Homes (Fitness for Habitation) Bill

Eddie Hughes Excerpts

3rd reading: House of Commons & Report stage: House of Commons
Friday 26th October 2018 Commons Chamber

[Eddie Hughes (Walsall North) (Con)]

It is a pleasure to follow the hon. Member for Westminster North (Ms Buck) and a privilege to be here to support the Bill. I speak as an accidental landlord myself: when my second wife and I got together 10 years ago, she was shrewd enough to want to hang on to the property that she had, just in case it did not work out, and 10 years later we are still renting out that property. I believe that we are excellent landlords, and that is because it makes financial sense and moral sense: if we maintain our property to a high standard, we will retain our tenant. There are, though, parts of the country where that is not the case—where demand outstrips supply. Some 1.2 million houses have been identified as non-decent. That is clearly appalling and I am delighted that the Bill will address it.

In October 2015, legislation was introduced putting an obligation on landlords to provide a smoke detector on each storey of a property and to provide a carbon monoxide detector if the property has solid-fuel-burning appliances, such as a wood-burning stove. I introduced a private Member’s Bill that would have made it an obligation for landlords to provide a carbon monoxide detector in all properties, socially and privately rented, in which any fuel is burned and carbon monoxide produced. That is an absolute necessity to ensure that all homes are fit for human habitation and do not present a danger to the occupants.

[Kevin Foster (Torbay) (Con)]

My hon. Friend is making some interesting points based on his experience in the social rented sector. Does he agree that no landlord should have any problems with the Bill and that we should be clear that it will create an additional power to help tenants, not replace the powers that councils have?

[Eddie Hughes]

When we consider how many properties are rented out, for both social and private purposes, it is important that they are all as safe as possible.

Unfortunately, when I became a Parliamentary Private Secretary in the Ministry of Housing, Communities and Local Government, I had to step down from my position as chair of the board of Walsall Housing Group, a housing association with 20,000 properties in Walsall. I had been leaning very heavily on the association to get it to provide carbon monoxide detectors in its properties, and I believe it now does that for all its new build properties. I shall continue to try to influence the association to do that in its existing social rented properties.

I completely support and endorse all elements of the Bill and look forward to its becoming law.

[Mr Speaker]

The board is now sadly deprived of the hon. Gentleman’s expertise and commitment, but at least we have been able to enjoy his eloquence today.

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[Kevin Foster (Torbay) (Con)]

It is a pleasure to speak in this debate and to give my support to what is a welcome and timely Bill. It is welcome that I am able to speak on this matter. While I was in the Department for Communities and Local Government, I would have been unable to do so, but now that I have the joy of being in the Cabinet Office I can, although I have to be careful not to go into some of the issues around Grenfell, given the ongoing inquiry for which the Cabinet Office is responsible.

It is welcome that the Bill has cross-party support today. In summing up, I know that the Minister will want to reflect on how the Government will take it forward and how they will publicise these rights, as was touched on earlier. A key point to make is that the Bill is about additional powers; it is not about replacing the role of local authorities. That clear message will have to be given through local authorities. I accept that the vast majority of them will act on that basis.

A tenant who makes a housing standards complaint should not just be told that there is now an opportunity to pursue it via a civil route; the Bill is about providing an opportunity to pursue complaints via a civil route in addition to the housing standards enforcement work of local authorities. It would be helpful if, in summing up, the Minister reflected on what promotion and engagement work might be done with local authorities to ensure that that is clear in their approach.

A landlord in my constituency came to see me after my speech on Second Reading, when I said that the Bill was absolutely needed because of the actions of a small number of people. They were concerned about the Bill. I said quite bluntly that if they were concerned about a standard that meant they had to maintain their property as fit for human habitation, they really were in the wrong place entirely. Being fit for human habitation is about the lowest standard one can imagine for a property. It covers basics, such as making sure that the heating is on, that there is not undue damp, that it is safe and that the windows are fixed. It really is not the highest of standards. It is therefore right that there is another way for tenants to enforce it.

As my hon. Friend the Member for Walsall North (Eddie Hughes) said, most reasonable landlords will not fear the Bill at all; they have no reason to fear it. If people are maintaining a reasonable property, the Bill is utterly irrelevant to them. It will never have any impact on them; it will not change how they run their business; and it will not cost them any money. The only people who need worry are those who constantly ignore reasonable requests for repairs, those who have just about avoided prosecution on a couple of occasions because their actions did not quite come up to the criminal standard that is used for local authority offences and those who skimp at every opportunity. Those are the landlords who need to worry.

Landlords who are part of a quality assured system and who work closely with groups such as the Devon Landlords’ Association have absolutely nothing to worry about and will see absolutely no change to their business. As I said on Second Reading, the vast majority of landlords provide reasonable properties at a reasonable rent. Those who do not are the ones who will have to think about the implications of the Bill.

As the Bill covers civil matters, when they go to court they will be dealt with on the balance of probabilities, rather than against the criminal standard. Being able to enforce something as a civil matter gives a court slightly more leeway. When things are done to the criminal standard—beyond reasonable doubt—different evidential standards apply.

[Eddie Hughes]

With reference to recourse to the law, does my hon. Friend recognise that tenants who have complained about repairs are 50% more likely to be evicted?

[Kevin Foster]

I thank my hon. Friend for his intervention. He will realise that I have to face the House and am not deliberately turning my back on him as I reply. He is absolutely right that if someone makes a legitimate complaint to their local authority or pursues a case under the Bill, there must be clear actions to be taken if so-called revenge evictions take place.

I am conscious that that danger may vary between areas. In some parts of the country, a large amount of housing may be available at reasonable prices, although I accept that affordability is an issue across the country. However, in other places, particularly the area represented by the promoter of the Bill, the cost and availability of housing are huge issues. The threat of having to move out is much more significant in such places than somewhere where people could just move down the road. There is a need to tackle revenge evictions, because if revenge evictions are the result of the Bill, it will not be a success.

Again, the vast majority of landlords respond to complaints fairly and reasonably and will work with their tenant in their mutual interests. If the landlord has a long-standing tenant, they do not have to pay agency fees to relet their property. Likewise, the tenant is able to make more of a life for themselves and does not have the disruption to their family life and their children’s schooling that comes with regular moves.

My hon. Friend the Member for Walsall North, as always, brings his vision and knowledge to this debate, and rightly highlights that we must not only ensure that the powers are used, but that revenge evictions do not take place.

Rating (Property in Common Occupation) and Council Tax (Empty Dwellings) Bill

Eddie Hughes Excerpts

Tuesday 16th October 2018 Commons Chamber

[Rishi Sunak]

The right to buy has helped thousands of young people, first-time buyers, up and down this country to get on to the housing ladder. I have seen the measure transform people’s lives in my constituency, as I am sure many Members have in theirs. It supports what this Government and the Conservative party stand for—allowing people to fulfil their dream of owning their own home.

[Eddie Hughes (Walsall North) (Con)]

Obviously, Mr Deputy Speaker, I am concerned about your latitude in allowing us to venture slightly off the topic—

[Mr Deputy Speaker]

Or not.

