Oral Answers to Questions
Fleur Anderson Excerpts(2 days, 13 hours ago)
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Sally Jameson
Our ambition is to ensure that everywhere in England has or is in the process of establishing a strategic authority by the end of 2027, and that strategic authorities are in place everywhere by the end of 2028. It is right that we will not impose mayors on areas that do not want one, but we consider directly accountable mayors the strongest form of governance, which is why they have a different set of available powers and money. I would be happy to discuss that further with the hon. Lady. We will be setting out more information about our plans for devolution in the coming months.
Fleur Anderson (Putney) (Lab)
The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Jim McMahon)
To help restore high streets across the country, we have announced measures to tackle organised crime, cut business rates for pubs and stop the spread of vape shops and gambling outlets. Later this year, we will publish a high streets strategy setting out a longer-term plan for bringing life back into our town centres.
Fleur Anderson
I welcome all those on the Front Bench to their places, and I welcome back the Secretary of State. I thank the Minister for meeting me to talk about Putney high street. We love our high street in Putney; we want to see it thrive even more, and especially to open up empty shops. Will the Minister give hope to every high street by reviewing and reducing business rates, and by making the high street rental auction zone policy work more effectively by cutting unnecessary red tape and providing councils with the financial support they need to bring vacant properties up to a lettable standard?
Estate Regeneration
Fleur Anderson Excerpts(1 month, 3 weeks ago)
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Fleur Anderson (Putney) (Lab)
It is a pleasure to serve under your chairship, Dr Murrison. I thank my hon. Friend the Member for Basingstoke (Luke Murphy) for securing this debate and giving me a chance to talk about the Alton estate in Roehampton in my constituency. It is also a pleasure to follow on from the hon. Member for Strangford (Jim Shannon), who always brings wisdom and a flavour of Northern Ireland to every debate, which I fully appreciate.
The Alton estate in Roehampton in my constituency is home to over 13,000 people. It is one of the largest housing estates in the country, and it was built in 1954. It is a beautiful area; it is right next to Richmond Park, and it has some listed stilt blocks designed by Le Corbusier. It is a beautiful estate and a fantastic community. I am so proud to be the MP for Roehampton.
However, the estate has been run down for too long. It is an area of high deprivation and high health inequalities. From one side of my Putney constituency to the other, in the Alton, there is a 10-year life expectancy difference. It also suffers from poor transport links. The failure of the estate was recognised in 2010 by the then Conservative council of Wandsworth, which said, “Yes, we need to do some regeneration. We will look into this.” Since 2010, regeneration of the Alton estate has been discussed, but as yet it has not yet been delivered to the people of the Alton.
A plan was developed by the Conservative council, but it was unpopular and widely not liked. People very much wanted regeneration, but not that plan. The developer pulled out of the plan during covid—it pulled out from all the regenerations that it was doing in London—so in 2022, when the Labour council came in, it looked at it again. That Labour council became the developer, and that has been key to the success of the plan so far. It employed the HTA Design architecture company, which did a community co-design, stripped things back and talked to people, and has a good plan that the community really like.
The plan has a new library, a new dedicated youth centre —I was a bit obsessed with that part, because the stripping back of our youth clubs in the previous regeneration plan and the estate as a whole has been dreadful—and a new community centre. It will have a shopping parade, with shops—I spoke to Lidl only this week—that will have affordable fruit and vegetables, and two GP surgeries with the space to do preventative healthcare, which will build healthy living into the regeneration. It will have a new police hub, a new family hub and a nursery. It will demolish 177 substandard houses, which have been left to become run down, and build 615 new homes. In total, 473 new homes will be created, with priority given to Alton residents, who will watch them being built.
The largest regeneration ballot ever in this country was held last October, and the people on the Alton estate voted by 82% for the plan—that is an overwhelming majority, a real yes vote. That yes vote has unlocked an additional £60 million of funding from the Mayor of London. I am disappointed that then Conservative opposition campaigned against the Alton renewal plan.
A couple of months ago, we had local elections, and the Conservatives now run Wandsworth council by a vote of 29 councillors to 28—a small margin. I hope that the new council will understand how important the regeneration is to the people of the Alton and will go ahead with the plan, without doing a whole new round of consolation or lots of cutbacks that reduce it. I also hope that they will keep the amount of social housing in the plan. The GLA funding for social housing is £220,000 per unit, but it is £70,000 per unit for shared ownership, so it makes sense for the new Conservative administration to keep the high levels of social housing in the regeneration plan.
