Responsibilities of Housing Developers

Dave Robertson Excerpts

Wednesday 11th December 2024 Westminster Hall

[Paul Holmes (Hamble Valley) (Con)]

It is a pleasure to serve under your chairmanship, Mr Pritchard. I thank my hon. Friend the Member for Keighley and Ilkley (Robbie Moore) for securing this important debate. I am delighted that the tractor beeps have stopped, partly because anyone watching the debate might have thought that the beeping was in case I swore pre-watershed. I assure people that it was the tractors outside.

I thank hon. Members for their important contributions. I will pick out a few, including that of my hon. Friend the Member for Keighley and Ilkley, and then address a number of issues raised by Members around the Chamber. My hon. Friend made several important points, which many Members understand because we go through the same things. As in his constituency, there is an excessive amount of development in mine, where it is being led by the Liberal Democrat local authority. We know there are similar cases around the country, and we know that developers do not always stick to the standards that we need them to and that consumers are entitled to when buying something as big as a property that they expect to live the majority of their lives in.

My hon. Friend also mentioned early consultation, which is an important concept, and talked about local plans. It is important that the new Government take a strong line, like the previous Government, to ensure that local authorities deliver a feasible local plan. I hope the Minister, in keeping with the Minister for Housing and Planning, will reassure us that she will stick to the importance of neighbourhood plans. Local people know what they want in their area, and they deserve the Government’s protection from excessive and speculative development.

It was interesting to hear hon. Members talk about their constituencies and housing. I worry that many of the concerns raised by my hon. Friend the Member for Keighley and Ilkley will be exacerbated by some of the policies announced by Ministers. I am worried that the centralising zeal of the new Government will take power away from local councillors. The hon. Member for Sittingbourne and Sheppey (Kevin McKenna) said that he wanted planning decisions made closer to the ground, and by people who know their local area. Unfortunately, the policies announced this week will take planning decisions away from locally elected councillors, who act on behalf of his constituents.

The hon. Member for Southampton Itchen (Darren Paffey) wants a bolder and more ambitious offer in his area, which I know well because he is my constituency neighbour and we served on the same local authority together. He might want a word with his ministerial colleagues who have reduced housing targets in his city from 1,450 to 1,100, while doubling or tripling targets in neighbouring more rural areas. If he wants bold and ambitious plans for his area, perhaps he should speak to his Government about taking targets away from Labour areas and putting them in Tory and Liberal Democrat ones.

The hon. Member for York Outer (Mr Charters) mentioned hedges and local features of his constituency. I am sure it is beautiful, but I say the same to him: if he wants more resources for planning departments across the country, he should have a word with his Ministers, who are taking power to say yes or no away from local authorities and putting it in the hands of Ministers in Westminster.

[Dave Robertson (Lichfield) (Lab)]

Residents of Watery Lane in Lichfield know fine well that these powers already exist. There was significant local objection to a 750-home development right on the edge of the city. It went through every single possible stage of objection from the local authority and local residents, and it was still just signed off by a Minister in Whitehall. These powers have existed for a long time, so will the hon. Gentleman ensure that he does not make the point that some type of new power is being brought in?

[Paul Holmes]

That is not what the Minister for Housing and Planning said in the Chamber on Monday. He said that local authorities and councillors can make decisions about their area as long as the Minister is able to call applications in. It is a bypassing of locally elected councillors and a bypassing of local authorities, and the Government need to look again at the power that they are taking away from people at the grassroots and putting into the hands of Ministers at their desks in Westminster. The last Government would never have done that.

My hon. Friend the Member for Keighley and Ilkley also mentioned section 106 agreements. It is really important that we make sure that section 106 funds are allocated to local areas as much as possible. Experts have criticised systems such as section 106, with Professor Christian Hilber of the London School of Economics describing them as “inefficient—even counterproductive” and arguing that they potentially drive up house prices instead of delivering the affordable housing and public goods that they are meant to provide. Research by the Home Builders Federation highlighted that, troublingly, local authorities in England and Wales are holding on to £8 billion of unspent developer contributions. Those funds could transform communities: 11,000 affordable homes could be built, 12 million potholes could be repaired and 126,000 new school places could be created.

We agree that it is time for policies that empower local councils and deliver tangible benefits for residents when it comes to the standard of developments. It is vital that local authorities have up-to-date local plans to ensure that people have a say in shaping the vision and framework for their communities over the next few years. That is why I am concerned about the centralising structures that this Government have introduced. They are bringing forward planning reforms before the revised national planning policy framework, which we think will be released tomorrow, has been published. That does not seem transparent, and it does not seem like joined-up government. They really need to look at bringing in wider reforms together.

There are also fears that the Government’s ambition to build on the green belt could extend to undermining local democracy itself—that even includes hedges. In their reform of planning committees, the Government are planning to strip back the democratic role of local government and impose top-down reforms at a later stage. How will the Minister ensure that the local voices of elected councillors are heard in this process? Her constituents and the constituents of every Member in this House elect councillors to represent them, and I do not understand why the Government seem not to have confidence in local authorities, even those controlled by the Labour party—because its local authority leaders have said that these plans are not deliverable—to make decisions themselves.

We must ensure that consumers are protected from abuse and poor services from developers, especially when it comes to the management of their homes and estates. The Government must work hard to ensure high standards among managing agents and hold them accountable for their actions. It is essential that any reforms under this Government enable our communities to take positive steps towards building more homes, regenerating local areas and supporting economic growth. The last thing we want is for these reforms to inadvertently create barriers to progress or leave communities disempowered.

I recognise the concerns of my hon. Friend the Member for Keighley and Ilkley about the fees charged to maintain estates, particularly where communal areas remain under construction. The law is clear that service charges must be reasonable and the work or services paid for must be of a reasonable standard. Leaseholders have the right to ask for a breakdown of these charges and the evidence supporting them, such as receipts, and it is a criminal offence for a landlord to withhold that information. If leaseholders believe a charge is unreasonable, they have the right to apply to the tribunal.

I say to the Minister that we will work together on leasehold reform. The last Government made great strides in making sure that leaseholders are looked after and that they have protections under the law. The Minister has announced further measures. Will she confirm when she will bring those proposals to the House? Another Minister in her Department said that extra leasehold protections may not take effect for the lifetime of this Parliament. We ask the Government to move faster than that and to introduce those powers as soon as possible.

On infrastructure, I encourage councils to make use of the powers available to them to achieve the best possible outcomes for their communities. However, I do not believe in imposing overly prescriptive mandates from the centre. There are instances in which a more tailored approach may be necessary.

Finally—many Members may be happy that I am winding up my contribution—I congratulate my hon. Friend the Member for Keighley and Ilkley again. One thing I will say about this debate is that despite our political disagreements, everybody around the Chamber has the best interests of their constituents at heart. They want their constituents to have accessible housing of a good standard, whether that is private housing, socially rented housing or housing for affordable rent. All of us in this Chamber have a responsibility, across parties, to ensure that the houses built across this United Kingdom are fit for purpose, and that they are ones that are wanted by local people and not imposed by central Government.