Building Safety Bill

Lord Bishop of St Albans Excerpts

Committee stage
Wednesday 2nd March 2022 Grand Committee

I go back to the question of proportionality, and asking the straightforward question: “Has it got any timber, or has it not?” I think the noble Lord, Lord Blencathra, said minimal bits of combustibility may not be significant, and I think we ought to have regard to that and not be overstrict, otherwise we will have far more buildings needing and receiving remediation whose occupants are being prejudiced by an adverse EWS1 or some sort of waking watch or something like that, and it will be totally unnecessary and disproportionate. We have to get a handle on this, and perhaps there is a lack of clarity in guidance while we are all busy trying to sort this thing out. I am sure the Minister understands where I am coming from, and maybe the noble Baroness in responding will comment.

[The Lord Bishop of St Albans]

My Lords, I will add a few extra words to this. I apologise to the Committee; I am struggling, as I think a number of us are, as there are so many Bills going through that we are bobbing in and out of various Bills. It is frustrating for us that we cannot necessarily sit and follow everything through, but I think this probing amendment touches on some really important issues for us.

Not surprisingly, after the absolute horror of Grenfell, we are rightly trying to think about how we offer maximum safety for everybody. But safety comes at a cost, as we are all aware. As we work on a Bill that we hope will do its job for many years, we need to take an objective view on some of these areas, particularly on what the noble Earl, Lord Lytton, said about proportionality.

If a balcony is made of wood, there is the possibility that it is flammable and there is a level of risk. However, we have to look at whether it is a risk just of the balcony or whether the balcony will spread fire around the entire building. I am not sure that is clear enough in the existing fire safety order. My fear is that we may now be so risk averse that we are not keeping a balanced view on things. Once a balcony which is part of the external wall systems is identified as a fire risk, it will necessarily require remediation, which is not covered by the Government’s generous grant scheme as it is non-cladding related, meaning that it will inevitably fall on to leaseholders.

One issue picked up on by the noble Baroness, Lady Fox, is that there is a whole range of risks, of which balconies are one. Assessors should be forced to present a clear argument as to why balconies need removing as part of remedial works rather than there being a default approach which says that wooden balconies are an inherent fire risk without having necessarily to make that argument. It is worth our while pausing on this matter. As the Bill progresses, we need to look at proportionality on a number of levels, of which this is one illustration.

[Lord Stunell (LD)]

My Lords, the noble Baroness, Lady Fox, has raised an interesting theme which has been expanded on by the right reverend Prelate and the noble Earl, Lord Lytton, that of proportionality. I want to come at it from a slightly different angle. We have to decide whether something being a fire risk or not is an objective or a subjective decision. If we think it is an objective decision, and that it is possible by some process in a square box to say, “Yes, there is no doubt that this is a fire risk”, the view of a resident that it is not a fire risk is irrelevant, because it is a fire risk. Or we may think that there is scope for human judgment in that, and that the assessment of the resident—or, at least, of residents collectively in a block, if they decide that a particular level of risk is one they are prepared to accept—may have some bearing on the situation. Where does that objective judgment come from? I think that is at the heart of the question that the noble Baroness, Lady Fox, has brought to this discussion.

We know that there is a tremendous absence of qualified fire risk assessors. So my first question would be: was it a qualified fire risk assessor who made that judgment, or was it somebody who thought they were qualified but who actually was not? Therefore, if you are not quite sure—and we have all done it—in the current climate you obviously give a fail. What professional reputation you have depends on it. I put it to the Minister that this connects to the whole skills and training agenda, in that we do not have enough qualified people with the right skills to do the assessments on the basis of which those huge bills are then handed out.

I think that is really important. It is also important to consider what actual training we are talking about for these fire risk assessors. I presume that, apart from the necessary professional qualifications, they will also act to a code or a guidance note, or something that will be issued by the Secretary of State as part of the regulations that are otherwise in the Bill. That comes back to the question of what the basis is of the guidance that will be given to a fire risk assessor about these inevitably marginal and grey areas of what is and is not risky.

