Responsibilities of Housing Developers

Mark Pritchard Excerpts

Wednesday 11th December 2024 Westminster Hall

[Mark Pritchard (in the Chair)]

Order. I am afraid I will have to put a three-minute limit on speeches, because this debate is so popular and oversubscribed. For new Members and those who may have forgotten, there is a clock on either side of the Chamber to encourage you to keep to the time limit.

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[Nick Timothy]

We are sent here not to consider anecdotes and individual case studies, but to consider legal frameworks and systems. If the hon. Gentleman wants to remove some of the systemic barriers to house building, which regulations—particularly pertaining to the environment and biodiversity—might he be interested in seeing removed?

[Mark Pritchard (in the Chair)]

Order. I remind hon. Members that interventions are part of our regular work, and it is entirely up to the speaker to take them. However, when an intervention is taken, it adds one minute to the speaker’s time slot, which takes time away from others.

[Mr Charters]

Forgive me, Mr Pritchard, but I thought that the intervention was on my point about the pre-application process, which should be welcomed on all sides. It can be really helpful to developers and local authorities, because additional resource—an independent resource that the local authority agrees to—can be brought in to provide support, enabling things to be scrutinised more closely and in due time.

I hear so much from developers about statutory consultees, and orchestrating them—landscaping, drainage, water, highways and so on—is a critical part of the planning process. But so often in the planning process, when one respondent is late, it has a knock-on effect on everyone else. We realistically must ensure that planning authorities are better at orchestrating those statutory consultees.

I would welcome the chance to meet the Minister to discuss some of these ideas further. York Outer is a unique place in terms of the concept of grey belt. I welcome recent NPPF statements. I really believe that we will be turning Tory stumbling blocks into Labour’s building blocks.

[Richard Foord (Honiton and Sidmouth) (LD)]

It is an honour to serve under your chairship, Mr Pritchard. I am glad that the hon. Member for Keighley and Ilkley (Robbie Moore) secured the debate, because this issue is vital. I will focus on the premature handover of sites from housing developers to management companies before the developers’ responsibilities are fulfilled. I will do that by giving a couple of examples from the area I represent: Pebble Beach in Seaton and Acland Park in Feniton, both in east Devon.

In Pebble Beach, construction began on a site for 220-odd homes in 2014. I saw the Bovis Homes advert on YouTube earlier, and it shows drone footage over beautiful Seaton. It is absolutely stunning. Who would not want to live there? Sadly, the experience of people who have moved to the site is that it is very much incomplete. The hon. Member for Keighley and Ilkley talked about a play area that was never finished; well, these people had a play area that was never started, despite having been pledged. The kerbs are so high that a child could sit by the road and eat their lunch off the pavement—such is the incompleteness of the construction.

There are trip hazards and blocked drains, and the site has been more or less handed over to the property management company FirstPort without the developer having fulfilled its responsibilities. That has resulted in poor maintenance and the deflection of responsibilities, with the property management company pointing at the developer and the developer pointing back at the property management company. The residents are stuck in the middle, not knowing quite who is accountable.

Last week, Liberal Democrat MPs met FirstPort and took the issue up with it. Also last week, the Business and Trade Committee met Vistry in Exeter. Vistry takes on board its responsibility as a developer, but it needs to get back to the site and fix the things it said it would. I will have to leave to another day my comments about Acland Park, which I have talked about in this Chamber before.

The key point that I would like the Minister to take away is that we cannot have a situation where property management companies essentially take responsibilities from developers, and developers are therefore not held accountable.

[Mark Pritchard (in the Chair)]

I call James Naish. [Interruption.] Yes, I called you.

[James Naish (Rushcliffe) (Lab)]

It didn’t sound like my name.

[Mark Pritchard (in the Chair)]

The Clerk doesn’t know it and I don’t know it, but I hope you know it.

[James Naish]

It is James Naish for Rushcliffe.

[Mark Pritchard (in the Chair)]

I apologise for my Hereford-Shropshire accent. Some of us from the west midlands are still in this place.

[James Naish (Rushcliffe) (Lab)]

Thank you, Mr Pritchard, for calling me to speak, whether I know my name or not. I congratulate the hon. Member for Keighley and Ilkley (Robbie Moore)—I do know where Keighley is—for securing this important debate on the responsibilities of house builders.