[Eddie Hughes]

Indeed, but I could not stay in my seat having heard that. Just this summer, the Government announced voluntary right to buy across the west midlands, which is a valuable opportunity and has been heavily subscribed. Members of the public in those homes clearly think it is a good idea.

[Rishi Sunak]

As always, my hon. Friend puts it well. He has the pulse of the people in his constituency; he knows what they want. We serve to fulfil their aspirations, and I am delighted that the interest in the new scheme has been so high. I look forward to seeing the fruits of that and welcoming all those new people into homes that they will own for the first time.

This set of reforms is putting us on track to see an average of 300,000 homes delivered per year by the mid-2020s, and we are making strong progress. Last year, 217,000 new homes were delivered in England, which is the highest number seen in all but one of the past 30 years. In 2017, the number of first-time buyers stood at about 365,000, which is the highest level in more than a decade.

Building new homes is undoubtedly a fundamental part of improving our housing market, but, as we heard from my hon. Friend the Member for Redditch (Rachel Maclean), we must also make more efficient use of our existing housing stock.

--- Later in debate ---

[Rishi Sunak]

It is always a pleasure to take an intervention from my constituency neighbour, who represents what is without doubt the second most beautiful part of the country. I must admit that I am not familiar with that particular shop in Filey, but I will be delighted to chat with my hon. Friend afterwards, to make sure that the full resources of the Department can supply him with as many options as he can supply to the local authority in question.

[Eddie Hughes]

Does my hon. Friend have any thoughts on empty dwelling management orders, which councils can use to take possession of a property that has been left vacant for six months or more? I understand that those are rarely used by councils in England.

[Rishi Sunak]

My hon. Friend is absolutely right that empty dwelling management orders exist as a tool for councils to take control of long-term empty properties that cause a social nuisance. I do not have the exact figures to hand, but he is right that those orders are not extensively used. However, they are a measure that local authorities should be aware of. The orders are a tool at local authorities’ disposal and are one of the various measures that they can use to tackle this particular problem. I thank him for raising that option here today.

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[Rishi Sunak]

My hon. Friend raises a good point. Council housing is governed by a slightly different set of regulations, so it will not be affected by this particular measure. However, in general she is right to highlight that all local and public authorities have a duty to bring empty homes back into use as quickly as possible for the benefit of all potential residents.

I now turn to the Lords amendment, which makes a helpful improvement to the Bill. I am grateful to the noble Lady Pinnock, the noble Lord Shipley and the noble Lord Kennedy, who originally tabled this amendment in a cross-party spirit. I also thank the noble lords and ladies in the other place for all their contributions on the Bill. Having attended the debates and read through the Committee transcripts, I am grateful for the valuable experience and insight that all those who commented on the Bill brought to bear, as this has helped to inform how we have thought about the legislation. I am glad that there was wide cross-party support in the other place for this Bill and this measure in particular.

This so-called escalator amendment will allow local authorities to charge premiums of up to 200% on homes empty for at least five years and less than 10 years, and to charge premiums of up to 300% on homes empty for at least 10 years. I am sure that hon. Members will agree that the amendment is entirely in keeping with the spirit of the legislation, which is to strengthen local authorities’ existing powers to tackle empty homes for the benefit of their communities.

[Eddie Hughes]

I completely agree that it is in keeping with this legislation. It seems crazy that in this day and age, when we have people who are desperate for a home, there might be up to 11,000 properties in England that have been vacant for over 10 years.

[Rishi Sunak]

rose—

Housing and Home Ownership

Eddie Hughes Excerpts

Tuesday 16th October 2018 Westminster Hall

[Kit Malthouse]

I wholeheartedly agree on self-build, which I am very keen to encourage. Something like three out of every four houses in Austria are self-built or custom-built. It holds enormous capacity for the future. I recommend that my hon. Friend go and visit a site called Graven Hill just outside Bicester, which is the largest self-build site in Europe and which will deliver about 1,400 self-build homes. It is quite something to see—an amazing array of different houses. There is a house that looks like a stealth bomber sitting next to a Swiss chalet, a Cotswold cottage and a flat-pack house from Poland. As I said on the fringes of conference, I think the site will be a conservation area in the future because of the effervescence of design that is taking place there. We are very keen to encourage self-build.

Finally, one of the big issues—

[Eddie Hughes (Walsall North) (Con)]

Will my hon. Friend give way?

[Kit Malthouse]

Yes, I will give way.

[Eddie Hughes]

I was scared by my hon. Friend’s use of the word “finally” and thought that I might not have the opportunity to intervene before he finished. As an accidental landlord myself—I need to refer to my declaration of interest—I was intrigued by the report on a proposed “help to own” scheme published by the Centre for Policy Studies on Monday. I understand that the Minister has been sent a copy. The idea that landlords might be able to sell a property to a sitting tenant, and that there would be a capital gains tax break for both parties, seemed innovative and interesting. Does he have any thoughts on that?

[Kit Malthouse]

By sheer coincidence, on my accession to the chrysanthemum throne in housing, I raised a similar possibility, should we look at some way of transferring from landlord to tenant in the future. Those issues of tax, stamp duty and ownership are way above my pay grade, but I have no doubt that the report will have winged its way to the Treasury, where our colleagues will be considering its efficacy. I can see why it might be attractive from a landlord transfer to ownership point of view, although we would have to study its fiscal effects to see what the cost might be.

Tenant Fees Bill

Eddie Hughes Excerpts

2nd reading: House of Commons
Monday 21st May 2018 Commons Chamber

[Eddie Hughes (Walsall North) (Con)]

I refer the House to my entry in the Register of Members’ Financial Interests, as I am an “accidental landlord”, to use that excellent term. I think 123 MPs are also landlords, so there should be a wealth of knowledge in the Chamber.

I wanted to speak in this debate because I am mindful of the Prime Minister’s speech on 13 July 2016, in which she said her intention is to reach out to ordinary working-class families. As the product of an ordinary working-class family, I am keen for her to do that. I represent the people of Willenhall and Bloxwich, and the average property price in my constituency is only £127,000 and the average income is £25,000 a year, so clearly my constituents are the epitome of hard-working people.

From my perspective, it is therefore incredibly important that this Government do everything they can to protect people who are required to rent because they are not in a position to buy. Clearly, this Government’s aspiration would be for all those people who want to buy to have the opportunity to do so, but we heard the figures earlier and that is not the current reality of this country. We have an ever-increasing rental market. People are forced into a situation where they have to rent because their family is growing or they need to leave home, so it is incredibly important that they are protected.

This is not the good thing about this Bill; it is not just that this is a Conservative party policy. We have others and it is great that we have done things such as increasing the minimum wage and increasing the level above which people need to pay tax. People looking in from the outside this evening will be seeing Parliament say this is the right thing to do. One of the greatest things for me, having been an MP for less than a year, is to come to this Chamber and hear people on both sides say positive things about a particular idea around which we can all coalesce. It was excellent to hear from the hon. Member for Sheffield South East (Mr Betts) and there has been great involvement from the Select Committee; there has been deliberation from people who are very knowledgeable on these topics and the Government have responded accordingly. I also appreciate, from my hon. Friend the Member for Harrow East (Bob Blackman), that perhaps in some ways the Bill has not gone quite as far as some would like. It is a work in progress, but from my point of view the comment made by my hon. Friend the Member for Rugby (Mark Pawsey) sums up what my constituents would be thinking: is it fair that the fee for sourcing a property is paid by both the landlord and the tenant? I do not think so and I do not think the people in this Chamber think so either.