The Minister assured us some time ago that the EWS1 was no longer a factor in these things—but we know that not every insurance provider has come to the same decision. Therefore, it may still be the case that some insurance and mortgage providers will say, “I’m not going to provide you with the finance unless we see an EWS1, or something equivalent to it”. We go around in a circle here: the shortage of qualified people with proper guidance to make decisions in difficult and marginal cases means that less qualified people take the safety-first line, which is causing a lot of pain and work to be commissioned unnecessarily. In other words, we could safely afford to cut it finer if we had sufficient trained and qualified risk assessors acting with proper guidance provided by the Government.

I hope that we keep the level of risk as low as it is sensible to do. Secondly, I hope we invest a bit more time in making sure that, among the professionals making these decisions, there is a better common understanding of the phrase “what is sensible and proportionate to do”—of what that line is and where it gets drawn between a balcony that needs to be replaced and one that does not. There are some deep issues here that go far beyond whether leaseholders do not particularly like a decision about a set of balconies in one place or another.

I will just connect this to the situation in Salford, which the noble Baroness, Lady Fox, also brought to our attention. I believe my noble friend Lord Foster did so as well. A large number of residents of those blocks have had all their cladding—and therefore insulation—stripped off and are waiting for an outcome. There are some unintended outcomes lingering on from decisions taken on fire risk. I referred in our previous session to the fact that buildings have more ways of killing you than simply through fire. We need to make sure that, in eliminating one risk, we do not create others as deadly.

Building Safety Bill

Lord Bishop of St Albans Excerpts

Committee stage
Monday 28th February 2022 Grand Committee

[The Lord Bishop of St Albans]

My Lords, I rise to speak to Amendment 50A in my name and those of the noble Lords, Lord Blencathra and Lord Young of Cookham. Let me say how much I support the sentiments and intentions of the noble Lord, Lord Blencathra, who has done us a real service.

I, too, do not want to die over the details of this amendment. I hope that this will stimulate a really vigorous debate so that we can all work together on how we get these sorts of commitments in the Bill. I and others on my Benches want to work with the Government and others to achieve this. If someone else can turn up with much better solutions, that is great.

Throughout the cladding and fire safety crisis, we have heard many stories of landlords imposing outrageous and sometimes astronomical building safety charges on leaseholders and tenants. Often this has been done by managing agents acting on behalf of the freeholder. Leaseholders and tenants have reported a complete lack of accountability and transparency throughout this process and have been unable to challenge or even scrutinise the charges imposed on them.

Of course, this is only one aspect of the fire safety crisis, but one that has been somewhat overlooked when the primary focus has rightly been on ensuring a fair remediation settlement. However, the fire safety crisis has exposed the utterly powerless position that many leaseholders find themselves in, sometimes subject to the whims of freeholders with very few avenues of recourse, unless they raise considerable amounts of money and try to challenge things in the courts, which is very often way beyond the financial ability of many leaseholders, even if they wish to do it.

Amendment 50A would strengthen the right of leaseholders and tenants to consult with, and scrutinise decisions made by, the landlord on matters relating to building safety and would require the landlord to set up a recognised tenants’ association for the purpose of consultation.

The leasehold system in tall buildings has been placed under serious stress in the post-Grenfell years. Future home owners may have looked at the existing crisis and been turned off the prospect of owning a leasehold property. Others, facing far fewer choices, have simply—fatefully—walked into purchasing a leaseholder property unaware of the realities of the leasehold system, only to be later consumed with regret and extortionate charges. We need to make the leasehold system fairer and more attractive, not just for those who are thinking about buying a leasehold now, but for those existing leaseholders who feel powerless in the face of their managing agent and freeholder.