I recently met the new cabinet member for housing at Wandsworth council, and I made clear the residents’ strong view that the full plan is needed. He has not said that he will cut it back, but I am worried that he might. I hope that the Minister will lend full support to the Alton renewal project. To do anything less than the full plan will be to let down the residents on the Alton estate —they have waited for so long.
I would like to end by paying tribute to the Our Roehampton organisation, which provides amazing support and brings together brilliant people across the estate to create community social cohesion. To do anything other than fully go ahead with the plan would stop significant growth and opportunity for residents. The plan will provide a safer, healthier and revitalised Alton that everyone can be really proud of, and I hope the Minister will give it her full support.
Gareth Bacon (Orpington) (Con)
It is a pleasure to serve under your chairmanship, Dr Murrison, and to take part in this debate about estate regeneration. I find myself in agreement with much of what I have heard so far. I thank the hon. Member for Basingstoke (Luke Murphy) for securing this important debate and for his opening speech about an estate regeneration scheme in his constituency; he made a strong argument. I also thank those who have spoken in the debate: the hon. Members for Putney (Fleur Anderson), for Mid Cheshire (Andrew Cooper), for Doncaster East and the Isle of Axholme (Lee Pitcher), for Taunton and Wellington (Gideon Amos) and for Strangford (Jim Shannon). I also somewhat belatedly congratulate the Minister on her promotion and welcome her to her place; this is the first time that I have had the pleasure of facing her in a debate.
Estate regeneration is an important process in delivering the right homes for local people. That is true across all the main types of estate regeneration, from refurbishments, where homes are retrofitted to bring them into line with regulations and make them safe, viable and modern places for people and families to call home, to infill developments, where new homes are built on previously developed or undeveloped land to increase density and provide housing for the local population, or full redevelopments and regenerations, meaning the wholesale demolition and reconstruction of entire estates to provide fresh stock for residents and for new buyers or tenants.
That is why, alongside new housing delivery, the Government should think seriously about estate regeneration. Across the country, there are thousands of homes with untapped potential for renewal, regeneration and improvement, alongside the vast and preponderant unrealised space that is ripe for increased density and new homes. That is especially true here in London, as I am sure the Minister will agree; I know it all too well, as a former Conservative leader on the London Assembly and as a Member of Parliament for a Greater London constituency.
With a population that has never been higher and continues growing, London is bursting with demand for housing. Greater London has been set a target of 88,000 homes a year by the Government. That means, on average, the equivalent of one London borough-worth of homes being delivered every 16 months. So far, however, the Mayor of London and his supporters in MHCLG are falling very far short of that. According to GLA figures, in 2024-25 just 7,124 social rent and London affordable rent homes were completed. Of course, that does not even come close to helping the 366,000 Londoners on the social housing waiting list.
The need for new homes is stark and urgent. The Government’s own figures show that across England, the number of new net additional dwellings was just 208,600 in Labour’s first year in power—a 6% drop from 2023-24, the previous Conservative Government’s final year in office. In Labour’s first year, 190,600 new homes were built; that is a fall of 8,000, or around 4%, from 2023-24, and suggests that the Government are on course to fall well short of their self-imposed target of 1.5 million homes by the end of this Parliament. They are on track to build something like 400,000 fewer homes than they promised at the election. By contrast, from 2013 to 2023, under the previous Government, the nation saw the highest sustained level of new home formations in the past 50 years, surpassing even the levels of the 1970s. Between 2010 and 2024, 2.5 million new homes and 750,000 affordable homes were delivered.
That is where estate regeneration can play a key role, particularly, but not only, in London. According to the London Councils estate regeneration report from November 2025, London’s boroughs have the potential to develop more than 10,000 new homes in a city that is starved of supply, but overflowing with demand. That is not true just inside the M25, but across the country, as Members from across the House have noted today. Estate regeneration is not a silver bullet, but it can certainly make a significant contribution.