Oral Answers to Questions

Eddie Hughes Excerpts

Monday 30th April 2018 Commons Chamber

[Lee Rowley (North East Derbyshire) (Con)]

3. What steps his Department is taking to deliver economic growth through the midlands engine.

[Eddie Hughes (Walsall North) (Con)]

5. What steps his Department is taking to deliver economic growth through the midlands engine.

[The Secretary of State for Housing, Communities and Local Government (James Brokenshire)]

In recent months, we have launched the £250 million midlands engine investment fund and agreed on a second devolution deal with the West Midlands combined authority.

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[James Brokenshire]

Obviously, my hon. Friend’s particular focus is on Derbyshire. The right social and physical infrastructure is indeed vital to driving sustainable and significant housing growth, and the £5 billion housing infrastructure fund will unlock up to 600,000 homes. This is a competitive process, but I am committed to funding the projects that will have the greatest impact.

[Eddie Hughes (Walsall North) (Con)]

The midlands seem to be leading the way in economic growth and job creation. Will the Secretary of State join me in celebrating, with Andy Street, the West Midlands combined authority and the midlands engine, the local achievement of 6.8% of gross value added, given that the national figure is 2.4%?

[James Brokenshire]

I will. Andy Street and the West Midlands combined authority have been pivotal to the success of the midlands engine. The number of businesses in the west midlands has increased by 9% since 2016, and its second devolution deal includes a £53 million allocation to prepare land and deliver jobs and housing throughout the Black country, including my hon. Friend’s constituency.

Street Homelessness

Eddie Hughes Excerpts

Tuesday 24th April 2018 Westminster Hall

[Adam Holloway]

Well, I am not—actually, I have just turned the page, and I am now on page five of 14. I hope I do not give that impression, because I certainly do not think that. People are on the street for a reason. The problem is not homelessness—although of course that is a problem—but whatever reason someone is on the street. I do not think we disagree at all, but I will get to the hon. Lady’s point.

What was my experience with No Second Night Out? That initiative is based on the idea that once someone is identified, they will not spend a second night out. That happens in cities up and down the country. I reported myself to the StreetLink helpline, and I was woken up at about 2 o’clock in the morning by two outreach workers and asked whether I would like to get in an Addison Lee taxi to go to the No Second Night Out south hub in Hither Green. No Second Night Out has three hubs in London—one in the east, one in the north and one in the south. I had a 3 am interview with a charming, extremely competent and razor-sharp member of staff, and I was then taken into an L-shaped room about a third of the size of this Chamber where about 30 people were camped out on the floor with their own bedding. I squeezed into the one remaining space between a refrigerator and some French windows. I got up the next morning, had a Pret A Manger sandwich and some coffee, and later had an assessment interview. Not wanting to take a valuable place, I made my excuses and left.

To be honest, I was quite relieved when I left. The thought of spending days or weeks sleeping on the floor in a cramped room between the refrigerator and the French windows did not appeal to me much. I can completely see how, for someone able-bodied and of sound mind, it would be much more appealing to sleep under the awning of St Paul’s church in Covent Garden or at the “goods in” entrance round the back of McDonald’s in Victoria, because people have freedom in those places. Also, if I were a drug addict, I do not think I would want to abide by the rules that hostels must have to protect the other people there. But if I had been ill or elderly, I would of course have been grateful for that place on the floor and the plan that St Mungo’s, which operates the initiative, has for people eventually to go on and find housing.

Even if I were Alastair Campbell himself, I would find it hard to put in terms quite how extraordinary the staff of St Mungo’s are. Having made my excuses and left, I was walking down the street, and I had gone round the corner from the hostel when its manager ran down the road after me and said, “No, no, no—you don’t have to do this yourself. Come back and we will sort you out.” It was quite remarkable.

[Eddie Hughes (Walsall North) (Con)]

Prior to becoming an MP, I worked for YMCA Birmingham dealing with homeless young people. Will my hon. Friend join me in celebrating the £2.2 million it was recently granted by the Government to refurbish its 72-bed hostel in Northfield, creating facilities for organisations such as Mind to provide support to formerly homeless people?

[Adam Holloway]

Absolutely. Indeed, I experienced that. For another programme I made some years ago, I pretended to be a homeless mentally ill person in Birmingham. When I was discharged from Queen Elizabeth psychiatric hospital, I went to that very institution and the people there arranged to look after me. That was 30 years ago.

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[Mr Lewis]

I thank the hon. Gentleman for that clarification.

I want to talk about the consequences of the slash-and-burn approach that has decimated public services as a consequence of the Government’s policies. The rhetoric is about a shift to prevention and early intervention, but the reality is that slashing and burning local authorities’ budgets has reduced them to providing their minimum legal responsibilities. Prevention and early intervention go out of the window. As for voluntary organisations, we no longer hear the term “the big society”. The reason why that was killed—that it was dropped and never mentioned—was that at the same time as the Government were talking about the growth in the importance of voluntary organisations, they were slashing the funding that they depended on. It is nonsense to talk about the big society. The alleged commitment to localism has proved to be complete nonsense. If you were running a business, Mr Gray, and you had a 50% cut in your budget over four years, you would go bankrupt or would be likely to go out of business. That is what is happening to local authorities under all political direction throughout the country. We are paying a heavy price for that.

I welcome the ring-fenced money that the Government have made available to tackle the issues, especially in Greater Manchester, but the irony is that the money, which is not adequate, is necessary only because of the impact of their social policy failures and cuts. It is right, therefore, that in a debate of this kind we do not say, “Take the politics out of it.” There is a rough sleeping epidemic as a direct consequence of political decisions. However, it is incumbent on an Opposition to offer creative and positive solutions, and Greater Manchester deserves tremendous credit for the innovative approach it is taking under the leadership of its Mayor, Andy Burnham, working with the 10 local authorities, the voluntary sector, faith groups and the private sector. The Mayor’s ambitious and morally right commitment is to end rough sleeping by 2020—seven years ahead of the Government commitment. They are committed only to ensuring that no one has to sleep on the streets of this country by 2027. I argue that that is a massive lack of ambition, in view of the humanitarian crisis.

[Eddie Hughes]

Mayors across the country have a role to play. We have heard about Sadiq Khan, and the hon. Gentleman has talked about Andy Burnham. Andy Street, in the West Midlands Combined Authority, chose homelessness as the first thing to address in his time as Mayor.

[Mr Lewis]

I congratulate Andy Street on making it a priority, but if the hon. Gentleman were to meet all the Mayors they would say the problems are the consequence of the breakdown of frontline services that many of the people we are talking about have traditionally depended on. I agree that Mayors have an important role to play, and I am proud of the groundbreaking approach that Andy Burnham is taking, which everyone acknowledges.