Ideally, leaseholder associations would also be able to scrutinise and consult on insurance commissions, along with other service charges not related to building safety. The amendment would begin to reorientate the relationship between the freeholder and leaseholder, which, as it currently stands, is skewed too far in favour of the freeholder. This is not an anti-freeholder amendment. Many freeholders will manage their property in a responsible manner. There are, however, just too many instances—and quite high-profile ones—of freeholders acting in an appalling manner. For example, the Yianis Group, the freeholder of the West India Quay development, spent over £74,000 in a legal action to block the residents from forming a recognised residents’ association. This was after leaseholders issued proceedings against the freeholder over expensive energy bills—something not covered by this amendment, of course, but worth mentioning—in which they were vindicated after the court revealed that they had been overcharged by 26% on their utility bills.

This is the same freeholder which, when challenged by the residents at a different development at Canary Riverside, lost a ruling brought forward by the residents and was forced to replace the managing agent. The court ruled that the freeholder failed to maintain the estate and did not adequately prove expenses and service charges. As the Times reported, it even charged a 100% mark-up on repairs to leaky windows to a repair company. At the time of reporting, the freeholder then attempted to chip away at the court-imposed manager’s power, costing the leaseholders £1 million in legal fees over 22 proceedings. The freeholder’s intentions here speak for themselves.

Stronger provisions than those listed in Amendment 50A would be welcome, as these powers would relate only to building safety matters. However, the amendment would go some way to breaking the power of any unscrupulous freeholders who view their leaseholders as cash cows. The amendment is not for those honest, conscientious freeholders who retain good relations with their leaseholders and managing agents, but for those such as the Yianis Group, in respect of whom one leaseholder said they were made to feel at the mercy of their landlord.

I hope the Minister will look seriously at measures to strengthen leaseholder representation when dealing with freeholders. The scope of the Bill limits what we can do at the moment, but a verbal assurance that the Government are committed to reforming this imbalance of power would be most welcome.

In the meantime, I hope that the Government will consider these proposals carefully—limited though they may be—as a stopgap to help end some of the egregious abuses that leaseholders and tenants may face from their freeholder. I hope that this will be a contribution. I look forward to hearing what the Minister says in his summing up.

[Baroness Fox of Buckley (Non-Afl)]

My Lords, I shall speak to Amendments 52A to 52C, 54A, 54B, 55B and 55C, which relate to Clauses 97 to 99. I also support the amendments in the name of the noble Lord, Lord Blencathra, and his comments, as well as those of the right reverend Prelate the Bishop of St Albans. It is in that spirit that I make these observations.

One issue that the building safety and cladding crisis has shone a light on is just how iniquitous residential leasehold tenure really is. The system of leasehold may dress itself up as home ownership. When I bought my flat 25 years ago, which was the first time I had ever bought anything or got a mortgage, I thought of myself, very proudly, as a home owner—it was part of my growing up—but I now think that it was a bit of a mis-sell, as I am nothing of the sort. As Rabina Khan, a Liberal Democrat councillor in Tower Hamlets, puts it—she has been very insightful on all these issues—in effect:

“Leaseholders are tenants when it comes to rights, but owners when it comes to paying any bills. Yet they have no control over the contractor, costs or scope of any works. They must pay up pretty much whatever is demanded by the freeholder landlord and their agent.”


Under Part 4 of the Bill and the clauses that I am referring to, building owners are given sweeping new rights in relation to entry to and surveillance of leaseholders’ homes in the name of safety and fire prevention, even being able to force entry if the leaseholder does not admit entry to their own homes by a set time. Leaseholders who I have spoken to are concerned that these Part 4 provisions could be used to threaten and harass leaseholders, are overly intrusive without affecting fire safety in any real way, and, more broadly, feed into a dangerous atmosphere —which we are familiar with from the Covid period and lockdowns—of dispensing with civil liberties and privacy too easily under the auspices of safety.

My amendments to Clauses 97 to 99 come as package. They seek to tighten up the drafting to ensure proportionate actions that do not leave leaseholders open to either false accusations or blame for safety issues, so that it does not become yet another vehicle for forcing leaseholders to pay ever more money, and they would respect the rights of leaseholders as home owners.

