Oral Answers to Questions
Debate between Graham P Jones and Lord Stunell
The Parliamentary Under-Secretary of State for Communities and Local Government (Andrew Stunell)
A Council of Mortgage Lenders report in 2011 suggests that, as of the first quarter of that year, 827,000 UK households were in negative equity. That includes nearly 300,000 in the north of England. The organisation also reported that there were 36,200 repossessions that year—the lowest annual total since 2007.
Graham Jones
In its report on home ownership, Standard & Poor’s says that rates of negative equity in the north-west and the north-east are four times higher than those in London. Obviously those areas were disproportionately hit by the Government’s cuts, and unemployment is rising. There are hard-pressed families in these regions struggling to pay their mortgages. What help is the Minister going to give them?
Andrew Stunell
I remind the hon. Gentleman that negative equity becomes a problem if people cannot pay their mortgage. Mortgages are affordable at the moment because of the fiscal and financial policies that this coalition Government are pursuing. Interest payments on mortgages are at the lowest level as a proportion of total income since records began. I invite him to consider how many repossessions in the north of England would result if we had the bond rates of the Italians or the Spanish, and therefore how important it is for this Government to remain steadfast on their fiscal programme.
Local Government Finance Bill
Debate between Graham P Jones and Lord Stunell
Andrew Stunell
Thank you, Mr Deputy Speaker. I am sure that the opportunity to give way will arise, and I shall certainly do so in due course to those who think that there is anything to be said against our view that the Bill represents a significant localisation for local government and local communities. The return of business rates to local authorities, the capacity to set council tax without having capping limits set by the Secretary of State, and the transfer of the benefits system to local authorities are all significant measures.
I want to restate my point about the return to local authorities of the ability to set council tax discounts. If every local authority chose to exercise the changes that are being passed into their hands, that would generate for English local authorities a total of more than £400 million. There is no direct connection in the Bill, but I want to make it clear that, whatever might be said about the proposals in the Bill, that discount change will be of significant benefit to local authorities.
I shall deal with some of the points raised in the debate. The right hon. Member for Greenwich and Woolwich (Mr Raynsford) suggested that we ought to accept at least some of his amendments, simply because they were already in the Government’s plans. Well, it is because they are already in the Government’s plans that we do not need to accept them. Some of his other amendments were intended to dismantle the Bill and its provisions, but I made it clear that this is not just a localism measure but a component part of putting our finances right. At no point have we disguised the fact that localisation and deficit reduction are both involved in the proposals.
Andrew Stunell
I am happy to give way to the hon. Gentleman, even though he could not find the time to be present earlier.
Graham Jones
I am very grateful to the Minister for giving way. He keeps using the word “localisation”, but it is obvious that what he is doing is localising cuts. He has spoken about raising £400 million and about the empty homes premium and the council tax discounts. Why are central Government being prescriptive about such measures? Why are they stating that homes must have been empty for two years? Why will they not give local authorities the power to decide how long a home needs to have been empty in order to qualify for the empty homes premium?
Andrew Stunell
The flexibility on discounts will apply to all empty homes from day one, not just to those that have been empty for two years. The two-year condition relates to the empty homes premium, which is a separate provision that is being put in the hands of councils by the Bill.
The hon. Member for North Durham (Mr Jones) made some interesting points, but he did not seem to be aware that, whereas Wokingham has the capacity to generate £700,000 extra income, Wigan, which he mentioned specifically, has the capacity to generate £2.2 million from the discounts. If Wigan chose to implement those measures, that would completely offset the funding gap he talked about.
To be clear, much of the shroud-waving from the Opposition is completely misplaced. It was strange that the hon. Member for North Durham argued—although he tried to back out of it—for additional cuts in council tax benefit for pensioners, because he wants councils to have the flexibility to switch their spending on pensioners to others whom he thinks are more worthy of protection. That is a point of view, but it is not one that the Government share.
I have a lot of time for the right hon. Member for Wentworth and Dearne (John Healey). He served time in the Treasury, during which I believe he was party to the introduction of the 10p tax rate—[Interruption.] We all have skeletons we wish we could keep in the cupboard. When it comes to protecting the low-paid, it is this Government who have raised tax thresholds for low-paid people, many of whom are women, of course, and will take 2 million people out of tax over the next three years.
The right hon. Gentleman did get round to welcoming the localism measure, but—not for the first time—he wants localism, but not yet. The Opposition do not have a strong track record on localism, but they have realised just how important it is to the people we represent. They now pay lip service to it at every opportunity, but I see no sign that it goes beyond lip service to their agreeing to implement localism in practice. At every turn, they try to delay, dismantle and divert the successful attempts of the Government to localise decision making and give local communities the power to take decisions about their services.
I answered the right hon. Gentleman regarding Rotherham’s figures. He mentioned Barnsley, and its figures are an almost exactly equal balance, just slightly in favour of Barnsley, with £1.6 million in each direction. He also waxed lyrical about the new clause 2 single person discount. Some 29% of households are single person, and another 7% are single-parent households. I do not believe that he would want to put those people under additional pressure. The Government do not accept that new clause 2 is the way forward.
The right hon. Gentleman also made an interesting point, of the kind that only a former Secretary of State might make, about what would happen if a council tax referendum failed and the impact that would have on the scheme. The scheme that a local authority sets up by 31 January each year will have statutory force and cannot be changed for the following 12 months, so it would be required to be considered in any reduced budget. Of course, when a local council sets up its scheme, it will be with the full knowledge of its intended settlement. As I say, the right hon. Gentleman welcomes localism, but he does not want it yet.