The first key element of a successful approach is high-level political leadership. It is of absolute importance that the people at the top should care about rough sleeping and homelessness and make that a priority. Another is that solutions should be co-produced with people who have lived experience of rough sleeping, and frontline organisations. The issue should never be about top-down solutions. There should be a clear strategy and plan, focused on reduction, respite, recovery and reconnection. As the hon. Member for Gravesham said, there should be a personalised approach across organisational boundaries, with key workers, support plans and personal budgets. Also, we need innovative, imaginative public services. I am really proud of the innovative work being done by the NHS and the fire service in Greater Manchester. Expanded housing provision will sometimes need to involve specialist provision. The hon. Gentleman said that the issue is mainly about men, but what about specialist provision for women, who, often, are fleeing domestic abuse, and for young people? There is a dearth of that provision.

There is also a key role for business. The corporate sector in most communities wants to help, and it is important that the statutory authorities find a vehicle to enable businesses to make a positive contribution, through their expertise and skills, and their willingness to make financial resources available. In Greater Manchester the Mayor’s fund and Big Change have been successful in putting together resources from a variety of sectors on a ring-fenced basis.

I agree with the hon. Member for Gravesham about the importance, in addition to support services and a rebuilt infrastructure, of tackling Spice. That is another epidemic, and I do not think that society is yet clear about how to tackle it. I also agree with him that it is of course appropriate, when we have succeeded in minimising the number of people on the streets, to take on the issue of begging on the streets by people who are not actually homeless and who have addresses. However, that is not the place to start. Public support should start with minimising the number of people who are sleeping rough.

Our society reached a post-war consensus that every citizen in this country should have access to free healthcare and universal education, and it is about time that in the same way we offered every citizen the right to a decent, affordable home.

Rating (Property in Common Occupation) and Council Tax (Empty Dwellings) Bill

Eddie Hughes Excerpts

2nd reading: House of Commons & Programme motion: House of Commons & Ways and Means resolution: House of Commons
Monday 23rd April 2018 Commons Chamber

[Dominic Raab]

Of course, that was a period of coalition government. In our judgment, that method does not provide the best value for money, which explains why we are taking the approach that we are taking in this Bill.

Doubling the council tax on empty dwellings is just part of a range of measures that we are taking to fix the housing market, but it is an important step. The average house price in England is currently almost eight times the average income, compared with four times the average income in 1999. Families in their early thirties are half as likely as their parents to own their own home, and the same challenge faces private renters, whose housing costs now typically account for just over a third of their spending. This Government are committed to turning that around by taking action on all fronts. Fundamentally, that must mean making more homes available by building and delivering more homes, but we are also committed to making better use of the stock that we already have, including by supporting local authorities to use their stock efficiently and ensuring that they are doing all they can to bring homes that have remained empty for an extended period back into use.

Councils already have some powers and incentives in this area. In 2010, we inherited a situation in which council tax discounts were applied to all empty homes. That was not right because 300,000 properties were left empty while many hard-working families were struggling to find homes. Owners of long-term empty homes should be incentivised to bring them back into use and that was why in 2013 we enabled councils to charge the full rate of council tax on empty properties. We have also put in place powers for local authorities to charge a council tax premium of up to 50% on homes that had been vacant for two years or more.

[Eddie Hughes (Walsall North) (Con)]

In Walsall, we have seen a 40% reduction in the number of long-term empty properties since 2010. Does my hon. Friend anticipate the measures in the Bill helping us to tackle that still further?

[Dominic Raab]

The progress that has been made in my hon. Friend’s constituency is hugely welcome. If we look at the behavioural change across the board as a result of previous measures, we can see that 90% of councils have taken up the powers to apply the premium and that all but three of those councils are charging it at the maximum level of 50%. This has resulted in a 9% fall in the number of properties subject to a premium in those areas using the premium every year since the power was introduced.

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[Bob Blackman]

I hesitate to get into a battle about tabling amendments to the Bill, because we want the Government to reflect on tonight’s debate. We want incentives to bring forward housing and ensure that it is not kept unoccupied unnecessarily for an unreasonable length of time. Flats above shops are an example of the many properties that we can bring back into use. Many are disused or used for storage. Often, they were intended for the owner of the shop to have a residence and to run his or her retail outlet down below, but they moved away from that type of operation many years ago.

[Eddie Hughes]

Has my hon. Friend seen examples, as I have in my constituency, of accommodation above shops being left empty for a considerable period, thereby lowering the tone of the area and leading to antisocial behaviour and an unfortunate downward spiral in the general feeling of the community?

[Bob Blackman]

Clearly, we want our town centres and shopping areas to be revitalised through people living in them and going to them. If people live in the flats above shops, that brings life to the area 24 hours a day, rather than for maybe 12 hours a day, and that must be to our advantage.

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[Eddie Hughes (Walsall North) (Con)]

It is a pleasure to follow my hon. Friend the Member for Harrow East (Bob Blackman). It is obviously a particularly great pleasure to speak on St George’s day and as we in this House celebrate the birth of a new member of the royal family, so today’s speech will certainly be memorable for me. And boy have we got some exciting stuff to discuss today!

If I remember correctly, clause 2 amends section 11 of the Local Government Finance Act 1992. It is perhaps not particularly sexy, but I hope that it will be effective—and boy does it need to be effective. At the moment, we have approximately 200,000 empty properties. In fact, if I remember correctly from the briefing, it is 205,593 empty properties. I do not know who comes up with these statistics, but I think that they should be slightly vaguer, unless they put a time stamp on them. Anyway, there are approximately 200,000 properties in this country that have been empty for a substantial period of time.

[Neil O'Brien]

My hon. Friend will be aware that the number of empty homes—more than 200,000 of them—is down from nearly 300,000 in 2010, so there has been a huge improvement. We have 100,000 more homes for families as a result of the changes that we have already made, which has avoided 100,000 extra homes being built. Many people in green-belt areas will welcome that change. Does he agree that the progress that we have already made on empty homes will be further boosted by the measures that we are discussing today?

[Eddie Hughes]

I agree entirely. When we talk, as we frequently do, about the housing crisis in this country, we can see that there are many elements to it. Of course, it is incredibly laudable that this Government have an ambition, which I am sure they will achieve, to build 300,000 houses per year, but it is also incredibly important that we make the best use of our existing housing stock.

[David Linden (Glasgow East) (SNP)]

The hon. Gentleman talks about the housing crisis in this country, but does he agree that we would better solve the housing crisis if we abolished the right to buy?

[Eddie Hughes]

The hon. Gentleman makes a powerful intervention given the fact that yesterday, only 24 hours ago, he ran 26.2 miles, and look at the man we see before us this evening—not a break of sweat on him. Clearly, he is not just an incredible athlete, but a gifted intellectual, and I acknowledge what he says, but completely disagree with him.

As I was saying, we have moved from 300,000 empty properties down to 200,000 empty properties, and that is, in no small part, owing to the fact that we previously introduced this council tax premium.

[Scott Mann (North Cornwall) (Con)]

I am aware that the issues in Walsall North might not be the same as those in Cornwall, but I do appreciate and share the view that we have a mutual interest in making sure that these vacant properties are brought back into use. Does my hon. Friend think that his local authority, like mine, will appreciate these changes?