Clause 97 places a duty on every occupant of a high-risk building not to interfere with safety features. The focus here is making it clear that residents have a duty not to affect the safety of the building. My amendment to Clause 97 makes it clear that this duty is breached only where there is material interference. This change would, for example, avoid someone being found in breach of the duty if they accidentally broke the glass in a dry-riser door or accidentally broke a hinge on a fire door because the current drafting would treat them not as accidents but as breaches of duty in the same way as someone deliberately disabling a fire alarm.

Clause 98 allows an accountable person to send a notice, possibly demanding money, if the accountable person knows or, importantly, just suspects that there has been a breach of this new residents’ duty. Again, this section has no materiality threshold, so it can be triggered by any breach that the accountable person feels like enforcing. As it stands, it is far too subjective. It is blatantly open to malicious misuse or just a promiscuous and ever-growing risk-averse blame culture targeting leaseholders as culprits. The amendment I have put forward tightens the clause up to focus on material breaches that the accountable person can evidence—a key point.

Clause 99 is on the power of entry. The current drafting allows the accountable person to demand access for any reason, including mere suspicion of a breach of duty. This demand for access can be given with as little as 48 hours’ notice. If access is not given in that timeframe, the accountable person can then obtain a court order, possibly without a notice to the person affected. This makes what should be a last resort possibly a new normal, and, I argue, a new draconian normal.

The amendment I have proposed to Clause 99 would require that the new building safety regulator issues a code of practice on how exactly this power is to be used after consulting a tenants panel. That is not a perfect solution, but at least the onus would be on the accountable person to comply with the code of practice when making requests for access to people’s homes.

As has already been mentioned by a number of speakers, I am not trying to paint a picture of dastardly freeholders, building owners or managing agents gleefully harassing leaseholders or threatening to kick their doors down, but for me one of the inevitable consequences of a disproportionate zero-risk attitude to building safety with an ever-growing proliferation of demands and duties placed on the accountable person, requiring that they check, check and check again, means that we end up where the Secretary of State, Michael Gove. warns us not to end up. In another context he has warned of the dangerous overzealousness of inspections, unnecessary surveys and precautionary, just-in-case assessments.

All this fuels the notion that not only is every flat a fire hazard but that every owner of a flat is a fire hazard too. As soon as safety measures become a disproportionate fear, they can lead to perverse outcomes. In June 2020, before the Public Bill Committee, L&Q, one of the biggest social landlords, responsible for 95,000 homes, including leaseholders and shared ownership properties, complained about the difficulties of accessing the front doors of leaseholders, implying that leaseholders who refuse to go along with its neverending fire safety upgrades might be putting lives at risk. Its spokesperson said:

“With tenants, we might be able to go to court and get injunctions and get injunctions to gain access to a home, but with leases, that challenge becomes even more difficult.”


That was said as a matter of regret.

This attitude means that these provisions presume that leaseholders cannot be trusted. I think they imply a certain contempt that treats leaseholders as ignorant or stupid or both, as though, if left alone, away from the wise and sensible landlord or his or her appointed overseer, they might set up a barbeque in the living room, rewire their own flats even though they are not electricians, be like children irresponsibly playing with matches or wilfully destroy safety equipment, as the noble Lord, Lord Blencathra, mentioned.

Building Safety Bill

Lord Bishop of St Albans Excerpts

Committee stage
Thursday 24th February 2022 Grand Committee

I will probably not retable my amendments at Report but, if my noble friend does not bring in government amendments to fill those gaps, I hope that all noble Lords here today can agree some joint amendments which cover the lacunae identified today. I suggest to my noble friend that that will get universal support in the House, and I suspect that even the Commons, with the Government’s theoretical majority, will agree and vote for our amendments, even if the Government do not like it. I commend my amendments to the Committee.

[The Lord Bishop of St Albans]

My Lords, I shall speak to Amendment 35. I was expecting others to speak to it first, but I shall address it briefly. I declare my interest as a vice-president of the Local Government Association. I, too, am an enthusiastic amateur and rise with great hesitation. I also apologise for arriving fractionally late and going in and out, but I have amendments about to run on the Judicial Review and Courts Bill, so I have been trying to balance things in two places.

