfield land, densifying available brownfield sites, working with neighbouring authorities on cross-boundary housing growth, and, where necessary, reviewing the green belt.
Damian Hinds
Does the Minister accept the point that local councils do not want to end up in legal proceedings? They can cost an awful lot of money, and there is an awful lot of weight placed on knowing that the plan is sound. A council takes a risk by deviating from the standard method. Yes, the guidance says that it can deviate as long as it can prove—well, I am genuinely not sure what the guidance says, but whatever it says is not totally clear to people. It leaves a great deal of nervousness that deviation would leave councils exposed to potentially very high costs, which are ultimately borne by local people. Could the Minister look at clarifying the advice on how one can deviate from the method?
Matthew Pennycook
I will reflect on the concerns that the right hon. Gentleman raises about the clarity of the guidance, but local planning authorities can and do prepare, develop and submit local plans, arguing that those constraints exist and that their housing requirement should therefore be lower than the standard method indicates. They are expected to evidence and justify that approach to planning for housing in their local plan consultation. Ultimately, at plan examination, that will be scrutinised by a planning inspector to determine whether the constraints are justified and whether the plan is sound.
The right hon. Gentleman and others mentioned the balance between rural and urban housing targets. We recognise that the targets we introduced are ambitious and mean uplifts in many areas. However, we believe that the significant and entrenched nature of the housing crisis in England means that all areas of the country, including rural areas, must play their part in providing the homes that their communities need. That will enable us to deliver 1.5 million homes.
I strongly reject the idea that, through the new formula, we are reducing the number of houses that need to be built in urban areas. The new formula directs housing growth to our large urban areas. It does not do so on the basis of an arbitrary 35% urban uplift like the one the previous Government applied to the 20 largest cities and urban centres. Instead, across all city regions, the new standard method increases targets by an average of 20%, and through it housing growth is directed towards a wider range of urban areas—smaller cities and urban areas, as well as the core of large cities. We think that is a better method by which to proceed.
Several hon. Members mentioned the green belt. The manifesto on which the Government were elected was clear that the green belt has an important role to play, and that a number of its intentions, including preventing urban sprawl, have served our towns and cities very well over many decades. The Government will always look to brownfield first; ours is a brownfield-first approach. We took measures in the revised NPPF last year to strengthen that approach to brownfield land. We are consulting on a brownfield passport to make it easier to prioritise and accelerate delivery on brownfield land.
We have also been very clear that there is not sufficient land on brownfield registers across the country, let alone enough that is viable and in the right location, to build all the homes we need, so we need to take a different approach to the green belt to ensure that it better meets the needs of the present generation and future generations. Our changes are intended to ensure that we go from the haphazard approach to release and development under the previous Government—plenty of green belt was released haphazardly—to a more strategic and targeted approach that ensures that, where we are releasing the green belt, we release the right parts of it, such as lower-quality grey-belt land, and that golden rules apply so that communities have the quid pro quo of sufficient affordable housing, access to nature and good infrastructure.
Damian Hinds
We have had a good debate; it has been constructive and thoughtful. I sincerely thank the Minister, who is a thoughtful Minister; he does listen, and he engages very positively. I also thank the Opposition spokesman, my hon. Friend the Member for Hamble Valley (Paul Holmes), and all colleagues who have taken part in the debate. We all recognise that we need more housing— and we need more housing everywhere. Every part of the country has to play its part. We need a shift to the sorts of homes, of all tenures but including in the open market, that allow first-time buyers and young families to get on the housing ladder. The targets need to be realistic, given the availability of materials and people to build them, and they need to be accompanied by the critical infrastructure and services that people mention all the time at our surgeries.
We also need to make sure that the balance is right between urban and rural areas. I hope the Minister will reflect further on some of what has been discussed today, which is not made as a nimby-type argument, but is about making sure we can maintain our countryside—that is important for town dwellers as well as for rural dwellers—and helping the Government to deliver on their correct objectives on economic growth and decarbonisation. Thank you, Ms Jardine, for presiding over the debate.
Question put and agreed to.
Resolved,
That this House has considered housing targets in rural areas.
Oral Answers to Questions
Damian Hinds Excerpts(1 week, 5 days ago)
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Rushanara Ali
I thank my hon. Friend for sharing that excellent example of the vital work of Derby City Mission. I am pleased that it received £272,000 of Government funding through the night shelter transformation fund, to help people off the streets and into their own accommodation. The Government’s investment of nearly a billion pounds will allow partners to develop vital services for those in need, and we will draw on those lessons.