I draw to the attention of the hon. Member for Warrington North (Helen Jones) one of the documents we published last week, “Localising Support for Council Tax: Vulnerable people—key local authority duties”, which sets out clearly the factors that a local authority needs to have in mind when it exercises its discretion and introduces a scheme. When she studies that, she will find that many of the questions that she raised are answered and her concerns are dealt with.
The hon. Lady commented on the introduction of the Welsh Assembly clauses. She will know from what the Government said previously that we took the time to consult with our colleagues in the Welsh Administration, and it is at their behest that the clauses take their present form. That is an example of the Government taking a measured approach, consulting with the relevant bodies and introducing proposals entirely in accordance with the Welsh Administration’s views.
The hon. Lady also drew attention to an amendment on consulting with those affected. There is a requirement on local authorities, when they have drawn up their scheme, to consult with those whom they believe will be affected. That clearly will involve a consultation with all the groups the hon. Lady mentioned.
Local Government Finance Bill
Debate between Graham P Jones and Lord Stunell(12 years, 10 months ago)
Commons ChamberRead Full debate Read Hansard Text
Andrew Stunell
Again, we have had an interesting and wide-ranging debate. I have to say that the amendments we have discussed cut across the approach we set out for reforming support for the council tax and the whole localisation agenda. In the first debate, there seemed to be broad support for the view that the localisation part of the proposals was the right way forward, and I particularly welcomed the words of the hon. Member for Sheffield South East (Mr Betts), the Select Committee Chairman, who made it clear that that was his view. In the event, that turned out to be rather a contrast with the views of the hon. Member for Warrington North (Helen Jones), who argued strongly against localisation. Then, rather puzzlingly, she said that some of us did not know what was going on in the real world. Perhaps that is not a puzzling thing to say, but I have to say that it is not the reality. With my wife, I brought up five children on family income supplement for two years, so I think I do know what it means when there is not enough money to buy things.
Andrew Stunell
No, I will not give way. I am just going to make a little progress.
The hon. Lady said that we did not understand the leeches on the estate who collected the money on payday, but at the same time she seems to be in favour of channelling money through universal benefit, rather than localising it through a council tax reduction scheme. As the Select Committee Chairman rightly said, that is not only localist, but helpful in securing income for local authorities. The hon. Lady reinforced the point with her story of the leeches on the estate.
Local Government Finance Bill
Debate between Graham P Jones and Lord Stunell(12 years, 10 months ago)
Commons ChamberRead Full debate Read Hansard Text
The Parliamentary Under-Secretary of State for Communities and Local Government (Andrew Stunell)
The descriptions I have heard of myself today have varied enormously. The hon. Member for Birmingham, Erdington (Jack Dromey) described me this morning as a Leninist, and earlier in these debates the hon. Member for North Durham (Mr Jones) sought to name a street after me and suggested that I might be pickled. I want to respond to this debate using neither the extreme ideology of the left nor the extreme ideology of the right. I want simply to say that we have brought to the Committee a set of proposals to give local authorities control over their resources for the first time in 30 years, including not only their council tax but their business rates.
I can understand, and will respond to, the concerns that have been expressed about the precise details of the proposals. However, hon. Members will not be able to interpret correctly what we are doing if they make assumptions about an ideological direction, other than the ideology of localism, which involves getting decisions and money out of Westminster and Whitehall and returning them to town halls and local communities.
I cannot accept amendment 65, because it would place a requirement on the Secretary of State to undertake an unnecessary assessment of need, which could risk undermining our objectives to create long-term certainty for a strong growth incentive and to reduce local authorities’ dependence on central Government grants. Need is already incorporated as an important part of the system, and the different circumstances of authorities will be taken into account as the scheme is set up.
Graham Jones
Has the Minister made any assessment of the risk management carried out by local authorities, and of how much money they will have to put aside as a contingency to deal with any liabilities or deficits that they might incur as a result of the Bill? That could involve housing benefit, council tax and non-domestic rates. Has he assessed how much money councils will need to bank as a contingency measure?
Andrew Stunell
The hon. Gentleman’s point was raised in an earlier debate on the way in which local authorities will assess the risks that are inherent in any new proposals, and in these ones in particular. In my time, I have served on three different local authorities and with about eight different chief finance officers, and their approach to these matters was that although they might get a bonus if there was money in the bank at the end of the year, they would be likely to get the sack if there was none. The job of those who control local authorities—the democratically elected representatives—is to strike the correct balance between the risks calculated by a chief finance officer and the real risks in the real world. I hope that the hon. Gentleman will be a force for good in that regard, and that by the time I have finished speaking, he will see that some of his worst fears have been grotesquely exaggerated. I hope that he will understand that there are real opportunities for every local authority in England to benefit from the system that we are bringing in.
Graham Jones
My local authority, Hyndburn borough council, has put away almost £1 million as a contingency for the next three or four years, mostly in anticipation of the passage of this Bill. Will the Minister comment on that, because it refutes the suggestion he has just made?
Andrew Stunell
Actually, it confirms it absolutely. In another debate, the hon. Gentleman and I had an interesting discussion about whether he was receiving good advice from his council about housing policy and it transpired that he was getting very poor advice. If we were having another debate, I would ask him whether his local authority had now registered as a registered provider of housing, as it was failing to do so and was therefore losing out on opportunities for Government money. Given that fact, I would not necessarily accept that the decision it has taken to retain money in its accounts was based on the soundest available interpretation of its future financing.