[Eddie Hughes]

I agree entirely with my hon. Friend, not least because this Government, being the free-thinking Government they are, are not imposing this duty on councils, but giving them the opportunity to apply this measure should they choose to do so, so they will have the opportunity to increase the premium from 50% to 100%. No doubt, Madam Deputy Speaker, you are thinking, “What might they do with that extra money?” I personally suggest that they use that extra money for services for their local constituents in order to drive down bills, increase efficiency and make sure that they either optimise their use of council tax, or possibly decrease their council tax in order to ensure that hard-working families benefit from the change to the law.

[Alan Mak (Havant) (Con)]

My hon. Friend is making a powerful speech. Does he agree that as many councils, including my own, are reviewing and updating their local plans to make sure that we have the housing that we need for the future, this would be a good opportunity to analyse and evaluate whether the council tax premium could be used, accelerated and deployed efficaciously to ensure that we have the right housing in local areas such as mine?

[Eddie Hughes]

My hon. Friend makes an important point, not least because he uses the word “efficaciously” so skilfully. I hope that Walsall adopts that very approach, because, since 2010, we have seen a 40% decrease in the number of empty properties, owing in no small part to the actions of this Government.

[Mary Robinson (Cheadle) (Con)]

I am grateful to my hon. Friend for giving way and for his eloquent and wide-ranging speech. Does he agree about what is at the heart of this matter? He talks about Walsall, but in my constituency, in Cheadle and Cheadle Hulme and the surrounding districts, we also want to see some regeneration of our centres. We want to see people going into the centres, living there, and opening up businesses that can thrive. We want the district centres to look appealing and attractive and have people living and shopping there and utilising them.

[Eddie Hughes]

I am simply amazed. My hon. Friend is blessed either with psychic ability or intuition. That is the very point that I was about to move on to. In Beechdale, one of the wards in my constituency—

[Simon Hoare]

My hon. Friend seems to be saying something very nice and flattering to anybody who intervenes on him. As I have not had anything nice and flattering said to me today, I just thought that I would give him the opportunity to do so.

[Eddie Hughes]

All I can say is that I have been in the House for less than a year and I hope that, over the passage of time, I will develop the insight and eloquence of my hon. Friend. Unfortunately for the moment, Madam Deputy Speaker, you have to put up with this stuttering Brummie trying to work his way through his speech, and taking yet another intervention.

[Neil O'Brien]

I am not in search of flattery. Does my hon. Friend agree that, as well as bringing empty residential properties back into use, it is strategically important to bring into use buildings that are not currently registered as residential properties? Is he aware that the number of conversions and change-of-use properties has increased from 17,000 in 2010 to 43,000 last year—from 12% of all new supply to 20%? As well as turning old houses back into homes that people are occupying, it is also important, as part of the same strategy, that we go further and liberalise change of use.

[Eddie Hughes]

Were it not for the fact that I am speaking totally extemporaneously, I would have thought that my hon. Friends had read my speech, but, as I have already pointed out, in order to do so they would have had to read my mind. I will indeed be coming on to that very point subsequently, in talking about the excellent period that I spent working for YMCA Birmingham.

For the moment, Members will no doubt remember that I was about to talk about Beechdale, and we should return there immediately. Beechdale housing area, which was built in the ’50s and ’60s in my constituency, has Stephenson Square, a row of shops, and, above the shops, 10 flats that had remained unoccupied for 10 years. Beechdale Community Housing group took the opportunity to refurbish those flats, creating nine self-contained properties that could then be let to members of the local community. However, one flat has been retained for the use of the House to Home project, facilitated by the amazing Jemma Betts, who works for Beechdale Community Housing. Her role is to ensure that, when people move into those newly refurbished, previously vacant properties, they can be helped to sustain their tenancies. Of course it is our objective to bring empty homes back into use, but they must be used by people who can maintain the tenancy for a protracted period. It is difficult for some people who have had previously chaotic lives to develop the skills to enable them to sustain that tenancy. Jemma’s work is to help them understand how they can, for a reasonable price, furnish that property, access rent statements online and therefore maintain that tenancy.

What is also important about this particular area is the fact that there are shops beneath the flats that have been brought back into use. I am thinking particularly of Rob Mullett Butchers, which I thoroughly recommend that you visit, Madam Deputy Speaker, if ever you are in Beechdale, or W.E. Whitty’s grocery, which has been run by—[Interruption.] I am embarrassed. It has been run by Jane and Phil for a number of years. As I mentioned in an earlier intervention, Phil recently said to me, “When you bring properties back into use, particularly those properties that are above shops, you regenerate the entire area. People are living there 24 hours a day and they are making use of the shops.” This has caused a general lowering in the incidence of antisocial behaviour in the area. But it is not just that. Jemma has also taken the opportunity to create a community garden to the rear of the flats now that they have been brought back into use, having been vacant for 10 years. This facility allows children the opportunity to learn how to grow vegetables.

[Neil O’Brien]

I am lucky to represent Market Harborough, which has seen the fastest growth in the number of new shops anywhere in the east midlands, but many retail centres are suffering from the growth of the internet. In future, this country will probably have more retail space with potential homes above than it needs. Does my hon. Friend agree that local government must play a strong role in helping to consolidate those retail centres into housing, so that they can become vibrant places where people want to hang around?

[Eddie Hughes]

I agree entirely. We are seeing a shift in the profile of our town centres. Of course, many people are keen to shop online these days, so there are some empty properties. Unfortunately, there is a particular example of empty shop units in Walsall, where the Labour-led council has decided to spend £13 million buying a shopping centre with empty units and a leaking roof. I hope that the vociferous campaigning of local Conservatives will ensure that we take back control of the council.

[Madam Deputy Speaker (Dame Rosie Winterton)]

Order. Empty shopping units are not really covered by the Bill. I am sure that the hon. Gentleman realises that the legislation is about residential properties and he will be coming to that.

[Eddie Hughes]

Of course, Madam Deputy Speaker; I was merely responding to my hon. Friend the Member for Harborough (Neil O’Brien), who suggested that there might be a change-of-use opportunity for empty commercial properties. Hon. Members will no doubt remember that when the Government provided £100 million of funding through their empty homes programme, they were not only targeting empty residential properties, but allowing organisations to have the facility for a change of use from commercial to residential. I was just about to come to an example of that.

Madam Deputy Speaker, I do not know whether you have ever been to watch Aston Villa play football in Birmingham. I would suggest that you do not come at the moment; we are hoping for promotion, but it can be a bit hit and miss. Anyway, YMCA Birmingham took the opportunity of taking over Harry Watton House in Aston, which was previously a social care building that had been used for residential purposes occasionally, but was left empty for a considerable time. YMCA Birmingham took the opportunity of approximately £450,000 of Government funding to convert that building back into use as 33 self-contained flats. YMCA Birmingham has been in existence since 1849 and currently offers 300 units of accommodation for young, previously homeless people; bringing empty properties back into use has to be the best use of that Government money.