Damian Hinds (East Hampshire) (Con)
The hugely increased housing target for East Hampshire gets further skewed by the extent of its overlap with a national park. Will the Housing Minister meet me to discuss our unusual situation and the case for having two separately set housing targets?
Non-Domestic Rating (Multipliers and Private Schools) Bill
Damian Hinds ExcerptsWednesday 15th January 2025
(2 weeks, 3 days ago)
Commons ChamberRead Full debate Non-Domestic Rating (Multipliers and Private Schools) Bill 2024-26 View all Non-Domestic Rating (Multipliers and Private Schools) Bill 2024-26 Debates Read Hansard Text Watch Debate Read Debate Ministerial Extracts Amendment Paper: Consideration of Bill Amendments as at 15 January 2025 - (15 Jan 2025)
Adam Thompson
I refer to Hansard for the discussions we had in Committee, but that did not come through in the evidence we heard. However, I respect the fact that the hon. Member has made that point, and I thank her for doing so.
As we heard from the hon. Member for Mid Dorset and North Poole (Vikki Slade), another sector to benefit significantly from these measures is our local pubs. The fine folk frequenting the Sawley Junction in Long Eaton or the Bulls Head in Breaston in my constituency can rest easy that their locals are in safe hands. More generally, the measures we are bringing forward will reduce the tax burden on the hospitality sector, which is considered by many to be overtaxed. I am very glad that the Government have been able to offer something positive to the sector, which has been broadly forgotten for many years.
Some of the Bill’s opponents have suggested that the removal of charitable relief from non-domestic rates for private schools will have a negative impact on the parents of privately educated children, so I was strongly heartened to hear from one of our experts during the scrutiny process in Committee. Professor Francis Greene, professor of work and education economics at the University College London institute of education, noted that this Bill will have a “marginal” effect on the education sector, and that the policy was fair and would generally not have a great deal of impact on the proportion of children in private schools, which has remained broadly constant over the past 20 years, despite a cash-terms doubling in fees.
Damian Hinds (East Hampshire) (Con)
Would the hon. Gentleman like to reflect on what he has just said, which is that the proportion of children going to private schools has stayed constant? Even the Government’s own analysis does not say that. It says that the number has stayed broadly constant, and in fact the proportion has come down.
Adam Thompson
If I am incorrect, I stand corrected. My understanding from speaking to the experts is that the proportion has remained broadly consistent, but my apologies if that is incorrect. I thank the right hon. Member for his intervention.
The Committee stage reaffirmed what many of us on the Government Benches already knew, which is that this Bill represents a common-sense modification of our tax policy that will support local small businesses. The Bill represents a core pillar of this Government’s goal to rebalance the scales away from large online giants in favour of local independents and towards the 94% of children educated in the state sector. I know that traders and families in Ilkeston, Long Eaton and the surrounding villages in my constituency will broadly benefit from these measures, and I am proud to support this Bill through its remaining stages unamended.
Paul Davies (Colne Valley) (Lab)
I am pleased to speak in favour of the Bill, which is a significant piece of legislation that aims to reform the non-domestic rating system in England. I welcome the Bill’s primary objective of creating a fairer and more balanced approach to non-domestic rating. By increasing the multipliers for large businesses, we will ensure that those entities contribute their fair share to the local economy. That change is particularly important as it addresses the disparity between large corporations and smaller businesses, which often struggle to compete under the current system.
The introduction of lower multipliers for retail, hospitality and leisure properties is a much needed relief for those sectors, which have faced significant challenges, especially in the wake of the covid-19 pandemic. By reducing the tax burden, the Bill aims to support recovery and growth, ultimately benefiting local communities and economies such as the hospitality and retail sector in my constituency.
One of the most notable aspects of the Bill is the removal of charitable relief for private schools. Although private schools play a role in our education system, it is essential to recognise that they operate as businesses and should be taxed accordingly. This change will generate additional revenue that can be invested in public services, including state schools. The Bill represents a step towards a more equitable and balanced tax system. It addresses the needs of various sectors, supports local economies and ensures that all entities contribute fairly to the public good.