The previous Government understood that. As the mover of today’s motion, the hon. Member for Basingstoke, noted, they had a national strategy in 2016 to give this issue the national attention that it deserves. They also understood the role that estate regeneration can play in taking the pressure off our green belt by prioritising the regeneration of brownfield sites, as the Liberal Democrat spokesman, the hon. Member for Taunton and Wellington, noted in his speech. Everyone has heard the lip service the Government pay to brownfield development, but MHCLG’s actions since July 2024 have shown a clear desire to build all over the green belt.
Instead of the undesirable urban sprawl encouraged by this Government, the Conservatives believe in building where homes are wanted and needed, and where they can be supported by existing necessary infrastructure such as in our cities and urban areas. Estate regeneration fits that rationale perfectly. As highlighted by the architect Chloë Phelps, the director of Grounded, estate regeneration schemes
“are going to be critical to delivering new homes on brownfield sites over the next few years, with estimates that there is capacity for more than 120,000 homes on small sites in London alone.”
The Minister’s colleague the Planning and Housing Minister is well-versed in all aspects of his brief, but his Department’s Social Housing Bill suggests otherwise. Not only does the Bill fail to recognise the importance of delivering social homes on brownfield sites, but estate regeneration remains largely absent from it. That is because the Bill is dressed up as a law to support social housing and increase its supply, but is in fact more about destroying the right to buy.
If the Government were serious about social housing, they would have actually built some. In 20% of council areas across England, not one social home was built under this Government over the last two years.
Fleur Anderson
Does the shadow Minister know that since Wandsworth council became Conservative, the only decisions it has made have been to cancel all of the housing development on one estate and partially cancel it on another? We are now wondering what will happen with the Alton estate. Does he support building more houses and keeping them as social housing, especially on the Alton estate?
Gareth Bacon
I am not going to comment on that particular scheme, because I am not across the detail of it, but of course I support building more houses, and we need more houses of all tenure. That is something that we have said repeatedly, here and in the main Chamber.
Once again, Whitehall has the wrong priorities: targeting our green belt, the ideological attack on the right to buy and the failing new towns programme. Those come before the right priorities, such as estate regeneration. Replacement rates are too low for social homes and too many councils have been unable to deliver. The Government would therefore be wise to generate an appetite for regeneration, to feed the desperate hunger for new social housing. To date, they have not done that.
The Conservative Opposition believe in building more homes, prioritising brownfield land and making the dream of home ownership a reality. We believe in aspiration and, critically, in regeneration. Only through those priorities, and by acting on those beliefs, can we provide the much needed, much demanded and much wanted decent and modern social homes that people deserve. I hope the Minister will address those concerns in full and give our constituents on the waiting list, the developers in a position to build, and local leaders the confidence that the nation needs in order to make estate regeneration real.
House Building: London
Fleur Anderson Excerpts(10 months ago)
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Mr French
I agree that we should have a brownfield-first approach, seeking to protect our green belt and countryside wherever possible. I understand my right hon. Friend’s concern and her representations on behalf of her constituents.
The Home Builders Federation warns that the London plan’s net zero requirements are imposing carbon offset payments of £3,000 a home. Even when building on brownfield land is allowed, it is fraught with problems. The mayor requires 50% of homes to be affordable, which, given the remediation costs on those sites, makes development unviable. Altogether, the London plan review in 2024 found that Sadiq Khan’s policies frustrated, rather than facilitated, development on brownfield land. That is why it is so disappointing that the Government stopped the mandated partial review of the London plan a year ago, saving their mayor’s blushes.
Secondly, Sadiq Khan’s affordable homes target has made many housing projects unviable in London. By demanding that 35% of homes built privately are affordable, he has made house building unviable in London.
Fleur Anderson (Putney) (Lab)
The hon. Member is painting a picture that I do not recognise in my London constituency. Is he aware that, as Mayor of London, Sadiq has averaged 10,000 more new homes completed a year than under Boris Johnson’s mayoralty? He has got house building going in a way that the Tory mayor could not.
Fleur Anderson (Putney) (Lab)
It is a pleasure to serve under your chairship for the second time today, Mr Mundell. I welcome this important debate and thank the hon. Member for Old Bexley and Sidcup (Mr French) for securing it. I declare an interest, as my son is studying construction management at London South Bank University—I hope he will be one of the house builders of the future. I also do so because, like all the other hon. Members in this debate, this is one of the biggest issues for my constituency—for so many people who come to my surgery and whom I see every day when I go out and about in the constituency, but also for my own children. I do not know whether they would ever be able to afford to live in my area, and that is no way to build a community. People need to be able to know that their children and grandchildren will be able to live near them, to have work near them and to live in areas that they can afford. At the moment, we do not have that in London; we have a broken housing situation.