Need is already incorporated as an important part of the system and the different circumstances of authorities are taken into account. I shall give some practical examples in a minute or two. Local authorities’ baseline funding levels will be set on the basis of the 2012-13 formula grant process. To pick up on the points made by the right hon. Member for Knowsley (Mr Howarth) about damping, floors, ceilings and so on, we consulted last year and asked consultees for their views on retaining damping. He will, perhaps, not be completely surprised to hear that the answers depended strongly on whether the writers were recipients of the benefit of damping. We have considered that carefully and we are minded to retain the current damping in the assessment of formula grants, so I hope that will provide some reassurance to him and to his local authority. I know, however, that there will be others in the House for whom it will be a major disappointment.
Empty Homes (Hyndburn)
Debate between Graham P Jones and Lord StunellWestminster Hall is an alternative Chamber for MPs to hold debates, named after the adjoining Westminster Hall.
Each debate is chaired by an MP from the Panel of Chairs, rather than the Speaker or Deputy Speaker. A Government Minister will give the final speech, and no votes may be called on the debate topic.
This information is provided by Parallel Parliament and does not comprise part of the offical record
The Parliamentary Under-Secretary of State for Communities and Local Government (Andrew Stunell)
I congratulate the hon. Member for Hyndburn (Graham Jones) on bringing the matter back to the House. As he says, it is crucial, and I personally and the Department take it seriously. It is set out in some considerable detail in the housing strategy document that we published a fortnight ago. There is quite a lot of common cause between the hon. Gentleman’s intentions, those of my hon. Friend the Member for Colne Valley (Jason McCartney) and mine.
The first point to acknowledge is that there is not one housing market in England—there are not even 10. In fact, if I look at my own borough of Stockport, I would say that there are 10 different markets, even in Stockport.
Andrew Stunell
The hon. Gentleman acknowledges that. In every square mile, some bits are seen to be more desirable than others and accommodation is more popular. That is not a function of the private market alone; it is also true of social housing, where estates are seen to be desirable, undesirable or less desirable. Therefore, we cannot have a one-policy-fits-all solution, and I think that we have common cause on that. I want to assure him that, as a fellow north-western MP, I am well aware of the market’s complexity and the differences even between places that are adjacent to one another.
I agree with the hon. Gentleman’s starting contention that the way out of the current problems faced by Hyndburn and other similar communities is to get the economy going again and ensure that we have growth and investment in industry and jobs. I am sure that he is aware of the Chancellor’s autumn statement and the huge emphasis that the Government place on securing those outcomes. He will also be aware of the Government’s central task, which is to bring our finances and our economy back into balance, so that growth can be based on secure foundations.
I think that we also agree that, when people need homes, the fact that we have empty homes is a scandal. I accept the hon. Gentleman’s point that his district has 36,000 homes and only 34,000 households to fill them. That makes his area distinctive, although not unique—certainly not in the north-west.
At the latest count, there were 720,000 empty properties across England, which was down by 17,000 from the past year. Around 279,000 of those are long-term empties, which are properties that have been empty for longer than six months. The number of long-term empties has fallen by a larger number—some 21,000—since 2010. That is the biggest year-on-year decrease since 2004. I am pleased to report those figures to the House.
According to the figures supplied by Hyndburn, it currently has 2,547 empty properties, which is a rise of 101 since 2010. It has 1,160 long-term empty homes, which is a reduction on the previous year—31 homes were brought back into use, for which the borough gets a new homes bonus.
The hon. Gentleman pointed out that empty homes can rapidly fall into disrepair. They can attract antisocial behaviour and certainly do not enhance the general environment of the neighbourhood. We need to make better use of them. That is why our housing strategy sets out a strategy for empty homes.
I have already mentioned the new homes bonus, which has now been running for two years. In the first year, the decrease in the number of long-term empty homes was just over 15,000. That produced a reward for local authorities of almost £19 million.
Graham Jones
The Minister makes a good point, and I am not going to decry it. The issue in Hyndburn is that we cannot build and we do not have households. It is understandable how the new homes bonus was £67,000 last year and £53,000 this year—we are now into the second year of the £67,000. It is difficult, and I hope that the Minister will address the problem of how we match fund when there is no money; we have found the last £2.3 million that we had at the bottom of the barrel.
Andrew Stunell
I hope to develop that point in the remainder of my remarks. The new homes bonus year goes from October to September. In the first 12 months, £19 million was paid out in new homes bonus to local authorities for bringing empty homes back into use. I accept that the figure was modest for Hyndburn borough. It had a net decrease of six empty homes and was paid £12,537 as a result. In the second year, which ended this September, Hyndburn had a net decrease of 31 empty homes and will receive an additional £25,460. In total, because the scheme runs for six years, this year it will receive £37, 997. That is the existing mechanism in place.
The housing strategy added a £100 million fund to bring empty homes back into use as affordable housing. Housing associations and local authorities can apply via the Homes and Communities Agency. The bidding guidance for that was launched by the HCA on 21 November and the deadline for applications is 23 January 2012. The HCA bidding guidance sets out that the ultimate landlord of the property must be a registered provider of social housing. That point was made by the hon. Gentleman, both in his intervention in the debate the other day and again today. It is true that bids must come from a current registered provider or an organisation that intends to apply to become one.
I have some good news for the hon. Gentleman. Local authorities that are not currently registered providers—usually because they were housing authorities but have transferred their stock—can still access the funding. There are two routes by which they can do so, the first of which is by partnering a housing association that is a registered provider, as I set out in a letter that I sent yesterday to the hon. Gentleman, which I hope he has received. The second route is to become a registered provider itself.