[Neil O’Brien]

I thank my hon. Friend for his patience. There are currently around 400 empty properties in the Harborough district, and there are also occasionally homeless people in the district. All my constituents would want those homes brought back into use so that we can tackle the problem of homelessness that my hon. Friend mentioned.

[Eddie Hughes]

My hon. Friend makes a valid point, although there are occasional cases where people who appear to be homeless are not open to the good will and hospitality of neighbouring organisations. YMCA Birmingham was given £1 million to create new residential accommodation at its Erdington site, which was only about 20 or 30 metres away from a Tesco store. Some people used to turn up and beg outside that store, which was very bad for the credibility of the YMCA as an organisation seeking to home homeless people. Despite our best efforts, they would never be removed and come into our accommodation.

Let me return to the matter of how empty homes can be brought back into use. There is a block of flats on Henrietta Street in Birmingham that was owned by somebody who failed to develop it over a sustained period of time, but thanks to money through the empty homes programme—YMCA Birmingham was allocated a total of £890,000—we were able to bring those flats back into use. The block is now excellent accommodation for young people in Birmingham, on the edge of the Jewellery Quarter, which is quite a prestigious address these days. The units of accommodation are relatively small at approximately 25 to 30 square metres, so they are perhaps not palatial.

[Michelle Donelan]

Does my hon. Friend agree that the issue of empty properties—commercial and residential —exists not just in certain parts of the country, but all over the country? It is a particular problem in my constituency, which is actually quite rural.

[Eddie Hughes]

As I mentioned previously, there were 300,000 empty properties, so they were clearly spread broadly across the country.

Madam Deputy Speaker, if you will forgive me a small indulgence, I just want to mention some research. I would not normally refer to Lib Dem research but, according to a Guardian article in January this year, 11,000 properties in this country have been vacant for more than 10 years. Incredible! I can see the look on your face, Madam Deputy Speaker. Another 23,000 properties have been empty for five years. What are we doing as a society? How can we talk about this housing crisis when we have 11,000 properties that have been vacant for more than 10 years?

[Wera Hobhouse]

The hon. Gentleman is making a very entertaining speech. Does he agree that there are so many thousands of empty homes because councils do not have the funds to bring these empty properties back into use? We need funds for councils to make that happen, but the money that was allocated under the coalition Government has been cut.

[Eddie Hughes]

I am not sure that the hon. Lady has been paying attention to the entirety of my speech. I have mentioned many millions of pounds that this Government have given to address the issue of empty homes.

[David Warburton (Somerton and Frome) (Con)]

Surely one of the huge benefits of the empty homes premium is that it will mean that councils have more money, thereby reducing the burden on hard-pressed council tax payers. I also want to stress that one hon. Member for North Dorset is more than this House can take, never mind another, so I caution my hon. Friend about wanting to emulate certain people in this House too much.

[Eddie Hughes]

My hon. Friend makes a valid point. It is important to remember that the Bill will give councils the flexibility to apply that council tax premium, which is currently at 50% and can be increased up to 100%. But I would imagine that some constituents might want to challenge councils that do not take the opportunity to apply the full 100% because, as he said, it will give them the opportunity to bring in more income. As the hon. Member for Bath (Wera Hobhouse) said, councils will then have money that might facilitate their bringing those 11,000 empty properties back into use.

[Michelle Donelan]

The bulk of empty properties are actually privately owned. A key reason behind that is that people are trying to increase the monetary value of the home by sitting on it, and avoiding the hassle and potential pitfalls that could happen if they rented it out. It is that issue, not council-owned properties, that we are trying to target with this Bill. Does my hon. Friend agree?

[Eddie Hughes]

My hon. Friend brings me to a point that I had neglected to cover so far: the flexibility that is allowed because we absolutely do not want to penalise people who have genuine reasons for a having a property empty for an extended period. Those people should fear nothing from this Bill. My understanding—I may be incorrect; if so, I am sure that hon. Members will correct me—is that the Bill would not apply, Madam Deputy Speaker, if you were serving in our armed forces overseas and your property was therefore left empty for an extended period. Similarly, should you unfortunately need to go into hospital or respite care, leaving your property vacant for a two-year period, there would be the flexibility to ensure that this measure was not applied.

[John Redwood]

Does my hon. Friend agree, though, that quite a few of these empty homes are owned by the public sector, which may not respond to this incentive? If only my council had lots of empty homes, it would be much easier, but it does not, and we are under enormous pressure. Does he agree that where that is the case, we need something else as well in order to end the scandal of empty public-owned housing?

[Eddie Hughes]

This is dangerously close to becoming a debate with great interaction. I look forward to more comments from my right hon. Friend, because my understanding is that there was previously a tool that allowed compulsory purchase of properties that had been left empty for an extended period. Some might think that this Government would not apply such rules, which perhaps seem draconian.

[Charlie Elphicke (Dover) (Ind)]

My hon. Friend is making an impassioned, powerful and thoughtful speech. In October 2010, there were about 300,000 homes that had been empty for a long time. That number has come down to about 200,000. That is good progress, but does he agree that more needs to be done?

[Eddie Hughes]

I think that there are stats available for everybody in the Chamber. Perhaps they could celebrate, as I have, not only St George’s day, and not only the birth of a new member of the royal family, but a 40% decrease in the number of empty properties in Walsall. Those are, I suggest, three very good reasons for a party, or possibly another bank holiday—for St George’s day, I mean. I am not for one minute suggesting that we have a bank holiday just because the people of Walsall have reduced the number of empty homes by 40%.

[Neil O’Brien]

Much of the debate about empty homes assumes that the greater part of the problem is in the capital. While we must of course use measures like those in this Bill to bring more homes back into use in the capital, is my hon. Friend aware that the greatest proportions of empty homes are actually in the north, particularly the north-east? About 0.5% of homes in London are empty, whereas about 1.5% are empty in the north-east, where, I must say, we have largely Labour councils.

[Eddie Hughes]

One of the difficulties that I had when I first came to the House was recalibrating with regard to the intellectual ability of those with whom I spend time. My hon. Friend was, I believe, a policy adviser at No. 10, and he appears to know everything. I defer entirely to his encyclopaedic knowledge of housing issues, and I agree entirely with his point. When I sit in meetings, I have found that because so many people are focused on housing problems in London and the south-east, they sometimes fail to see that there could be any empty properties outside London. To be honest, I am not entirely sure they care about the rest of the country. It is a pleasure to be joined in the new 2017 intake by somebody with the gifts and abilities of my hon. Friend. As I say, he made a very important point.

[Andrew Jones (Harrogate and Knaresborough) (Con)]

I am greatly enjoying my hon. Friend’s speech. I can confirm that in my area we are struggling with properties that are empty. It causes a problem all over our country. One of the most positive aspects of this Bill is that a consequence of bringing properties back into use would be less pressure on developing our open spaces. People in Harrogate and Knaresborough are perfectly comfortable with the idea that we need to build more properties, but they are also concerned about the loss of open space. Having higher-density use of existing property goes some way towards protecting the green spaces that we all seek to protect.

[Eddie Hughes]

My hon. Friend makes a very valid point.