Whenever a new tax is applied to an industry or business, it is extremely rare that a given organisation simply chooses to absorb that additional cost. In the overwhelming majority of instances, the tax will be passed on to the consumer as a price rise. Businesses rarely undermine their own bottom line when there is little competitive advantage for doing so and where the cost can be simply passed on to the consumer without hurting the demand for their product.

The market is such that there is a massive, chronic shortage of supply of homes in the UK. This undersupply means that, in reality, developers know that demand will not greatly suffer as a result of the building safety levy. They will not absorb the tax. I fear it will simply be priced on top of the cost of new properties. After all, this is the free market, and we cannot escape the fact that that is likely to be the consequence of the levy.

I am not at all opposed to the levy in itself. The aim as outlined by the Government is to recoup money from the industry to part fund the hugely welcome grants that the Government have provided to fund cladding remediation. It is morally right that developers contribute via this charge for their past mistakes. What I am concerned about and object to, which is why I put my name to this amendment, is the idea that social housing providers will also have to shoulder the building safety levy, if I have understood it correctly.

As I said, taxes rarely get simply absorbed. The majority of social housing providers, as in housing associations, are non-profit, so the question is: where will they shift the cost to? As they do not make a profit, they are unlikely to tap into their capital reserves to subsidise the tax. Even those for-profit social housing providers are unlikely to allow it to eat up their presumably slimmer profits compared to those of private developers. So where will it go? As already alluded to by previous speakers, it could be passed on to tenants in the form of increased rents, which would somewhat undermine the purpose of social housing—to have an affordable place to live. Although that alone is a worrying prospect, what concerns me is the effect it could have on the supply of social housing. We already have a major social housing deficit. The homeless charity, Shelter, estimates that more than 1 million households are waiting for social homes. A building safety levy will leave social housing providers with the option of building fewer homes, due to the increased construction costs, or building out at the same rate with the same costs, but shifting the burden of the levy on to construction costs, the result being a lower quality of social housing.

Imposing this levy on councils means council tenants could, in effect, be subsiding the failure of private developers and paying the cost of remediating both council housing and private housing. We desperately need more social housing, and we need it now, which is why we ask the Government: what assessment have they made of the impact of this levy on social housing providers, the supply of social housing and the rental costs faced by social housing tenants?

Building Safety

Lord Bishop of St Albans Excerpts

Tuesday 11th January 2022 Lords Chamber

[Lord Greenhalgh (Con)]

I am very pleased that the issue of lenders has been raised: it is one area where we need to see a greater sense of proportion. When I have spoken directly to primary insurers, they have given the undertaking that their practices are that, at the moment at which it is clear that cladding remediation costs have been found and that remediation will be undertaken, they can begin to reduce building insurance premiums. That is not the case with the banks. I have had many leaseholders come to me to say that they cannot move on with their lives because the banks are not changing their practices and are not offering mortgages, even when the remediation is locked in or even begun—it often takes about a year to do some of these projects. We will engage with lenders to say, “Can you take a more proportionate approach to risk, to ensure that people can move on with their lives?” I thank the noble Lord for raising that point.

[The Lord Bishop of St Albans]

My Lords, the Secretary of State announced an additional £27 million for fire alarms. Are similar grants being considered for installing sprinklers in buildings over 11 metres?

[Lord Greenhalgh (Con)]

My Lords, I am delighted that we have heard from not just one but two Bishops, because the right reverend Prelate has been a tireless campaigner on behalf of people in St Albans and beyond. The additional £27 million comes on top of the first tranche of money, which was £30 million, so we are talking about nearly £60 million towards providing alarm systems in buildings, rather than the ridiculous practice of having “waking watch” costs month by month, which run to hundreds of thousands of pounds for leaseholders to bear. We must look at how we encourage mitigation as the solution. I am not sure—I am not a fire engineer—but sprinklers are a potential way to achieve that, particularly in low-rise buildings. We have not necessarily looked at taxpayer funding, but we will take that away and see how we can best encourage more mitigation where that is a safe and sensible end-point and ensure that we can avoid costly remediation being the preferred option, if we can make a building safe enough.