Hyndburn borough council is not currently a registered provider. What does it need to do to become one and therefore become eligible to make a bid against the £100 million directly, rather than working through a partner? Under section 114A of the Housing and Regeneration Act 2008, all that it has to do is to notify the Tenant Services Authority by letter that it intends to become a provider of social housing, owing to a change in circumstances. In this case, the change in circumstances would involve gaining access to the empty homes funding allocated via the HCA. It does not need to fill in the application form on the TSA website or go through the full application process. It will simply be added to the register as a registered provider of social housing within a few days of notification of its intention to do so.
I strongly suggest to the hon. Gentleman that he may want to get on the phone straight after the debate to recommend to Hyndburn borough council that it does exactly that. It can then choose either route for accessing the money: either to bid in association with a registered provider, such as the housing association that is managing its housing stock, or to make a separate application to become a registered provider itself. I hope that that gives him the confidence that he needs that this scheme is open and accessible to his local authority.
The hon. Gentleman made a number of other points, including that the housing stock in Hyndburn is not of the right mix or quality. The empty homes strategy will not address that to a serious degree; other elements of the housing strategy will be helpful. We have in place a social and affordable home construction programme: 170,000 social and affordable homes are to be built by 2015. The affordable home model is providing new homes in every housing authority area in England, including Hyndburn. Again, those homes are being delivered through registered providers, and the hon. Gentleman might want to check with the HCA the nature of the bids that have been made and accepted by the HCA for his area.
We are, of course, continuing to fund a substantial decent homes programme to bring social housing stock up to standard. The hon. Gentleman did not specifically set out the case in Hyndburn, but the number of non-decent homes has been halved since the Government came to office 18 months ago. We have a substantial decent homes investment programme and have made substantial progress already. I apologise, Ms Osborne, I wish to correct that figure. We have reduced the number of non-decent homes by 26% and are on course to halve it by the end of this Parliament. That involves more than £2 billion in investment, which shows not only earnest of intent but good news for Hyndburn.
The hon. Gentleman appealed to my better nature with regard to how the funding for the additional £50 million is to be set out. The fund was announced on 21 November and is designed to tackle some of the worst concentrations of empty homes in areas of low demand. I put it to him that that money is essentially targeted at areas such as Hyndburn. That is, of course, on top of the money that he referred to, to ensure that the worst excesses of the market renewal project are patched up in the areas of greatest need. The bid submitted by Hyndburn and other local authorities in east Lancashire was accepted in full by the Department.
The funding details for the additional £50 million have not yet been finalised. Further details will be announced shortly. There are key differences between the £100 million fund for social and affordable housing and the new £50 million fund. In particular, it will not be appropriate under the additional programme for all the homes to be brought back into use as affordable housing. The schemes are all backed by cash rewards through the new homes bonus. We have also made it clear that the £50 million fund will take into account the need to look at environmental and broader works in association with bringing homes back into use, not simply the refurbishment of the homes themselves.
The hon. Gentleman also drew attention to the plans that we are currently consulting on regarding the introduction of an empty homes premium, to be a strong encouragement to landlords and home owners to bring homes back on to the market or into productive use. That consultation is going on and I take the hon. Gentleman’s contribution to this debate as a response to that consultation in favour of the introduction of the empty homes premium. I would be even happier if he wrote formally to the Department to put that clearly on the record.
Graham Jones
I would be delighted to do that, but in the last few seconds, will the Minister address the fact that we have no match funding?
Andrew Stunell
I listened carefully to the hon. Gentleman, but I do not wish to pre-empt anything that may be in the criteria for the £50 million. I will undertake to convey his view and the circumstances in Hyndburn to my right hon. Friend the Minister for Housing and Local Government, who is working on that.
Empty Homes
Debate between Graham P Jones and Lord Stunell
The Parliamentary Under-Secretary of State for Communities and Local Government (Andrew Stunell)
I thank my hon. Friend the Member for Colne Valley (Jason McCartney) for bringing to the House’s attention this important subject, which is very close to my heart, as I know it is to his. I was delighted that this move to bring empty homes back into use was written into the coalition agreement between our two parties and that we have now had the opportunity to put some real cash into the programme to deal with it. I also congratulate him on his moustache and wish him well with his fundraising.
Like my hon. Friend, I have been in contact with George Clarke and Channel 4, and I am happy to add a second endorsement of the programme on empty homes that they are developing. He, I and they are appalled at the scandal that 250,000 properties are empty when millions of people are on waiting lists, anxiously looking for homes and unable to find them. As well as being eyesores and easily falling into disrepair, empty homes are often an expensive menace to communities and public services, attracting antisocial behaviour, squatting and vandalism.
The Government know very well that we need to build more homes, more quickly, and the housing strategy statement made in the House by my right hon. Friend the Minister for Housing and Local Government last Monday shows real earnest intent. At the same time, we have to make better use of our existing homes, as that is better for communities, for the environment and for the families who have the new home to live in. We have been working on ways to bring empty homes back into use, and tackling those homes is one of the key pledges that we made in the housing strategy.
My hon. Friend appeared to have some difficulty in understanding the situation in his constituency. The figures available to the Department refer to the whole local authority area of Kirklees. He might be interested to know that in the six years from 2004 to 2010, the number of empty homes reported to the Department went up from 6,200 to 7,300, so there were extra empty homes at a time when housing demand was rising. However, the good news for him is that Kirklees council will receive £7.6 million under the new homes bonus over the next six years because it has succeeded in bringing 307 homes back into productive occupation.