Let me borrow a slightly amended phrase from Shelter, which said, “The housing crisis isn’t about homes—it’s about people.” I agree with that principle completely. When people see that there is an increase in demand for property and know that properties in their neighbourhood have been left vacant for a long time, they are probably scratching their heads and thinking, “This Government are so progressive and so able in so many areas—why are they not tackling this issue?” Well, today they are.

[Scott Mann]

My hon. Friend talks about the individual. The property of an individual who fell on hard times might become run-down because they had run out of money. Does he think that at a later stage the Government might consider investing money to bring back into use vacant properties that have fallen into disrepair?

[Eddie Hughes]

My hon. Friend has suggested an innovative solution to some elements of the housing crisis. However, we should bear it in mind that there is flexibility with regard to the application of the enhanced rate. Whereas councils can currently apply a premium of 50%, clause 2, which amends section 11 of the Local Government Finance Act 1992, introduces the flexibility for them to apply a premium of between 50% and 100%. That flexibility with regard to the interpretation and application of this law will allow some scope to cover the sorts of cases that he mentioned.

[Michelle Donelan]

Does my hon. Friend agree that it also offers councils the flexibility not to charge any premium at all? Because this is done on a case-by-case basis, if there is a particular circumstance where somebody has fallen on hard times, is struggling to renovate their property and has just cause to vacate it, the council can assess that. That is why it is so important that local councils can make these decisions and that this Government are supporting localism.

[Eddie Hughes]

That is the brilliance of the drafting of this Bill. Clearly, whoever was associated with that in any way, shape or form was insightful, intuitive and gifted. I am hoping that the Minister was involved in some way with the drafting of the Bill and will remember the praise that I have heaped on the people who were involved.

[Neil O’Brien]

While I share the passion of everyone in this House who is keen to see empty properties brought back into use, does my hon. Friend agree that this measure, which is effectively a tax and incentives-based measure, takes the right approach, as opposed to a more dirigiste one? Although the empty homes development orders brought in by the Labour Government were a good thing, they led to only about 40 homes in England being taken into possession. Does he agree that we need a tax and incentives-based approach rather than trying to take people’s property off them?

--- Later in debate ---

[Eddie Hughes]

I am not sure whether you noticed, Madam Deputy Speaker, but I think that my hon. Friend might have tried to sneak in a French word, or possibly a Latin one, just to prove how clever he is and to completely wrong-foot me. But I am having none of it: I am going to ignore that part and just agree with the point that he made. Clearly, whatever legislation we introduce, it is important that it is efficacious. I think we heard that word earlier; it is not one I use frequently.

[Simon Hoare]

If there were a prize for modesty, my hon. Friend would be declared the victor ludorum.

[Eddie Hughes]

See, Madam Deputy Speaker, I told you—I have had to totally recalibrate with regard to the intellectual approach of other Members. We certainly do not use much Latin around the table in my house. It may not have been Latin; who knows? It is probably important that I return to the Bill.

[Trudy Harrison (Copeland) (Con)]

May I draw my hon. Friend’s attention to the need to deal with empty homes in rural areas? I refer particularly to my constituency, of which two thirds is in the Lake District national park. Empty homes are a blight on our society. They have a negative impact on rural schools and businesses, which is why it is so important to see empty homes being put to good use and filled with people in rural villages.

[Eddie Hughes]

It is fascinating how much we can learn in this Chamber. I have been walking in my hon. Friend’s constituency and have often thought how beautiful the properties and the scenery are. I cannot imagine that anybody would want to leave a property there vacant for any period, let alone an extended period of more than two years, such that it would cause elements of the Bill to be triggered. When we come to the Chamber, we get the opportunity to hear from Members representing constituencies across the country, and that is what makes this institution so great.

I can obviously only speak on behalf of and with regard to the good people of Walsall North, Willenhall and Bloxwich, so it is great to hear stories from around the country. The point is that if people are prepared to leave properties vacant in beautiful constituencies such as my hon. Friend’s, this is clearly a problem that the Government need to tackle, and I believe the Bill goes a long way to tackling it.

Council Housing

Eddie Hughes Excerpts

Tuesday 27th March 2018 Commons Chamber

[The Minister for Housing (Dominic Raab)]

I congratulate the hon. Member for Warwick and Leamington (Matt Western) on securing this important debate on local authority housing. It is a pleasure to speak in it. I appreciated his thoughtful speech and I was even sympathetic to his yearning for a return to the Macmillan era—although I am not quite sure how far he would go in that regard. He raises a number of important issues and I will try to address them in turn. He omitted one or two others and I might seek to address those as well.

The reality is that in the last year 217,000 new homes have been delivered, the highest level for all but one of the last 30 years. The hon. Gentleman referred to the financial crash, which clearly had a big impact on the housing market. I think he will be relieved to note that, this month, the national data for the last year showed the number of new build starts and completions at their highest level since 2007. That is good news and positive for homebuyers up and down the country. He also referred to the record of the previous Labour Government on council homes. As my hon. Friend the Member for Filton and Bradley Stoke (Jack Lopresti) mentioned, under this Government, over 10,000 new local authority homes have been built. That is triple the number under the entire 13-year period of the previous Government.

None the less, I accept the premise of the hon. Gentleman’s speech and the restlessness to do much, much more. There is no escaping the fact that we have a housing crisis. He focused on council housing, but we have to build more homes across the board. Providing good-quality and affordable homes for people who need them is an absolute top domestic priority for this Government.

[Eddie Hughes (Walsall North) (Con)]

As the chair of the board of Walsall Housing Group, I feel almost affronted by the idea of housing associations not getting a mention. In 2016-17, I believe that there were 47,000 starts for new homes built by housing associations. WHG is celebrating its 15th birthday this week. Over that period, it will have built or acquired 2,000 new homes, but more importantly perhaps, it will have spent £700 million on modernising its existing stock.

[Dominic Raab]

I wish a happy birthday to my hon. Friend’s housing association, and I commend housing associations and local authorities up and down the country that have the ambition to get the homes built. We will do our bit as central Government, whether that is on planning reform or infrastructure funding, but we need local authorities to be up for this challenge, so I commend him for the work that he and his housing association are doing.

Since 2010, we have delivered over 357,000 new affordable homes, including over 128,000 homes at social rent. The hon. Member for Warwick and Leamington will know that, between 1997 and 2010, the number of social homes for rent fell by 420,000 and waiting lists rocketed by 70%.

--- Later in debate ---

[Dominic Raab]

My hon. Friend is absolutely right. We are not dogmatic about the vehicle or the form. The nature of the demand will be different from area to area, depending on the demographics and geographic locality, and we need the flexibility to provide the right housing at scale to meet the individual needs of local communities.

Under the reinvigoration of right to buy in 2012, local authorities were allowed, for the first time, to keep the receipts from additional sales to fund new affordable housing. The hon. Members for Warwick and Leamington and for Stroud both made that point. Overall, councils have risen to the challenge and used their receipts to deliver new homes. Warwick District Council, for example, has demonstrated a commitment to building replacement homes and is working hard to ensure that delivery is on time. In fact, I prised out the local data for the council because I knew the hon. Member for Warwick and Leamington would wish to applaud it: 33 of its 110 additional sales needed to have been replaced by now, under the three-year deadline, but it has started or required 87 replacements, so is more than meeting the one-for-one commitment locally. I know that he will want to applaud the council for taking a lead in that regard.