Building Safety Defects

Lord Bishop of St Albans Excerpts

Wednesday 5th January 2022 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, it is for my right honourable friend to set out this approach. It is entirely proper that he should do that, and he has undertaken to do so. He has set out the principles around greater proportionality, protecting leaseholders and getting the polluter to pay, as I have said previously at the Dispatch Box. We must wait for that detailed announcement, but I am taking a personal interest. I have called in registered social landlords who seem to be passing on costs to shared owners and leaseholders, and held them to account. The chief executive of Optivo has indicated to me that it is now not proceeding with costly remediation for Oyster Court or Mill Court. I am also calling in another RSL—Shepherds Bush Housing Group—which seems to be considering passing on costs on a medium rise to shared owners who do not have the bandwidth to be able to pay it. Actually, Shepherds Bush Housing Group was the original developer and was subsidised to do the development; I think it wrong that these registered social landlords are in some cases seeking to pass the costs on to people whose shoulders are not broad enough to bear them.

[The Lord Bishop of St Albans]

My Lords, one of the very serious results of this problem is that many people are desperate to move, but simply cannot sell their properties any longer. This is causing huge difficulties for people trying to get jobs in other parts of the country. What assessment have the Government made of the Welsh Government’s proposal to start buying some of the properties that cannot be sold for the moment and turn them into affordable housing and social housing and so on, as a way of trying to break the deadlock?

[Lord Greenhalgh (Con)]

My Lords, I have always loved a magic bullet, but the reality is that the scale of the cladding and building sector crisis in Wales is a fraction of that in England. That is just a fact: I could give the right reverend Prelate the statistics if he is interested, but we are not going to solve it that way. We need to have a greater sense of proportion. We have made this a bigger scandal than it needs to be because too many buildings have been declared unsafe that are perfectly safe. Frankly, there is an industry profiteering on the back of this, and we need to do something about that. There needs to be a call for innovation to encourage mitigation, more often than not, rather than full-scale costly remediation; we need to make sure that there is an adequate, sensible, proportionate approach to this crisis.

Rural Poverty

Lord Bishop of St Albans Excerpts

Monday 25th October 2021 Lords Chamber

Asked by

[The Lord Bishop of St Albans]

To ask Her Majesty’s Government, further to the report by the Rural Services Network Towards the UK Shared Prosperity Fund, published in June, what plans they have accurately to reflect in-work rural poverty in future funding allocation mechanisms.

[The Minister of State, Home Office and Department for Levelling Up, Housing & Communities (Lord Greenhalgh) (Con)]

The UK shared prosperity fund will help us to level up and create opportunity across the United Kingdom in the places most in need and for people who face labour market barriers. The Government are working closely with local areas, including rural communities, to assess how the UK shared prosperity fund can best target places in need.

[The Lord Bishop of St Albans]

I thank the Minister for his reply. Recent research by CPRE suggested that just 40% of young people living in rural areas expected to remain there in the next five years. They cited affordable housing, connectivity, rural transport and rural employment as the factors driving them out. If Her Majesty’s Government are to deliver on the levelling-up agenda between urban, rural and suburban, is it not time for them to deliver on the rural strategy promised in the response to the Select Committee report Time for a Strategy for the Rural Economy?

[Lord Greenhalgh (Con)]

My Lords, the Government are committed to addressing the issues that the right reverend Prelate raises. For instance, the levelling-up fund of some £4.8 billion will focus specifically on the issues around transport connectivity, regeneration and ensuring that we see economic recovery, whereas the shared prosperity fund will deal with the issues around unemployment, skills, productivity and other labour market barriers.