The Government have taken a number of important steps, including the new homes bonus, in response to the empty homes problem. Back in September, I announced that we were allocating a £100 million budget so that housing associations, councils and community and voluntary groups could apply to bring empty homes back into use as affordable housing. I was astonished by the intervention of the hon. Member for Hyndburn (Graham Jones), who said that councils are not eligible to apply for that money. That absolutely is not the case.
Graham Jones
That information was provided to me by a cabinet member of our local council, which had looked through the consultation. I was advised that it was not entitled to bid under the proposals. If I am wrong, I will stand corrected.
Andrew Stunell
Then the hon. Gentleman stands corrected.
We recognise that there is a wide range of possible approaches to tackling empty homes and that different approaches are needed in different circumstances. Sometimes the right vehicle for doing that will be the council, but sometimes it will be other registered housing providers, housing associations or local community groups. The bidding guidance was published on 21 November and registered providers of social housing have until 23 January 2012 to submit applications. I earnestly suggest to the hon. Gentleman that he should revisit his sources, because it would be tragic if Sefton lost out because of a misreading of the paperwork.
Andrew Stunell
No, I think not.
Alongside the publication of the guidance on the bidding system for the £100 million, we have also allocated almost £3 million of empty homes funding for this financial year to organisations that are ready and able to deliver now, so that work can begin straight away. As a result of that spending, 200 properties will be brought back into use.
We are also setting up a national intermediary in the next few weeks to administer the community element of the funding. There are legal reasons why it is not possible for that to be directed through the Homes and Communities Agency. It will allow smaller not-for-profit community and voluntary organisations to access some of the £100 million and will allow community groups to stimulate new and innovative ways of tackling empty homes. I have seen plenty of those already, so I know that there are organisations ready to go. My hon. Friend mentioned the possibility of a rolling loan fund. There are some complexities with that which do not appear immediately, but some of the models through that community route might well exploit that opportunity.
Funding will be allocated on a demand-led basis. To put it another way, we are not going to stuff people’s mouths or stuff organisations with money. We want the money to go to real schemes that will really deliver results. Let me add in parenthesis that the outgoing Government were great at allocating budgets to projects that could never be delivered, but we do not want to go down that route. Let us make it so that every pound counts towards bringing an empty home back into use.
On top of the £100 million with the launch of the housing strategy last week, my right hon. Friend the Minister for Housing and Local Government was able to announce an additional £50 million of funding to tackle some of the worst concentrations of empty homes. Although I do not know the detailed circumstances of my hon. Friend’s constituency, I could well believe that some of the higher concentrations would be found in Kirklees and the measure might therefore apply to Colne Valley. I am sure he will want to explore that. A more intensive approach will be required than simply dealing with a home here and there, and it will involve refurbishing and reconfiguring homes, as well as improving housing in the public realm and tackling wider issues in the local area.
The funding details of that £50 million are being finalised and further details will be announced shortly, but there will be some differences between that fund and the £100 million fund. The £50 million fund will tackle concentrations of empty homes, and it will not be appropriate for all homes to be brought back into use as affordable housing, which is the clear intention of the £100 million fund.
My hon. Friend rightly praised the Government’s initiative of the idea of introducing a council tax premium, which is being consulted on. I hope that local authorities and others who are interested will respond positively to that proposal. He made a good point about the premium needing to be tailored to local circumstances. Councils will have local discretion to introduce a council tax premium on homes in their areas that have been empty for more than two years, to provide a stronger incentive for empty-home owners to bring them back into use. Of course, that could still be coupled with a discount or a free period at the onset of the home being empty. It will be important for local councils to configure their profile of charging accordingly.
I have already commented on the new homes bonus. In the first year of such funding being given to councils, £19 million can be attributed to empty homes coming back into use. As I have said, there are 307 such homes in Kirklees, which has got further to go than nearby Bradford, which brought 1,500 homes back into use with an equivalent budget coming back to the council. Again, my hon. Friend might want to speak politely—challenge, possibly—his council and ask, “What’s wrong with Kirklees compared with Bradford? Let’s get those empty homes back into use.”
Localism Bill
Debate between Graham P Jones and Lord Stunell
Andrew Stunell
It is neither our intention nor what is provided for in the Bill.
Graham Jones (Hyndburn) (Lab)
May I extend that question? We are going to have neighbourhood forums in respect of neighbourhood development plans, and there is also an issue to do with community budgets and the Government asking for community groups to come together to spend local money—that was recently proposed by the Department for Communities and Local Government for deprived areas such as mine. Will such matters be the responsibility of the new standards arrangements? They will not fall under parish council responsibility; rather, they will be dealt with by the district council or the Government. How will they fit in with the standards arrangements?
Andrew Stunell
I think the hon. Gentleman might be confusing different processes. The Standards Board regime applied to councillors at parish, district and county level. We are sweeping away the Standards Board and making sure that local authorities put in place sound and sensible provision to safeguard the integrity of themselves and the members who serve on them.
To return to the question of my hon. Friend the Member for South Derbyshire (Heather Wheeler), district councils do not have to monitor parish councils. They do need to have in place arrangements to deal with allegations of misconduct by a parish councillor, but how they do that is up to them. We will expect district councils and parishes to work together to make arrangements as simple as possible.