[Eddie Hughes]

I just want to clear up a point that the hon. Member for Warwick and Leamington (Matt Western) made. He said that houses purchased through right to buy had fallen into the hands of others. Given that the policy was introduced in 1980—38 years ago—and given that the right to buy goes hand in hand with the right to sell, it is perhaps not surprising that some have been sold on. We are, I hope, about to enjoy a trial of voluntary right to buy in the west midlands, and I am hoping that the Minister could perhaps touch on that.

[Dominic Raab]

My hon. Friend makes some important points. I am looking forward to the midlands pilot of the housing association voluntary right to buy scheme and to renewing and reinvigorating our commitment to right to buy in that sector.

We have been consulting with local authorities and housing associations on their views, and those will be fed into the social housing Green Paper. Of course, the measures I have already announced will also help to make a difference in enabling councils to deliver new homes.

Helping local authorities to increase council housing is, of course, only part of the story. That is probably where I differ slightly from the hon. Gentleman. We are also implementing a range of other measures to increase the supply of homes across the board. Whether those homes are for rent or for ownership, and whatever the sector, it is the overall supply of new homes that will reduce unaffordability over time if we get it right.

To ensure that we could deliver that, housing was front and centre of the autumn Budget, which made available more than £15 billion of new financial support for house building over the next five years, bringing the total support for housing to at least £44 billion over the period. That was the biggest budget for housing in decades. More money was announced for infrastructure: we almost doubled investment in the housing infrastructure fund to £5 billion and promised an additional £400 million to regenerate rundown areas. As the hon. Gentleman probably knows, Warwickshire has benefited from both the viability funding and the forward funding—millions of pounds for extra infrastructure to help authorities to build those extra homes so that we do not just build more homes, but build up our communities. We also gave more help to small and medium-sized builders.

On planning reform, we have revised the national planning policy framework, which has gone out to consultation. That will help us to focus local authorities and developers on the delivery of housing, The review panel chaired by my right hon. Friend the Member for West Dorset (Sir Oliver Letwin) will report in time for the next Budget. It will present proposals to address the issue of build-out rates, and the need to ensure, when developers are given planning permission, that the homes are built. Planning applications and permissions should not be the start of some endless haggle with local authorities which leaves communities understandably frustrated.

We are taking action on all fronts. We are providing significant new funding, reforming the system and working with local authorities. I think the hon. Gentleman himself made the point that this is a team effort. I have already mentioned the Green Paper on social housing, but I think it worth emphasising that we should look at not just the volume but the quality of the social housing that we are delivering. We should also consider the relationship between landlord and tenant, and, indeed, the stigma that has arisen in relation to social housing. My experience of meeting social tenants is that they work hard, take pride in their communities, and want to be treated independently and with some respect. We must ensure that we get that right as well. The Green Paper will be informed by the views of the tenants whom we have been meeting in recent months, in the Grenfell area—which was, of course, the catalyst for the Green Paper—but elsewhere in the country as well. Even in the limited time in which I have had this job, I have been down to Basingstoke as well as to North Kensington.

We are grateful to the large number of tenants who have shared their views and fed in their experiences. Those people and their communities remain our guiding light—our lodestar if you like, Madam Deputy Speaker—as we take forward our proposals. I look forward to working with the hon. Gentleman, and with others in all parts of the House, to ensure that we deliver the safe, secure, affordable homes that the country and local communities need.

Question put and agreed to.

Homelessness

Eddie Hughes Excerpts

Tuesday 27th February 2018 Commons Chamber

[Eddie Hughes (Walsall North) (Con)]

I want to whizz through an excellent partnership between YMCA Birmingham and the Government in providing accommodation for young, formerly homeless people. I spent an excellent three years of my working life working for YMCA Birmingham. It has been in existence since 1849, so it did not need my help to continue working—it had obviously been doing a grand job of work for a considerable amount of time. During those three years, and immediately before and immediately afterwards, the Government offered YMCA Birmingham tremendous support through what might seem to be a lexicon of the funding available. Indeed, YMCA Birmingham seems to have been particularly lucky. Alan Fraser, the chief executive who appointed me, is obviously a very wise man, and the organisation’s success is partly down to his brilliance.

When I joined the organisation, it had just been given £450,000 of empty homes money. The Government had provided £100 million through two separate rounds of funding to bring buildings that had been lying empty for a number of years back intro use as accommodation. I understand that thousands of properties across the country would benefit from such funding, if the Government were to initiate it again. We probably do not hear much about that because lots of those buildings are outside London—clearly our focus is largely only in London. Would it not be lovely if we could look north to the midlands and beyond, and share some of the money universally? We used the £450,000 to bring a former social care building back into use. We converted the building to create 33 units of fairly self-contained accommodation—just three of the properties shared kitchen facilities.

During my tenure we also received £1 million in affordable homes money to create the Chris Bryant centre and the Vineyard in Erdington, with 33 flats of mostly single-bed accommodation. Also on that site, although not funded by the Government, we had a training and conference facility and a café, because the YMCA is diversifying its offering into social entrepreneurship to raise money to help to subsidise the excellent housing it provides.

Perhaps most importantly for this debate, the YMCA was also granted money through the homelessness change and platform for life funds to modernise its 72-bed hostel in Northfield, which I am sure the Minister will be visiting with me very soon—it would be lovely if she would just smile and say yes.

The hostel’s facilities were euphemistically described as “study rooms”—10 square metre rooms that had space for only a bed and a table. Twenty of those rooms have now been converted to include en suite accommodation. Money has been provided for training facilities on the site, and for health visitors to visit previously homeless people on site. Their chaotic lifestyles sometimes mean it is difficult to persuade them to get to a GP, so why not bring the health visitors to them? Government funding has allowed that to happen, so let us not say that this Conservative Government do not support the homeless and the provision of services in all tenures across the UK.

Oral Answers to Questions

Eddie Hughes Excerpts

Monday 22nd January 2018 Commons Chamber

[Sajid Javid]

We have made it an absolute priority in government to help to fight rough sleeping and homelessness. We have committed to halving it by the end of this Parliament and to eliminating it completely by 2027. I share the hon. Gentleman’s concerns, but I hope that he agrees that this issue is not a party political football, and we should all work together across the House to deal with the issue.

[Eddie Hughes (Walsall North) (Con)]

I am delighted that the new Housing Minister has agreed to work with me to improve tenant safety in respect of carbon monoxide poisoning. Does he agree with the National Landlords Association and Headway, a brain injury charity, that more needs to be done to protect the public at large from death or injury through carbon monoxide poisoning?

[Dominic Raab]

I congratulate my hon. Friend on the tenacious way he has built the campaign. We will certainly listen to all voices on this issue. I am grateful to have had the opportunity to sit down with him to talk about his private Member’s Bill. We share the aim to make progress on carbon monoxide in both the key areas of his Bill. I look forward to working with him in future.