Damian Hinds
There are problems with all taxes, which is why we end up with a blend of taxes. For businesses, there is tax on payroll, sales, profits and property. However, business rates are a particularly difficult and unpopular tax because they represent a fixed cost on the business that does not vary when the economy goes up or down, or according to the particular company’s success or growth, or a contraction in its sales or profits.
Over the years, I have heard many times from businesses in Alton, Petersfield, Horndean, Clanfield, Liss and elsewhere in East Hampshire about a desire for business rates reform. I am sure that a lot of small business owners were very attracted to what they heard from the Labour party—that it would to scrap business rates altogether. The Labour Government do not say that any more, but they still want us to believe that they are undertaking some great reform and cutting rates for our high street businesses. I am afraid it is all smoke and mirrors, because for those businesses, including the ones name-checked by the hon. Member for Erewash (Adam Thompson), the big effect that they feel right now is the cut in the relief for retail and hospitality business—not a small one, but from 75% to 40%.
It would be bad enough if that was all businesses faced, but it is not. They have to cope with all sorts of difficulties the whole time. We have rising labour costs—we support the increase in the national living wage over time, but not a hike in employer national insurance contributions at the same time. Because of what is happening to the threshold, there will be a massive effect on part-time workers. That will be very difficult for retail and hospitality businesses to swallow.
In and of themselves, the cuts to the multiplier for high street businesses are welcome, but we must remember that they are balanced by increases elsewhere in the system. Sometimes, Government Members talk about big businesses and corporations as some unwelcome part of our economy, but they are the biggest employers in the country and are fundamental to our economy. In the Red Book, these changes involve increases of hundreds of millions of pounds in business rates. Who will the increased rates affect? They will affect large supermarkets—a sector that is one of the biggest employers in the country—and hotels, which are a really important employer, as well as being fundamental to travel and tourism. Will the Minister also say a word about the expected effect on the national health service?
The blurb on the Budget says, “We are going to attack distribution centres, including those used by online retailers.” The word “including” does a lot of work in that sentence, because high street retailers also have distribution centres, and the changes will add to their costs, fuelling inflation on food and everyday consumer goods.
Dr Luke Evans
My right hon. Friend is making an excellent observation on the impact of these costs. We know from the surveys that 75% of businesses will pass on the costs to the very people who use them. They will have an inflationary impact on the public. Does he agree that it is imperative that we think about that?
Damian Hinds
As ever, my hon. Friend is spot on. In the end, there is no such thing as a tax on business—you cannot tax a business; you can only tax people. Any tax on business is ultimately a tax on its employees, its customers or its owners. Before somebody jumps up and starts talking about the owners, the owners are often pension funds who are then paying out the pensions for our mums and dads.
My point is that these business rate increases will mean higher costs for bricks-and-mortar companies as well, which come on top of all the other changes, in particular the hike in employer national insurance contributions. And this from a Government who yet again this week keep talking about their growth agenda. It makes me wonder what is actually written in that growth agenda.
Overall, the effect of all these changes—we need only look at the Budget Red Book—is that the revenue from business rates is projected to increase from £32 billion this financial year to almost £40 billion in five years’ time. It is a massive further tax raid on business, and a brake on employment and economic growth.
Daisy Cooper
The right hon. Gentleman is giving an impassioned speech about the case for an overhaul of the business rates system. Why did the previous Conservative Government never get around to doing that?
Damian Hinds
Well, I did refer at the start of my speech to the calls over the years for reform. I also said that there are problems with all taxes we levy on individuals or on business and that is why we end up with a blend. What I am talking about now is the fact that this Government are hiking up the total amount that will be taken in business rates, which will fall on major employers and then be felt in our unemployment rate. The Government are trying to do this thing of saying, “We are cutting stuff,” but they are not, because for all of the companies we have heard name-checked, reducing the relief will outweigh the effect of the multiplier. On top of that, we have a revaluation coming up in the near future. That is probably going to mean an increase in rateable values that will compound those higher multiples.
For all those reasons, new clause 2 is both important and a reasonable ask. It says that after a period of time, we should review the real-life effect of these changes and give the Government an opportunity to change course and get back to something that looks a bit like a growth agenda.
I turn briefly to the effect of these changes on independent schools. We have debated in the Chamber on a number of occasions the Government’s overall approach to independent schools. Let me say again that we object in principle to taxing education. It makes us almost unique in the world that we would do such a thing and it will be the first time in our national history that we have done so—it has never been done before by any Labour Government, or any other Government. The tax change we are debating today on rates is not the only tax change or transfer of money from independent schools to the Treasury. They were already facing a big increase—5%, I think—in employer contributions to the teachers’ pension scheme. Like all organisations—public sector, private sector, charitable and voluntary sector—they also have employer national insurance contributions to deal with. And then there is the enormous VAT change.
