Building Safety

Debate between Luke Hall and Andy Slaughter

Tuesday 29th June 2021 Commons Chamber

[The Minister for Regional Growth and Local Government (Luke Hall)]

May I begin by putting on record my thanks to all hon. and right hon. Members who have contributed to today’s debate? It has been a passionate and extremely well informed debate. I know that everybody here agrees that we all want every home built in this country to be decent, to be safe and to be secure, and that has been echoed right across the House today.

It also feels especially poignant to be speaking on this subject shortly after the fourth anniversary of the tragedy at Grenfell Tower. No community should ever have to go through what victims and their families have suffered. That is why we have been taking action to ensure that remediation takes place as fast as possible, with funding targeted to where it is needed most. It is why we are taking action not just to make existing homes safer, but to fix the system to ensure that new homes are designed, built and kept safe to ensure that a tragedy such as Grenfell never happens again.

I thank the Chairman of the Select Committee for opening the debate in such a rounded and informed manner. He did so in comprehensive style, providing a long list of questions, which he very kindly suggested that he might put to me in writing. I will try to address some of them in the course of my response, but if I do not catch all of them, I will ensure that they are answered in writing.

A number of colleagues raised the issue of cladding remediation. We believe that it is unacceptable for leaseholders to have to worry about the unaffordable cost of fixing unsafe cladding systems, which, through no fault of their own, were put on their buildings. That is not proportionate and it is not fair. I understand the frustration, the worry, the heartache and the anger that the issue must cause to so many people. Wherever we are able, we will provide support to protect leaseholders from large-scale cladding and remediation costs. It will protect them from the costs of replacing unsafe cladding and make sure that people are safe and feel safe in their homes.

[Andy Slaughter]

Will the Minister give way?

[Luke Hall]

I hope the hon. Gentleman will forgive me, but I must get through the many points that have been raised. I want to try to answer as many as I can and leave time for the Chairman of the Select Committee to sum up. If I get through all the questions, I will certainly give way.

We are trying to take a safety-led approach. We have prioritised high-rise buildings of 18 metres and above, a point that was raised a number of times today. We have put in place a funding package of more than £5 billion for the building safety programme. That is the largest ever Government investment in building safety and it has been designed particularly to accelerate the pace of work on remediating the highest-risk and most expensive defects related to unsafe cladding such as ACM cladding and high-pressure laminates, first filling in where developers or building owners have been unable or simply unwilling to pay. Despite many of the challenges of the past months, we have made significant progress. Over 95% of high-rise buildings with unsafe ACM cladding identified by the beginning of last year have now been remediated or works are on site right now getting on with the job. Some 15,000 homes are now clear of unsafe ACM cladding, with the work finished.

Support goes well beyond ACM cladding removal. Where there are buildings that have other unsafe cladding systems, we are taking measures to protect residents’ safety and their exposure to disproportionate costs. Our building safety fund will remove unsafe non-ACM cladding on high-rise buildings, get that cladding replaced, and get it done as fast as possible. Over 1,000 decisions have been made. Despite many building owners failing to provide the basic information required, we have already allocated over £400 million, with 685 buildings now proceeding with a full application. With the announcement in February of an additional £3.5 billion of funding being made available, we will soon be able to extend that support to even more affected households. The public funding does not absolve the industry from taking responsibility for failures that led to unsafe cladding materials being put on these buildings in the first place. We expect responsible organisations to live up to their obligations. Where they have not, we have supported, and will continue to support, enforcement actions to compel them to do so.

We are also determined to ensure that these high-rise buildings are somewhere decent, safe and secure, and can be bought with a mortgage sold without unnecessary red tape and insured at a fair price. The lending and insurance industries continue to be risk-averse when it comes to high-rise residential buildings. That is why we are working to inject a more proportionate approach into the market, and that is bearing fruit. The majority of lenders—about 80% of the mortgage market—now take a less risk-averse approach to the assessment of high-rise buildings.