I want to speak briefly to highlight the fantastic work of one of my constituents, Sarah Postlethwaite, who is a senior planning ecologist. In March this year, in her own time, Sarah conducted a detailed audit on the implementation of ecological planning conditions in her home village of East Leake. I have a copy of her report here, and it makes for fascinating reading. She looked at 11 built-out sites from the past decade, and the headline figure is that the overall compliance rate for ecological planning conditions was 9.5 out of 36 conditions, or a meagre 26%.

At one development by Persimmon Homes, which had 294 homes built out, there was an inadequate number of bat and swift boxes, which were badly installed and/or in inappropriate locations. It was also not possible to determine whether the promised meadow grassland and flowering lawn mixes had been sown appropriately. At sites by other developers, hedges were removed, despite commitments to retain them. Grassland areas were not created as required, and sustainable drainage systems were not fully built, despite people occupying nearby houses.

I acknowledge that time has passed since the audit was completed earlier this year, but I thought it would be useful to highlight the bottom-up work taking done by constituents such as mine who are keen to see house builders deliver on the conditions that are agreed when planning permission is granted. I commend Sarah’s work, which was reported by the BBC and which, as a result, secured apologies from both Barratt Homes and Persimmon Homes. Miller Homes said it was finalising its ecology measures at the time of reporting.

I sympathise to an extent with the position of local authorities that have neither the resources nor the expertise to hold developers to account, as they would wish. None the less, councils need to take their enforcement responsibilities seriously and to be appropriately financed and resourced, so that we can make sure that developers meet their ecological and other varied and important commitments; if not, swift and effective remedial actions should be taken. I would welcome hearing more from the Minister on how we empower councils to do that.

[Mark Pritchard (in the Chair)]

I am afraid that we are down to two minutes each for the last two speakers. I call Olly Glover.

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[Jim Shannon (Strangford) (DUP)]

First, may I say that it is a pleasure to speak in this debate? I thank the hon. Member for Keighley and Ilkley (Robbie Moore) for setting the scene.

The UK is screaming out for new homes for large families, small families, single people and first-time buyers. I am fortunate to have a first-class working relationship with numerous developers in my constituency, and I think that that makes a difference. Whether it is Fraser Homes, Hagan Homes, Dunlop Homes or Rock Developments, I support them and they support me. In the constituency of Strangford, they have helped transform the towns and provided forever homes to so many people.

I want to see urgency in the planning process, which clearly is not there. There is an issue with the adoption of roads and footpaths. In Northern Ireland, we insist on developers providing a bond. Should they go bust, that bond can be used to finish the roads, footpaths or drainage system. But as costs have risen, as they clearly have, there is a need to have a bond that is satisfactory. That is the first thing.

The subject of snag lists comes up all the time. When residents move into their newly developed house, they want it all to be perfect, but suddenly it is not perfect, because there are snags that need to be addressed: cracks in the walls, unfinished woodwork, plumbing, electrics and perhaps subsidence. Communication is a large part of addressing those snags, so developers need to tighten up in that regard.

An effort must be made with buyers and third-party organisations to ensure that processes are done and that local planning, the Department for Infrastructure back home, private developers and purchasers—

[Mark Pritchard (in the Chair)]

Order. I call Gideon Amos.

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[Robbie Moore]

As Members of Parliament, I often think that our role is to be both problem solvers and place makers. That is why today’s debate has been so important.

I thank hon. Members for their contributions. The common themes have been obvious: early consultation is really important, as well as addressing the challenges around multiple developments and their cumulative impact on wider communities. We also talked about section 106 and community ownership moneys and the importance of the quality of build when it comes to place making. It is right that we get the right homes built in the right locations, designed around the need that has been identified.

We have been joined by the farmers protesting outside Parliament, whose noise has been coming into the Chamber. The hon. Member for York Outer (Mr Charters) rightly said that he welcomed the John Deere orchestra. I only hope that all Government Members are listening to the reasons why those farmers are here today.

[Mark Pritchard (in the Chair)]

On behalf of right hon. and hon. Members, I thank the broadcasting and sound team for an excellent job this afternoon.

Question put and agreed to.

Resolved,

That this House has considered the responsibilities of housing developers.