Specifically on this tax change, it is a fixed cost, as I mentioned at the start of my speech, at a time when there is all this uncertainty around the independent education sector and children will be moving. I will let Members into a secret: no one knows what the ultimate effect will be. We can line up as many experts as we like, but no one knows how many children will be moving, but we know it will be a non-trivial number greater than zero—there will be children moving out of that sector and there is a lot of uncertainty. It therefore seems to be a very unwise time to add, on top of all those other tax changes, a significant change to a fixed-cost tax. The amendments put forward by the official Opposition are therefore very well worth supporting; my hon. Friend the Member for South Northamptonshire (Sarah Bool) made that case very strongly.
On faith schools, we know that whatever the impact assessment says, people of faith, and particularly of smaller faiths, will be disproportionately impacted by this Government’s changes to education. We also know that children with SEND feature particularly prominently in the independent sector. Many of those schools have an awful lot of children who have special needs, but not necessarily—or not yet—an education, health and care plan. Special consideration should be given to both those types of schools: faith schools—if we wanted to narrow it down further, we could say smaller faiths charging low fees to parents—and those catering to children with special educational needs and disabilities.
On amendment 10, with all else that is going on in the independent sector, it is at the very least an exceptionally reasonable ask of the Government that we delay these changes by a year to give the sector a chance to be able to cope and plan.
Mr Mark Sewards (Leeds South West and Morley) (Lab)
I am grateful for this opportunity to speak in favour of this Bill, having been involved in its scrutiny at most of its stages. I join my hon. Friend the Member for Wolverhampton North East (Mrs Brackenridge) in thanking all the witnesses who came forward to give evidence to the Bill Committee. I thank them for the evidence they gave and for the useful insight from their respective sectors.
We on the Government Benches are clear that small businesses in the retail, hospitality and leisure sectors should pay lower business rates. The Bill establishes two new multipliers that are lower than the current standard business rates multiplier. In order to pay for these changes, we must ask larger businesses to contribute their fair share so that our smaller businesses can thrive. That is because we on this side of the House know that when we have tax cuts, we need to pay for them with revenue-raising measures—something the Opposition have not quite realised yet. This is a good mechanism that the Government are deploying to save our high streets, to incentivise local investment and to support entrepreneurship. As all Members will know, high streets are essential to local towns and should be given the support they need. I am pleased to say that the measures in the Bill will benefit smaller local businesses such as those on Queen Street, which sits in the centre of Leeds South West and Morley.
In Committee, we heard from Paul Gerrard, who is the board secretariat director at the Co-op. He told the Committee that these changes will help 92% of the Co-op’s retail properties, but he also estimates that they will help 98% of retail businesses because they will have a rateable value that allows them to benefit from these changes. That has to be welcomed. As for those that will pay more to make these changes possible, the higher multiplier will apply to properties with a value greater than or equal to £500,000, including large warehouses that are often used by online giants. They will pay their fair share, and we can start to level the playing field so that essential community high street businesses are on a level playing field with multinational corporations.
Damian Hinds
The hon. Gentleman is right to say that there is a challenge in making sure that things are fair, and we all support a level playing field between the online world and bricks-and-mortar businesses, including in our town centres. There is a thing called the digital services tax, which was conceived while we were in government. Will he say a word about the relative advantages and disadvantages of trying to go after online retailers with business rates changes, which will also affect all manner of other organisations, including bricks-and-mortar retailers, and doing it a different way through a more direct type of tax?
Mr Sewards
I return to the point I made earlier. We know that we have to support these smaller businesses—these bricks-an-mortar businesses, as the right hon. Gentleman calls them—and the only way we are going to pay for this is by finding the money from elsewhere. We have chosen to cut business rates for smaller businesses, and we are choosing to raise the revenue from the larger businesses and corporations that have been getting away without paying their fair share for far too long.
Mr Sewards
Yes, it would be helpful if the Minister could provide clarity. As someone who uses soft play—[Laughter.] Not personally, enjoyable though it is. I am sure that my sons Oscar and Arthur, who is six months old and not quite ready to take advantage of soft play, will also be keen to know, so perhaps the Minister could offer some clarity in his closing remarks.