Leasehold: Building and Fire Safety

Lord Bishop of St Albans Excerpts

Thursday 16th September 2021 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, I am very happy to join the noble Lord in visiting the people who will be demonstrating today at 1 pm. This is continually a moving feast. I am happy to announce that we are increasing the amount of money we are putting in the waking watch relief fund, which has been a crippling cost for many leaseholders, by a further £5 million to the initial £30 million. That has helped around 20,000 leasehold dwellings and 264 buildings to date. We continue to ensure that we find ways to make sure that the original developer pays wherever possible.

[The Lord Bishop of St Albans]

My Lords, many people do not seem to realise that this is having a devastating effect on people of every social class. I was 10 minutes late coming in because I was hearing about a lawyer living in St Albans, where I live, who now faces bankruptcy and may no longer be able to practise if she is made bankrupt. If you buy a defective car it gets recalled and has to be sorted out. What attention and consideration are Her Majesty’s Government giving to the polluter pays principle, which we need to build into this issue if we are to address this devastating problem unfolding before our very eyes?

[Lord Greenhalgh (Con)]

My Lords, we recognise that if you buy a defective dwelling you expect the person responsible for the building of it to do something about it. That is precisely why the Government, as part of the Building Safety Bill, are proposing to increase the Defective Premises Act redress period from six years to 15 years retrospectively, which will bring in a great number of buildings to be able to seek redress from developers. That is why we continue to work on measures that will ensure that the polluter does pay wherever possible, and we are looking very closely at proposals from Steve Day and his team around the polluter pays amendments.

Council Tax

Lord Bishop of St Albans Excerpts

Thursday 22nd July 2021 Lords Chamber

[Lord Greenhalgh (Con)]

My noble friend’s suggestion has some merit. Even a limited revaluation would be costly and would yield significant extra revenue only in those parts of the country where house prices are the highest, given that council tax income is not redistributed. It would also leave council tax payers in a rather odd, and arguably less fair, situation where some were paying their tax based on 1991 values while others were doing so based on prices in the present day.

[The Lord Bishop of St Albans [V]]

According to the citizens advice bureau, council tax is the most common debt problem faced by families in Britain, with 86,000 people in England struggling to keep up with payments. The current system heavily favours the south-east and disproportionately disadvantages the poor. As part of the levelling up agenda, what consideration have Her Majesty’s Government given to a land value tax to address these inequalities?

[Lord Greenhalgh (Con)]

My Lords, the Government do not have any plans to introduce such a land value tax, but they are committed to supporting those on low incomes, including by increasing the living wage and by spending £111 billion on welfare support for people of working age in 2020-21.

Housing: New Developments

Lord Bishop of St Albans Excerpts

Thursday 17th June 2021 Lords Chamber

[Lord Greenhalgh (Con)]

My Lords, we need to recognise the existing frailties of the current planning system, which has not been reformed for over seven decades and has a very poor record on public engagement. Data shows that less than 1% engage on local planning consultations and only 3% engage on applications. That is something that we intend to improve with the reforms that we have outlined in the White Paper.

[The Lord Bishop of St Albans [V]]

My Lords, there is a real risk that the proposed changes to the planning process could mean that fewer accessible homes are built for older and disabled people. Research from the housing association Habinteg reveals that more than half of all local plans make no requirements for new homes to meet any accessible housing standard. Fewer accessible houses are being planned now compared with 2019. What plans do Her Majesty’s Government have to ensure that more homes are built to accessible and adaptable standards?

[Lord Greenhalgh (Con)]

My Lords, we continue to set standards around accessibility and recognise that it plays an important part in getting the right number of new homes. We have set out an approach that allows more public engagement, so that local communities can shape the places that they live in.

Fire Safety: Leaseholder Bankruptcies

Lord Bishop of St Albans Excerpts

Monday 24th May 2021 Lords Chamber

Tabled by

[The Lord Bishop of St Albans]

To ask Her Majesty’s Government what assessment they have made of the (1) current, and (2) future, incidence of leaseholder bankruptcies attributable to remedial fire safety works and interim fire safety costs.