Tackling the housing crisis has always been a top priority for the Mayor of London. Despite some of the claims made today, the facts speak for themselves. Sadiq Khan has started more new council homes in London than has been the case at any time since the 1970s. Before the pandemic, he completed more homes than had been the case at any time since the 1930s. That is not luck; it is Labour leadership in action and working hand in hand with Labour boroughs, such as Wandsworth, to deliver for Londoners. Since 2018, 23,000 council homes have been built or are being built with the help of City Hall funding.
We know that the challenges are real. House building is facing a perfect storm: the legacy of Conservative under-investment and, in Wandsworth, Conservative total pandering to developers; sky-high interest rates; soaring construction costs; and the lasting impact of Brexit. Those pressures demand bold, urgent action. That is why I welcome the emergency, time-limited housing package announced by the Government and the mayor, working together, in October. It is a serious intervention, with £322 million of new investment for a City Hall developer investment fund, which will be used to keep affordable housing rates as high as they can be. Like other hon. Members, I hope that we will not just see more dark houses. It is really important that local people have first dibs on all the new houses being built. We need to have those stalled projects unlocked and getting shovels in the ground.
I will highlight two housing developments in my constituency that I think all hon. Members will be very interested in. This is good news. The first is New Acres, which is a £500 million, purpose-built neighbourhood on a brownfield site that has brought 1,034 new rental homes to Wandsworth; it was completed last year. The original plans were that 23% would be affordable. The mayor called the scheme in, and it is now 35% affordable, with 55% of that built in the first phase. It has not been a case of leaving it all to the next phase and then it perhaps not happening. It is there; it is real. It is in my community in Wandsworth. It is one of the UK’s largest build-to-rent schemes and it is—I underline—35% affordable.
The second development is the Alton estate renewal, which just two weeks ago, in the UK’s largest ever regeneration ballot, was overwhelmingly endorsed by residents—82.4% voted in favour. That is the result of the Labour council coming in and saying that the previous Conservative council’s plans just did not work and were being imposed on the community. The Labour council said, “Let’s start again and work with the community.” The community could see that the plans would provide what they wanted for their area. There will be new GP surgeries; dedicated youth facilities, which I am obsessed with; a family hub; improved shops; green spaces, and up to 650 new homes—the developer is the council, so it will be able to ensure that it has the affordable housing and that the whole development is what the community wants—thanks to £100 million in investment from the council and £16 million in Greater London Authority funding, with a focus on family-sized homes.
We need more affordable homes. I am grateful for the Renters’ Rights Act 2025, and for all the work the Minister did on it. I am also grateful for Awaab’s law and its extension to private renters, because the link between housing and mental health issues is very strong. But I agree with other Members that overseas sales need to be reduced. Buy-backs are very important, as is local government funding for repairs. Too many homes stay empty for too long between periods of use. Councils need more money to repair them along the way.
A Labour mayor with a proven track record of house building, backed by a Labour Government with the ambition to deliver, and a Labour council, as we have in Wandsworth, is how we will solve London’s housing crisis. That is how we will build a fairer, stronger city for future generations.
David Mundell (in the Chair)
I call Luke Taylor on behalf of the Liberal Democrats. You have eight minutes.
Property Service Charges
Fleur Anderson Excerpts(10 months, 1 week ago)
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Fleur Anderson (Putney) (Lab)
I welcome this important debate and thank the hon. Member for Reigate (Rebecca Paul) very much on behalf of the many constituents who come to my surgeries, who write to me, and who I meet when I am out and about in the many developments across Putney, Southfields, Roehampton and Wandsworth town.
I speak today on behalf not just of my constituents, but of leaseholders across the country who feel that they are being let down by the broken system—one that continues to allow unfair and sharply rising service charges, poor communication, and substandard services to persist unchecked. The limited rights to challenge such changes leave people feeling as if they are fighting the battle on their own. As we know from the number of Members present and from many other meetings, people across the country face these issues, so there is something wrong not just with the individual managing agencies that we are all thinking of, but with the system itself.