Although amendments 1 to 6 are noble, this Bill is about the high street, and we know just how much our high streets have suffered. This does not mean, for one second, that we are backing down from the challenges facing manufacturing businesses, which amendments 1 to 6 aim to help with. The Budget announced over £3 billion to support the manufacturing sector, including £520 million for a life sciences innovative manufacturing fund, but the changes to business rates in this Bill are primarily about supporting our high streets.
As someone who was teaching on this date a year ago, I am particularly interested in clause 5, which removes the charitable relief enjoyed by some private schools. I welcome this, along with the Budget’s broader measures to remove tax breaks from private schools so that we can fund state education properly. A vote for amendment 10 would delay this funding for state schools by another year.
It is estimated that, of the 2,444 private schools in England, only 1,040 will be impacted by the change. The measure will raise around £70 million, which, when taken together with the other revenue-raising measures we have announced, will increase per pupil funding in real terms to benefit the 94% of students who attend state schools. We must give every child the chance to succeed in life, and that is exactly what this Bill and the other measures we have announced are doing.
Damian Hinds
It is worth reflecting that the education budget goes up every year. It does not go up because there has been a change to business rates, VAT or anything else, which is the logic we sometimes hear from Labour Members. If the revenue from those things is slightly smaller than expected, does that mean less money will go into education? Of course not.
We keep hearing about hiring 6,500 more teachers. Does the hon. Gentleman know how many more teachers were hired in the last Parliament?
Mr Sewards
I heard the right hon. Gentleman put that question to the Minister in last Monday’s Westminster Hall debate but, just to go back to his original point—I will come to the 6,500 new teachers—we are deliberately taking these decisions in order to increase the amount of money that state schools have to teach the 94% of students who enjoy state school education.
As a basic principle, all Members of this House can get behind the idea that it is a basic function of the state to provide a well-funded, excellent state school place for all students, whether or not parents choose to take advantage of it. That is exactly what we are doing with this Bill and the other measures we have announced.
Building Homes
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Matthew Pennycook
The previous Government, as the hon. Gentleman may know—again, I commend them for it—appointed an older people’s housing taskforce
“to look at options for the provision of greater choice, quality and security of housing for older people.”
That taskforce recently published its report, with a series of recommendations that we are engaging with. However, we need to give serious consideration as to how the planning system evolves to take into account demographic changes that we know we need to adapt to.
Damian Hinds (East Hampshire) (Con)
May I suggest to the Government that this subject really warrants a full-day debate and not just a statement with questions and answers? For now, however, may I ask about one straightforward matter? Will the Minister look carefully at the relatively small number of places, including East Hampshire, with a planning area that is part-in, part-out of a national park and at the case that housing targets should be set separately for those two parts of the planning area?
Matthew Pennycook
The right hon. Gentleman raises a very important point. There are local authorities around the country where the boundaries are such that they stray into areas where environmental protections are in place, such as national parks and other things. Local areas will need to engage with the mandatory higher housing targets that we are bringing forward when coming up with local plans. Those local plans will be tested by the Planning Inspectorate to see whether there are hard constraints of the type he speaks to and therefore whether a plan is sound on that basis. Hard constraints will still be taken into account in the development and examination of local plans.
New Developments on Green-belt Land
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Damian Hinds (East Hampshire) (Con)
It is a pleasure, as always, to see you in the Chair, Sir Gary. I warmly congratulate the hon. Member for Coventry North West (Taiwo Owatemi) on securing this important debate and giving us the opportunity to discuss this issue.
My constituents in East Hampshire were among the top 10 by number of signatories to e-petition 600577, which is explicitly linked to this debate and is about green-belt and greenfield sites. It is important to make a distinction between the two: “green belt” is a particular land designation and a particularly important natural asset, but “greenfield” is also an important part of nature and amenity, whether for resident constituents or people coming from further afield. People often use the two terms interchangeably.
Realistically, I do not think we can say that we will never build on a greenfield site. Whatever type of dwelling we or our constituents live in, it is built on what was once a greenfield site. The reality is that the population has been growing for many years, for many reasons, including the positive fact that people are living longer, as well the tendency towards smaller households. However, we can make sure that we prioritise brownfield sites, and we need to give meaning to that. It is an easy phrase to throw out, but it has to mean something and to be enabled, through initiatives such as the facilitation of high-quality, amenity-enhancing estate redensification, town centre concentrations and city centre revitalisations.