Graham Jones (Hyndburn) (Lab)
I want to return briefly to the local code of conduct and how it will work. We all know that the Standards Board is going—and I, for one, am not sorry to see it go, but I would like to see something put in its place. We must have some form of security. I think that the Minister failed to answer my question, so I will put it again and give him the opportunity to intervene if he wants to. This legislation establishes neighbourhood forum groups that will shape and influence planning policy. Residents will be drawn almost at random, or it will be the usual people who get involved in community activities who will come forward. Surely they must be accountable in some way, according to some form of standards. They cannot simply operate in a vacuum, in which things can simply happen and then there is no way to hold them accountable for their decisions.
Last week the Department for Communities and Local Government announced the Community First programme, offering £30 million of grants to 597 of the most deprived wards. Here the Government are asking for neighbourhood committees to be set up. In my constituency, Peel ward, one of the most deprived in the country, is to receive £17,000 in each of the next two years as part of the Community First programme. The residents were told last week that they will have to set up a committee to spend what is essentially public money, yet there is no accountability. The Minister is totally unclear about how local authorities will deal not only with elected members in local authorities, but with unelected members who will be involved in some of the decision making that will help to shape public policy.
Andrew Stunell
I wanted to hear the rest of the hon. Gentleman’s point in case I was missing something fundamental, but I was not. I hope that I can return to the point later. I can assure him that there is nothing in the Bill that changes the requirement for any body that receives public money to spend it in a lawful way, and with integrity. If it is a charity or community group, the Charity Commission and other regulatory bodies will kick in. He is erecting a substantial mountain out of a very small molehill.
Graham Jones
I thank the Minister for his intervention, but I think that his answer is more smoke and mirrors. I am asking where the judicial framework is, and his answer is that there is none, but there is a legal framework, within which we all operate. If that is the case, why do we have standards in public life? It is because that is a judicial element that governs and reflects the service that we all give—but we encounter problems when people make decisions that are not in the best public interest, but in their own personal or prejudicial interests.
Oral Answers to Questions
Debate between Graham P Jones and Lord Stunell(13 years, 3 months ago)
Commons ChamberRead Full debate Read Hansard Text
Graham Jones (Hyndburn) (Lab)
10. What assessment his Department has made of the effectiveness of selective licensing areas.
The Parliamentary Under-Secretary of State for Communities and Local Government (Andrew Stunell)
The Housing Act 2004 requires local authorities to review the operation of selective licensing designations, and I certainly encourage them to do so. The Department has therefore not carried out an assessment itself of the effectiveness of those areas.
Graham Jones
The main problem with selective licensing, of course, is that it does not deal with stock condition, and we see many properties in selective licensing areas that are squalid. Can the Minister assure local communities that the Government will allow councils to include the most recent decent homes standard as a licence condition?
Andrew Stunell
I know that the hon. Gentleman has been very active on this issue, and I know that he has a meeting with my right hon. Friend the Minister for Housing and Local Government next week, at which I am sure he will make that point very strongly. Licensing conditions are matters for local authorities when they draw up their proposals.
Housing Market Renewal
Debate between Graham P Jones and Lord StunellWestminster Hall is an alternative Chamber for MPs to hold debates, named after the adjoining Westminster Hall.
Each debate is chaired by an MP from the Panel of Chairs, rather than the Speaker or Deputy Speaker. A Government Minister will give the final speech, and no votes may be called on the debate topic.
This information is provided by Parallel Parliament and does not comprise part of the offical record
Andrew Stunell
I was responding to the suggestion that Stoke-on-Trent might lose £26 million. Stoke-on-Trent will not lose £26 million. I think that I have already made our intentions clear. There have been some other statements, but the detail of the scheme will be well debated when it is published, so I think it is best if I go on to respond to several of the other points that were made in the debate, if I may.
It is way over the top for the hon. Member for Hartlepool (Mr Wright) to say that the Government’s decisions have set areas back by decades. That is absolutely not the case. Investments have been made and, even in this debate, reports have been given of their success. It might be said that there is a greater belief in the successes among Opposition Members than Government Members. It is absolutely not the case that such work will be set back as a result of the decisions that have been made.
I want to link that to what the hon. Member for Hyndburn (Graham Jones) brought to the debate. I leave aside his dismissal of deficit reduction, because that sensible Government aim underpins our whole financial strategy. The hon. Member for Hartlepool must be well aware of the deficit problems found by the incoming Government. However, the hon. Member for Hyndburn cannot have his argument both ways: it seemed to be that the fundamental difficulty in east Lancashire was too many homes and not enough people, in which case it can hardly be wrong if the new homes bonus generates more houses in places with more people than it does in places with an excess of houses. I want to tell—
Andrew Stunell
I might give way in a moment, but not until I have finished my sentence at least.
I want to tell the hon. Gentleman that the £62,000 is the first payment in six years of payments on the homes brought into use in his area in the past year. That will be augmented by the homes brought into use in successive years. That £360,000 is real, additional money that Hyndburn would not otherwise have received. Some local authorities—Sefton metropolitan borough council, for instance—have used the incoming income as an underpinning guarantee to raise loans and finances in order to proceed with regeneration. That was one of the projects that my right hon. Friend the Housing Minister visited in Merseyside a few weeks ago.
Graham Jones
I was clear about what I said: if there is an oversupply of houses—more houses than people—there is low demand, and therefore, naturally, less from the new homes bonus. Hence we end up with the figure of £62,000, which is the 11th lowest in the country. The argument is perfectly logical, but it falls down when the Housing Minister says on the Floor of the House that we should not worry about losing housing market renewal because we will get the new homes bonus. That is where the argument falls down; the rest is linear with all the ducks lined up—that is my point. On the Under-Secretary’s mention of extra money, the new homes bonus is being top-sliced from the formula grant after year two, and it is also being taken from the planning delivery grant, so I do not accept his point.
