Building Safety and Resilience

Debate between David Simmonds and Emily Darlington

Wednesday 11th September 2024 Commons Chamber

[David Simmonds]

Of course, it is embarrassing to hear that. Again, from experience of local government, I know that a great deal of work has been put in to ensure that modern methods of construction are put forward for Government consideration. Often there are exemplars around the country of how new estates and new homes have been delivered. There is certainly no lack of evidence on the opportunities available.

We also have an opportunity to reflect on the many challenges in our current housing stock, and in other types of buildings such as schools and hospitals. Once upon a time, aerated concrete and asbestos were regarded as wonder materials, and house builders and Governments would have been considered inefficient if they had not ensured their use. We now know that they have created problems and risks that require significant levels of expenditure to remediate.

That brings me to another important point: building resilience is not just about homes. The BBC recently did an excellent piece of work commemorating the original Health and Safety at Work etc. Act 1974, which was implemented by Government following a number of quite appalling incidents, mainly in factories, where significant loss of life occurred because the design of buildings meant that, in the event of a fire, for example, it was difficult or impossible for people to get away.

We know that school buildings have been destroyed and that thus far not a single school has been fitted with sprinklers where fire has resulted in total loss of the building. The cost of installing that equipment at the design and construction stage is relatively modest compared with the impact of retrofitting it, so there is an opportunity for the Government to reflect on how, as we take forward their strategy on investment in new schools, we ensure that that resilience is, as far as possible, built in and that the full cost to the taxpayer that occurs when a hospital or a school is lost is considered. We must reflect also on how we ensure that office buildings and factories under construction meet the highest possible standards, especially as they often face many of the same challenges around new materials and new forms of design that are intended to make them more efficient but potentially bring in risks that it is our duty to foresee and prevent as far as we possibly can.

We will shortly consider the Renters’ Rights Bill. That will have a wider impact, especially on the build-to-rent sector. We have seen new forms of developer coming into the market with the specific intention of constructing, from the outset, long-term rental homes.

[Emily Darlington]

I welcome the shadow Minister’s comments about working cross-party. One thing we need to do is establish the facts, the reality of what is going on, and the confusion left by the previous Government. People are being told by mortgage providers that they need an EWS1 form, but by freeholders that they do not. They are stuck, going back and forth for years. Would he like to take this opportunity to recognise the confusing legacy left by his Government and apologise to all the thousands of people who are stuck in places feeling that they have no place to go?

[David Simmonds]

Given the broad cross-party consensus in the last Parliament about the importance of the new forms of legislation and the regulation that follows from it, I think we should seek to maintain that consensus as far as possible, but as somebody who in a previous life worked in banking and as a mortgage adviser, I know that the challenges around the mortgageability of properties, especially properties of novel construction, go back many decades. For instance, a very limited number of lenders will provide for properties located above shops, because of that particular sets of risks. EWS1 was a similar example; despite apparent clarity from Government, there clearly was a lot of debate within the sector and some lenders preferred to go belt and braces, demanding the provision of something that was not required by law or regulation before making a lending decision—and the then Government did significant work in the previous Parliament to bring clarity and address those problems.

That is a helpful introduction to a point that I want to touch on briefly: the role of the insurance industry, both in the challenges that will follow from Grenfell and in the wider experience of our constituents. Many people find themselves significantly challenged because, owing to a lack of clarity or to uncertainty about the construction of their building, they face significant insurance costs, sometimes to the point where only one insurance provider is available. Others face very significantly increased costs because of the behaviour of a landlord who seeks to apportion the insurance costs across all the properties in their portfolio, rather than according to the risks of a specific property that a particular tenant or leaseholder inhabits. It would be helpful for the Government to give some consideration to how they can work with the insurance industry to ensure that those who are paying for insurance are paying a fair price and that it provides the necessary cover that mortgage lenders, for example, will expect.

It is clear that, as well as the strong commitment we on the Opposition Benches can give to support the Government and the Minister in taking forward the regulations and ensuring that they address the concerns that have been expressed, we must also make the most of an opportunity to consider wider issues of building safety. In London, for example, there are significant numbers of Bison blocks, constructed with pre-stressed concrete—at the time, it was considered a wonder material and a means of delivering significant numbers of new homes efficiently and at a low cost—which have particular structural risks around them that local authorities across the capital and the wider country have had to address. We have also heard a little bit about the role of the fire service in carrying out inspections and prosecutions where properties are found not to meet the fire regulations.

All those points are indicators of risk across the system, and there is an opportunity for Government to ensure that Ministers have a clear line of sight so that such indicators can be effectively addressed. If there is a role for we politicians to play in local government and here in Westminster, it is to ensure that all these other people are doing their job. I promise that the Opposition will support the Government as they seek to achieve that, and I hope that together we will be able to take this work forward effectively, so that all our constituents can sleep safely in their beds.