I am pleased that the guidance from the Royal Institute of Chartered Surveyors means that nearly half a million flat owners will no longer need to go through the onerous process of requesting an EWS1 form. Recent data from one of the major lenders suggests that an EWS1 already exists for 50% of mortgage applications where one has been requested, and we are working to ensure that this picture continues to improve. Lenders are also reporting that fewer flats require an EWS1, and of that those that do, many do not need expensive remediation work to be carried out. This will make a huge difference to house owners and potential buyers as well.

For buildings that might need further investigations, we are making that easier by providing nearly £700,000 of funding to train up to 2,000 surveyors, working with the British Standards Institution to set standards and develop a bespoke insurance model to ensure that surveyors can continue to pick up this work. We recognise that access to affordable building insurance for high-rise buildings is an issue, and we are working with the industry to support market solutions. Some have already decided to step into the market for new customers, and of course we want others to follow.

The hon. Member for Edinburgh North and Leith (Deidre Brock) raised the issue of building industry contributions. We have been clear that building owners and the industry should make buildings safe without passing costs on to leaseholders. Owners should consider all routes to meet costs, protecting leaseholders where they can—for example, through warranties and recovering costs from contractors for incorrect or poor-quality work. We have seen many responsible developers and building owners doing this. Taylor Wimpey has set aside £165 million, Barratts £82 million, Persimmon £75 million, and Bellway £130 million. But where companies have not lived up to their responsibilities, it would be unfair for taxpayers, many of whom are not homeowners themselves, to foot the bill. That is why we have announced a new developer levy and a new tax ensuring that the industry makes a fair contribution to the cost of remediating historical safety defects. That will target developers seeking permission to build higher-rise buildings in England under the new regime that we are introducing through the building safety Bill, and we have already set out to consult on a new tax that would be levied on the largest housing developers.

I note the suggestion by my hon. Friend the Member for Kensington (Felicity Buchan) of a tax on building products. I thank her for that and I am happy to discuss it with her further. A number of hon. Members mentioned the building safety Bill, and the hon. Member for Sheffield South East (Mr Betts) asked when it will be published. I know he hears the word “imminent” many times, but this truly is imminent, and I can assure him of that.

We must ensure, as we look to the future, that nobody is put at risk by unsafe homes again. We must put in place proactive mechanisms for managing fire and structural safety risks, as well as ensuring that residents and leaseholders are kept safe and feel empowered to tackle safety defects and shoddy workmanship. That is what the building safety Bill aims to deliver through the biggest improvement to building safety for a generation. It will ensure greater accountability and responsibility for fire and structural safety issues throughout the life cycle of buildings.

Building on the Fire Safety Act 2021, the building safety Bill will establish a new building safety regulator to swiftly hold to account anybody who does not follow the rules. It will ensure that products used in the construction of buildings are bound by rigorous safety standards, and it will give residents a stronger voice in the system through the creation of a statutory residents panel, which will empower residents to influence and contribute to the work of the building safety regulator. Additionally, a new building safety charge will give leaseholders greater transparency about the costs incurred in maintaining a safe building in the new building safety regime, and the new homes ombudsman will improve redress for new build homebuyers, avoiding the need to pursue costly redress through the courts.

It is right that we have prioritised action on high-rise buildings, but where the risk to multiple households is greater when fire spreads, we are also acting decisively to remediate lower-rise residential buildings of between 11 metres and 18 metres. My hon. Friend the Member for Kensington again raised this issue, among many others. We are establishing a finance scheme to ensure that that cladding can be remediated where that is needed. It means leaseholders will never have to pay more than £50 a month. We are working now to develop the details of the scheme to ensure that it protects leaseholders, prioritises affordability and accelerates remediation. We will provide more detail on the scheme as soon as we are able to, and we are working hard to make progress now.

The right hon. Member for East Ham (Stephen Timms) talked about waking watch. We absolutely recognise that some leaseholders have been unjustly left picking up the bill for interim safety measures. That is why the Secretary of State announced a £30 million waking watch scheme. This is paying for the installation of alarms in between 300 and 460 buildings, benefiting over 26,500 leaseholders, who are expected to save over £137,000 a month.

The hon. Member for Cardiff South and Penarth (Stephen Doughty) talked about engagement with the Welsh Government. The letter he sent on 23 June raised a number of issues, and I will absolutely make sure that it is responded to.