Andrew Stunell
First, my right hon. Friend the Housing Minister has certainly not said that regeneration will be funded by the new homes bonus—his point was that it is an important contribution. The example of Sefton shows that local authorities are well able to exploit that and to benefit.
Localism Bill
Debate between Graham P Jones and Lord Stunell
Graham Jones
I accept what the Minister has said on the record, which he made absolutely clear. The new clause has no value, but I would say—
Graham Jones
No.
The Minister of State had the opportunity before to say what he has said this evening, but there are real issues—[Interruption.] That is fine, but it is the Government who are putting forward their new clause, which now has no teeth.
In conclusion—because I was wrapping up—the LGA says that the proposal will be problematic to enforce. What are the Government enforcing? How can local government increase recycling rates for residents? If action is to be taken, it will hit some of the poorest communities that have higher recycling rates, not some of the wealthiest ones, and the same goes for landfill taxes. I appreciate Ministers’ comments, but as far as I am concerned, I am delighted that all the teeth have been taken out of this proposal.
New Homes Bonus
Debate between Graham P Jones and Lord Stunell(13 years, 9 months ago)
Westminster HallRead Full debate Read Hansard Text
Westminster Hall is an alternative Chamber for MPs to hold debates, named after the adjoining Westminster Hall.
Each debate is chaired by an MP from the Panel of Chairs, rather than the Speaker or Deputy Speaker. A Government Minister will give the final speech, and no votes may be called on the debate topic.
This information is provided by Parallel Parliament and does not comprise part of the offical record
The Parliamentary Under-Secretary of State for Communities and Local Government (Andrew Stunell)
It is a pleasure to serve under your chairmanship, Mr Williams, and I congratulate my hon. Friend the Member for Meon Valley (George Hollingbery), his hon. Friends and the hon. Member for Hyndburn (Graham Jones) on their contributions to the debate.
My hon. Friend the Member for Meon Valley fairly set out the problem that the new homes bonus is intended to address. For decades house building has failed to keep up with people’s needs, and a combination of the recession and the regional spatial strategies targets that generated a bow-wave of opposition in many areas, led to a steep decline in the number of new homes provided. The year 2009 saw the lowest level of house building in England and Wales in peacetime since 1923, and the cost of a new home doubled in real terms between 1997 and 2007.
There is no doubt that housing is central to economic success as well as to personal well-being. We need to make building homes a motor for growth again. The new homes bonus will do exactly that. It has localism at its heart; it will re-energise communities; it will give them an incentive to say yes rather than no, which was the consequence of the top-down, target-driven scheme that it partly replaces.
Graham Jones
I welcome the Minister’s comments that this is a positive policy to encourage growth, and his assertion that it will create growth. However, what is the incentive to build houses in light of the following two factors? The hon. Member for Pendle (Andrew Stephenson) touched on them. The first is population decline, and the second is the existence of too many houses already.
Andrew Stunell
I suggest that the hon. Gentleman look at the empty homes element of the new homes bonus as particularly appropriate for the communities of east Lancashire. My hon. Friend the Member for Pendle (Andrew Stephenson) made exactly that point. It is an important way of providing a market signal to those who own empty homes, to encourage them to invest in them and bring them back into use.
Graham Jones
I accept the Minister’s point that long-term voids are not on the council tax base, but short-term voids are. There will be a mix when a row of terraced houses is demolished: there will be short-term empties, occupied houses and long-term voids. Some houses will be deducted, so short-term voids are included in the net figures for the new homes bonus. Will the Minister comment on that?
In describing his policies the Minister talks about regeneration, but also about two-into-one and three-into-one schemes. The hon. Member for Pendle has some of those schemes in his constituency which, I know, are very successful and are selling well. There will be net reductions in the new homes bonus available for constituencies such as Pendle. Surely, the two-into-one and three-into-one schemes and short-term voids should not be part of the new homes bonus. We need to add to the council tax base process an element that includes those that are on the council tax base, and not just talk about long-term voids that are not. Will the Minister accept those points?
Andrew Stunell
I notice that Pendle is credited with 107 new homes, so it will be getting the new homes bonus. It is only fair to my hon. Friend the Member for Meon Valley, who initiated the debate, to turn to his points.
It should be clear that the Department for Communities and Local Government has set aside almost £1 billion for the scheme over the spending review period, including £200 million in 2011-12. That funding for 2011-12, contrary to the assertion of the hon. Member for Hyndburn, is additional money outside of the grant formula.
The balance between market and affordable homes is also crucial and, therefore, there is an additional £350 payable for each affordable home for the following six years, on top of the new homes bonus for homes in general. That means that local authorities could receive up to £9,000 for each affordable home over the next six years.
Oral Answers to Questions
Debate between Graham P Jones and Lord Stunell
Andrew Stunell
Every effort needs to be made by local councils. They have some statutory tools at their disposal—statutory improvement notices, enforced sales and the empty dwelling management orders. However, I hope that the fact that we are tripling the investment for bringing empty homes across the country back into use will give my hon. Friend some assurance that we are serious about the issue and will work with local authorities to deliver a much improved record.
Graham Jones (Hyndburn) (Lab)
I am glad that you have mentioned that there are 738,000 empty properties, many of them long-term empty. Can you give some quantitative indication of—
Graham Jones
Sorry, Mr Speaker. Can the Minister give a quantitative indication of the extent to which he hopes to reduce the figure over the period—100,000 or 200,000? By how much will he reduce it?