The hon. Member for Weald of Kent (Katie Lam) mentioned regulation. Do we need more layers of it? We must also consider the checks and balances in the system. Asking people to go to the first-tier tribunal as a last resort is so daunting and cumbersome that it is not a proper check on the system. I welcome the Government’s decisive action to tackle long-standing injustices in leasehold and estate management. I thank the Minister for all his work on that, including the incoming changes. This debate is full of hope about those changes making a difference.
Ahead of the closure of the Government’s recent consultation on strengthening leaseholder protections, I conducted a service charge consultation in my constituency, where it is a big issue in so many developments. The results, which I have submitted to the Government, were deeply troubling. More than 200 constituents responded to my consultation, and I think they speak for hundreds more. Almost 90% of respondents reported significant increases in their service charges. Even more—96%—said that they felt those increases were unjustified. That comes down not only to poor communication, but to the fact that many of those services charges do seem to be unjustified.
Those are not isolated cases, as we are hearing in the debate. In 2024, service charges rose by 11% on average—well above the 2.5% rate of inflation—and, in my constituency, they average £2,300 per year. I see countless examples of eye-watering hikes. One constituent reported that their annual service charge had increased from £1,600 to £6,660 per year, for example, while another told me they were sent a large additional bill right before Christmas as their managing agent clawed back more money after an “error” in its accounting. That often happens during years in which the amount has already risen a lot, before rising more still because of extra charges and services provided—or not provided, as many constituents see it.
Too many leaseholders are ignored by managing agents and charged for services that are sub-standard or not delivered at all, including cleaning services that show no signs of leaving the building cleaner, painting in communal areas that do not need to be painted or for which the charge should be lower, and, in one case, gardening services for gardens that do not exist. One of the most shocking examples in my consultation was a large development in my constituency. Leaseholders reported a revolving door of housing managers who are inexperienced, unqualified, overstretched and unfamiliar with the building’s history. The managing agent presents accounts that simply do not add up. Contractors are paid without checks, faults go un-penalised and residents are left to clean up the mess time and again. The managing agent has ignored numerous industry experts who have stated that important plumbing works need to be carried out. Some have said that the building is in serious danger of complete structural failure. Basic services are not carried out, yet leaseholders continue to foot the bill. The managing agent is supposed to paint the exterior at least every 10 years, but nothing happens. It is the same old story again and again.
Six managing agents were named many times in my consultation. I will not name them here, because that would be damaging for the people who live in those developments. Clearly, there are some good managing agents and landlords, but there are also some very bad ones, and those are the ones that we need a new Bill to deal with. The Leasehold and Freehold Reform Act 2024 contains proposals for greater transparency through standardised accounts, mandatory reserve funds and easier routes to challenge unreasonable service charge rises, and managing agents will face mandatory qualifications and enforced membership of professional bodies. Those measures are all welcome. The previous Conservative Government had 14 years to act on these matters but passed leasehold reform law only in the dying days of the last Parliament, so their measures were rushed, poorly drafted and failed to ban new leasehold homes.
I am very glad that this debate offers us the chance to talk about going further on industry regulation and to welcome the commonhold Bill. Leaseholders in my constituency and across the country have waited long enough. The system is broken, the injustice is real, and the need for reform is urgent.
Madam Deputy Speaker (Ms Nusrat Ghani)
I call David Reed. Many congratulations on baby Reuben!
Oral Answers to Questions
Fleur Anderson Excerpts(10 months, 3 weeks ago)
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Miatta Fahnbulleh
We are looking closely at every area. We know that local government is going through the process of reorganisation at the same time as we are doing devolution. We are doing that at pace, but we are doing it in strong collaboration, working closely with individual areas.
Fleur Anderson (Putney) (Lab)
We welcome devolution in London, but the ability of local councils like mine in Wandsworth to tackle growth could be undermined by the changes proposed in the fair funding review. In Wandsworth, 26% of residents and 33% of children live in poverty after housing costs. Will the Minister consider making adjustments to the proposed funding formula to properly account for housing and children’s services and ensure that no council is worse off as a result of the review?
Miatta Fahnbulleh
We have consulted on the fair funding review. My colleague the Minister for Local Government and Homelessness is looking at proposals at the moment, and we will report back in due course.