The situation in my constituency is almost unique because the constituency is bisected by the boundary of a national park. Some 57% of the area is in the national park and 43% is outside it. Unusually, there is a sizeable town—Petersfield—inside the national park. Although the housing numbers were assessed on the basis of the whole district, effectively almost all of them have to go in the minority area, outside the boundary of the national park. That potentially puts a great deal of pressure on places just outside the boundary, such as Alton, Four Marks, Whitehill, Bordon and parts of the village of Liphook. In practical terms, East Hampshire District Council’s emerging local plan sets out that 632 homes a year will have to be built, but 532 of them—some 84%—will have to be delivered in the 43% of the area that is outside the national park.
The system nominally allows local authorities to use what is called “an alternative approach” to assess housing need where the strategic policy-making authority’s boundaries do not align with the local authority. However, there is a big risk in taking that route; authorities know that if they pursue it, they can expect challenge when the local plan is examined by the Planning Inspectorate. The consequences of the plan failing at that stage, in terms of speculative development and lack of infrastructure delivery, are potentially so great that local authorities are naturally reluctant to consider an alternative approach. We found it difficult to find examples of local authorities in a similar situation that have adopted such an approach.
I thank the Minister’s officials at the Department for Levelling Up, Housing and Communities for meeting officials from my local council earlier this year to discuss these difficult circumstances, but the situation essentially remains the same. The “Planning for the Future” White Paper of 2020 contains proposals to look at land constraints right at the start of the process of assessment of housing need, but we are not clear about the status of those proposals. Is the Minister able to give us any further detail about that? That would be welcome.
In common with my right hon. Friend the Member for South Staffordshire (Sir Gavin Williamson), I am also keen to urgently understand the meaning of the “more flexible alignment test” that is intended to replace the duty to co-operate. Finally, in a situation such as mine, where the boundary of a national park cuts across the constituency and the local authority area, it would be preferable if numbers could be assessed separately inside and outside the park.
Planning for the Future
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Damian Hinds (East Hampshire) (Con)
It is a great pleasure to see you in the chair today, Sir Charles. I congratulate the hon. Member for Richmond Park (Sarah Olney) on securing this important debate.
The last time we debated this subject, in October in the main Chamber, I talked about three main themes. I will cover broadly the same three themes today, but I hope to do so in a fresh and original way in the time available.
The first is that, with any algorithm or formula, of course it is right to look at the inputs, how the formula works and the logic of it and to see whether we think those things are right. It is also right to look at the output of that formula and, if it seems to jar with the original intention, to go back and look at the inputs and logic.
This is not the time and the place to do that. Constructing an algorithm in a Westminster Hall debate is probably about as sensible as design by committee, but all those aspects warrant a fresh look. That starts with very basic things, such as how we define affordability. Sometimes the median is not the most appropriate thing to use. There is a danger in a constituency such as mine, where median incomes are based to some extent on the incomes of people working outside the area, that if house-building targets are driven based on those numbers, the result might be building more and more pricey larger executive homes that remain unaffordable to the people for whom the housing was intended to be more affordable.
In a constituency such as mine, and I suspect those of some others, yes, we need more houses. I think everybody these days accepts that we need to get supply and demand in better kilter. There is also an important question of mix and ensuring that as we increase those numbers that means an increase in houses that are genuinely affordable, in the sense meant by people who come to our surgeries. That is not only capital A Affordable as it is meant in the public sector, but affordable as in a home that I can afford to aspire to buy.
Wera Hobhouse
Does the right hon. Gentleman agree that the existing affordable home ownership product is a much better way of delivering social housing than the first homes proposal in the White Paper?
Damian Hinds
The hon. Member raises important points. There is a need for housing of all different types, sizes and tenures, and there are different ways of delivering them. In the time we have available, I am afraid we are not going to get to the bottom of evaluating them in an ordinal way.
The third and important point I want to make is about national parks. I do not know whether there are others here who represent national park areas. There is the particular issue where part of a constituency is in a national park and parts are outside, so there are very different constraints in how land can be used. There is a danger that if a housing target or requirement is set based on the entire area, containing both national park and non-national park, with different constraints on what can be done in each part, the result will be the insufficient creation of new homes inside the national park and potentially too much on the edge.