Andrew Stunell
Some £100 million is intended to assist in bringing back 3,000 empty homes into use, and that is direct financial support. I draw the House’s attention again to the impact that the new homes bonus can make in increasing that, and there are of course the statutory levers that local authorities should use to make sure that the blight of empty homes is reduced.
Unscrupulous Landlords
Debate between Graham P Jones and Lord Stunell(14 years, 3 months ago)
Westminster HallRead Full debate Read Hansard Text
Westminster Hall is an alternative Chamber for MPs to hold debates, named after the adjoining Westminster Hall.
Each debate is chaired by an MP from the Panel of Chairs, rather than the Speaker or Deputy Speaker. A Government Minister will give the final speech, and no votes may be called on the debate topic.
This information is provided by Parallel Parliament and does not comprise part of the offical record
The Parliamentary Under-Secretary of State for Communities and Local Government (Andrew Stunell)
I congratulate the hon. Member for Dagenham and Rainham (Jon Cruddas) on securing the debate and other colleagues on their potent interventions. In particular, let me mention my new colleague, my hon. Friend the Member for St Austell and Newquay (Stephen Gilbert), and thank him for bringing to the attention of the House some of the specific and horrific examples that he described.
I think that everyone present understands the importance of the private rented sector in delivering affordable and suitable accommodation for households. As has been reported, there are 3 million private tenants in this country. In the area represented by my hon. Friend and in London, a much higher percentage—as many as one in five—are in private rented accommodation. The sector provides a lot of choice and flexibility at all levels of the housing market.
Graham Jones (Hyndburn) (Lab)
The Minister makes the point that there is quality provision in the private rented sector, but I should like to point out the situation in my constituency and the east Lancashire corridor, which probably reflects that in many areas of the country. In my area, 40% of properties do not meet the decent homes standard and 11% are unfit for human habitation; and within those statistics, it is predominantly the private rented sector that features. How can he say that there is adequate provision and no need for regulation when such squalid conditions exist? Urgent action is needed on rogue private landlords. The hon. Member for St Austell and Newquay (Stephen Gilbert) made the good point that environmental health officers are really struggling. The sector does need regulation, because such landlords are able to evade legislation. They are able to work round—
Andrew Stunell
Indeed. I am getting a bit cramped for making my own speech, if I may say so, Mr Robertson. I shall just challenge the hon. Member for Hyndburn (Graham Jones) on one point. He says that 40% of the homes in his constituency are below the decent homes standard—a figure that I fully accept. I do not know what proportion of them are in the private rented sector—he did not say—but of course a lot of homes below the decent homes standard are not in the private rented sector, and I do not want him to get away with the idea that the coalition Government believe that there should be no regulation. On the contrary, I shall outline in a moment, I hope, what we think is there and should be there and what should be done to enhance the situation that we face.
The hon. Member for Dagenham and Rainham, in introducing the debate, was, I think, criticising my right hon. Friend the Minister for Housing and Local Government for saying that the vast majority of private tenants are satisfied with the service that they receive. Well, 75% of them say that, which I think is somewhat near to being a vast majority, but I certainly recognise that there is poor practice.
Andrew Stunell
I think that it would be a courtesy to the House if I continued with my speech at this point. Perhaps there will be a space at the end of the debate.
There is bad practice; a minority of landlords clearly behave in an unacceptable way; and the management of the poorest-quality stock is an issue. Those properties are often the ones that are occupied by the most vulnerable tenants, too. That causes real problems, as my hon. Friend the Member for St Austell and Newquay pointed out.
The Minister for Housing and Local Government is well aware of the position that some people face. He is also well aware of the Shelter campaign. I can tell hon. Members that he will attend a public meeting with Shelter in a couple of weeks’ time, when he visits the Liberal Democrat conference, so I am sure that if he is in any doubt, he will be able to understand the position fully there.
What can we do to tackle the problem? Local authorities already have significant powers. Some hon. Members talked about illegal action that has taken place. Illegal action can be confronted by local authorities, whether by environmental health or by rent officers. Indeed, in Liverpool, there is an interesting situation in which such action is being confronted by the primary care trust, which is also involved in local health issues. It is certainly our intention to work with those who have an enforcement role, to ensure that the barriers to them using their powers effectively are lifted. Of course, those are mostly powers that are given to local authorities, which is exactly as it should be. Where landlords fail to maintain their properties, local authorities can use the housing health and safety rating system to make a risk assessment.
Graham Jones
The health and safety rating system involves very minimum standards. Does the Minister not agree that it involves appallingly low standards and does not come anywhere near meeting the decent homes standard? When environmental health officers are asked to go round and look at properties, they have no power at all to make the house reach a decent standard, as has been pointed out by the hon. Member for St Austell and Newquay.
Andrew Stunell
I am not quite sure what the hon. Gentleman is asking me to do. If he thinks that there should be a legal requirement for private landlords not to let if their home is not of a decent standard, I think that that will give a number of social housing landlords problems as well. I fully accept his point that standards in some places are low and need to be brought up to standard. I was trying to illustrate the fact that local authorities have powers at their disposal to achieve that.
There is an extensive enforcement framework. Where high levels of hazard are identified—categories 1 and 2—the local authority can compel private landlords to make the necessary improvements. It can issue improvement notices and require property to be closed down. Failure to comply carries a fine of £5,000.
One of the points that the hon. Member for Dagenham and Rainham made was that there are repeat offences, and one of his questions to me was what the Government will do about repeat offenders. Repeat offenders go to the courts, and the courts will take the decision based on the facts of the case. I strongly support the hon. Gentleman in thinking that the courts should take those breaches very seriously.