My hon. Friends the Members for Stoke-on-Trent South (Jack Brereton) and for Stoke-on-Trent Central (Jo Gideon) talked about the need to invest in Stoke-on-Trent to make sure that regeneration opens up brownfield developments in the city. They took this opportunity to outline the components of their levelling-up fund bid. I absolutely note that and their enthusiasm for the success of the bid, and I thank them for it.

Despite the challenges of the pandemic, we have made progress. We have accelerated support to drive forward the remediation of unsafe cladding systems. Over 95% of high-rise buildings identified at the beginning of last year as having unsafe ACM cladding are now having it removed—the works are under way there. We have strong Government support to protect leaseholders from unaffordable costs. We want to be fair to taxpayers, while reassuring lenders that remediation costs will not become unmanageable. This will be a complete overhaul of the regulatory framework for fire and structural safety, led by a once-in-a-generation change to the building safety framework, with sanctions to tackle irresponsible behaviour to ensure people are safe and feel safe in their own homes. We will continue to work tirelessly to bring in the lasting change we need so that everyone in our country lives somewhere that is decent, safe and secure.

Planning System: Gypsies and Travellers

Debate between Luke Hall and Andy Slaughter

Wednesday 29th January 2020 Westminster Hall

[Luke Hall]

I would be absolutely delighted to do so.

In our response to the consultation, we committed to introducing guidance making it clear that the Secretary of State is prepared to review cases where concerns are raised that there are too many authorised Traveller sites for the local community to support effectively. The guidance will also assist local authorities in making better decisions about whether to approve Traveller site applications, and sets out a range of circumstances for planning authorities to consider when determining such applications.

Let me touch a little on enforcement in respect of unauthorised encampments. I know that my hon. Friend the Member for Carshalton and Wallington (Elliot Colburn) has particular concerns about this issue, and I thank him for putting his points on the record. On trespass, we are absolutely aware of concerns about the effectiveness of powers available to tackle unauthorised encampments. Local authorities can of course use temporary stop notices when they are concerned that unauthorised development has taken place. Those require that any activity in breach of planning control must be ceased for 28 days. However, we want to go further, so we are minded, following consultation, to extend the 28-day temporary stop notice period.

Furthermore, on 5 November, the Home Office launched a consultation seeking views on criminalising the act of trespass when setting up an unauthorised encampment. I know that hon. Members had questions about some of the proposed amendments, which include increasing from 3 months to 12 months the period for which trespassers directed from land are unable to return, lowering from six to “two or more” the number of vehicles that need to be involved in an unauthorised encampment before police powers can be exercised, and enabling the police to remove trespassers from land that forms part of the highway. That follows the Home Office’s commitment to consult on a specific set of measures to enhance the powers police have to direct trespassers to leave unauthorised encampments. That consultation closes on 5 March 2020. A couple of colleagues asked who will have responsibility for leading that work. I can confirm that the Home Office will lead, and the Government will respond to the consultation in the autumn.

A number of Members touched on the importance of improving outcomes, so let me update the House on the work we are doing to improve outcomes for the travelling community. We are working to address the disparities faced by Gypsy, Roma and Traveller communities to ensure that they have the same life chances as other members of the community. As we heard, on almost every measure, Gypsy, Roma and Traveller communities are significantly worse off than the general population. We have been working on that, and we recognise that we need to go further. We are committed to developing a cross-Government strategy to tackle inequalities faced by Gypsy, Roma and Traveller communities across a range of outcomes highlighted by the race disparity audit, including housing, education and health.

[Andy Slaughter]

Will the Minister give way?

[Luke Hall]

I am afraid I cannot, because of the time.

We are in the early stages of developing that strategy and will engage extensively with policy makers, practitioners and, of course, the communities themselves as we take the work forward. We will provide regular updates on progress in the coming months.

I thank hon. Members again for their contributions. I understand the importance of some of the issues that were raised. I am happy to work on a cross-party basis with colleagues across the House as we take this work forward, and I am grateful for the opportunity to discuss it.