A piece of work came out from Nationwide a few weeks ago that suggested that house prices in national parks have something like a 20% house price premium compared with those outside. In a constituency such as mine that is a huge amount of money. The Office for National Statistics is doing some further work, so hopefully we will be able to develop those figures. It is also important for the areas just outside the national park. In my constituency, that means areas such as Alton and Four Marks, where there is potentially a disproportionate amount of development in the border zone that can put considerable strain on infrastructure and provision of service. It can then be difficult to ensure adequate provision.
There has been a lot of debate about the proposals. Ministers have been in listening mode and have been very good in listening to colleagues across the House. I hope, as the matter develops further, it will be possible to take these considerations into account.
Sir Charles Walker (in the Chair)
You are all being very well behaved on timing, far too well behaved. I might have to lift the time limit.
Planning and House Building
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Damian Hinds (East Hampshire) (Con)
I want to thank my hon. Friend the Member for Isle of Wight (Bob Seely) for all the work he has done on this and the Backbench Business Committee for granting time to debate this important matter. With dozens of colleagues still wanting to speak, I am going to make just three short points. First, my right hon. Friend the Member for South West Surrey (Jeremy Hunt) made the point that people now accept that we need more homes and that, for affordability, we need to increase the number of homes, including in constituencies such as mine in East Hampshire. However, we need to look not only at the aggregate number but at the mix, and for people on low incomes, focusing on the median price may be largely irrelevant.
My second point is about the algorithm, or, as we used the call them back in the olden days, the formula. With any such exercise, of course it is right to look at the input elements and to consult on whether they are the right ones, but it is also right to look at what happens when we run the numbers to see what the output is. If the outcome of that formula or exercise is to entrench historical patterns of population growth and contraction, in tension with the Government’s correct emphasis on levelling up and in some ways in direct contradiction to that emphasis, we need to look afresh at the formula.
Steve Brine
Is not the other problem with the formula or algorithm, or whatever we call it, that it seems to have a tin ear to constituencies such as my right hon. Friend’s and mine, where vast parts of the districts in question are covered by national parks? The algorithm does not seem to consider that.
Damian Hinds
My hon. Friend is bang on. That is going to be my third point, which I will come to in a second.
Mrs Flick Drummond (Meon Valley) (Con)
My right hon. Friend and I share a local planning authority, which has already been meeting the five-year supply requirements, but the algorithm means that the numbers will go up by 50% in our constituencies. Does he think that is acceptable?
Damian Hinds
My hon. Friend makes a good point—[Interruption.] Opposition Members are getting very upset about the clock, and I apologise, but do not worry, I will come in at well under four minutes anyway.
My third and final point is indeed about national parks. The local authority that I share with my hon. Friend the Member for Meon Valley (Mrs Drummond) is bisected by a national park. If a housing needs assessment is made on the basis of the local authority area but it then has to be heavily disproportionately implemented in the area outside the national park, that causes two sets of problems. First, inside the park, in areas such as Petersfield and Liss, housing will become more and more unaffordable over time. Also, just outside the national park, in places such as Alton and Four Marks, there will be a great deal of pressure and it will be difficult to keep up in terms of service provision. If two different parts of an area have very different constraints, a separate housing needs assessment should be made for each one. The Minister is a good Minister and a good man, and I take it very much at face value that this is a consultation. I encourage him and the Government to think again about some of these important matters.
Madam Deputy Speaker (Dame Rosie Winterton)
Order. We seemed to be having a bit of a problem with the clock. I will keep my eye on the four minutes, so if hon. Members would like to look at me, I will gesticulate appropriately when it gets towards the end of their time.
Oral Answers to Questions
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Robert Jenrick
That was a matter of public record. It was referred to in the planning inspector’s report that my Department received in November, so all parties would have been aware of that.
Damian Hinds (East Hampshire) (Con)
Robert Jenrick
I entirely agree with my right hon. Friend. One of the great successes and few silver linings during the pandemic has been the fact that, working with charities and councils across the country, we have helped to bring in more than 90% of those people who are sleeping rough on our streets. That is something we should all be proud of and has undoubtedly saved hundreds, if not thousands of lives, but that is just the beginning. I am now working with the homelessness Minister—my hon. Friend the Member for Thornbury and Yate (Luke Hall)—and Dame Louise Casey on a long-term plan to give those people the accommodation they need to move on and restart their lives. That begins with working with local councils and bringing forward more than 6,000 new homes.