Oral Answers to Questions

Mark Pritchard Excerpts

Monday 4th March 2024 Commons Chamber

[Mark Pritchard (The Wrekin) (Con)]

It is normal in these circumstances to invite a Minister to visit a constituency. The Minister is welcome to visit my constituency, The Wrekin in Shropshire, and the Telford and Wrekin borough, but if he visits the Telford and Wrekin borough bit, could he bring a spare tyre? The potholes there are enormous. I thank him for allowing £32 million to be released over the next 11 years to ensure that those potholes are filled. Rather than a pothole tax, may I thank him for the pothole fund? Finally—[Interruption.] I will not give a “finally”, but he is very welcome to visit. Bring a spare tyre!

[Simon Hoare]

As I struggle with my Lenten observations, I need no lessons about spare tyres—it is all about trying to get rid of spare tyres, as far as I am concerned. I am grateful for my right hon. Friend’s comments. The Wrekin is a part of Shropshire that I know well. Those sums can and should be used by upper-tier authorities, which are the highways authority, to ensure that their networks are working well, smoothly and safely. That benefits all, and the Government are putting up the money to allow them to do that.

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[Michael Gove]

That is an interesting idea. I am very fond of the Axe valley, so I will look at it.

[Mark Pritchard (The Wrekin) (Con)]

1244 was the date of the first market charter awarded to Wellington in Shropshire, in my constituency. In the last three years, £3 million from the towns fund, £10 million from the levelling-up fund and £800,000 from a fund I cannot remember have provided record investment from this Government into the 800-year-old market town of Wellington. The Labour council has just taken over the market, so will the Secretary of State please ensure that the council do not mess it up?

[Michael Gove]

We will do everything we can. Wellington is very lucky to have such a brilliant advocate. I hope my right hon. Friend sits on the green Benches for many years to come, but when he is transferred to another place, he deserves to be the next Duke of Wellington.

Somerset Council: Funding and Governance

Mark Pritchard Excerpts

Tuesday 30th January 2024 Westminster Hall

[Mr Fysh]

I thank my hon. Friend, and he is absolutely right. We need to work together, including across the aisle. I am very fond of my Liberal Democrat ex-opponents on the council. I know them well, and in many cases they are very good people who want the best for their communities, as we all do. We need to work together, whatever we think about the decisions that should or should not have been made. I am willing to do that, as is my hon. Friend the Member for Bridgwater and West Somerset (Mr Liddell-Grainger). I know that my other colleagues in the parliamentary party and the Ministers are willing to work on that, too.

I want to make it clear that this is not some story of Government underfunding; that is absolutely not the case. My hon. Friend is right to point out that the Government have listened and have given substantial new money, which Somerset Conservative MPs lobbied for. Their voices were heard loud and clear and we were given that money. None the less, we still face challenges and there are things that will be required, but we need to make sure that we keep these essential services that people rely on—the recycling centre in Crewkerne, the libraries and the various services that are not protected within statutory limits, which would be protected should there be a bankruptcy. My constituents rely on their bus services; they cannot see them cut. That would be a fundamentally difficult thing for them to deal with. We cannot allow that to happen. [Interruption.]

[Mark Pritchard (in the Chair)]

Order. There are Divisions in the House.

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[Mr Liddell-Grainger]

Yes, I know. I do apologise. Minister, we need to sort this now, and that conversation is crucial. We need to keep this going as much as we can. We need to take it forward in the constructive way in which it has been dealt with so far. I am one of the worst offenders in this place for taking it to the lowest common denominator and attacking everybody, but this is a time when we cannot do that. There are too many vulnerable people whose futures and wellbeing are at stake, so I say to the Minister: please, just keep talking to us.

Minister, you have been brilliant. I cannot fault you or the Secretary of State. I cannot fault the way in which you have dealt with Bill and his team, Duncan Sharkey and everybody in Somerset. At every meeting I have had, we have talked about how we have work to do, and we will do it. We have discussed what needs to be done. I am conveying that to Bill, the Minister will convey that tomorrow, and we will work on it. In the next few months we have to come up with a formula that safeguards those vulnerable people. My constituency covers Exmoor. The problems we face with things like social mobility and access in one of the most rural parts of England will be devastating if we cannot come to an agreement.

Minister, we are here to do the best for our constituents; we always have been. That is why you do it, why I do it, why my hon. Friend the Member for Yeovil does it, and why everyone else does it. If you can come halfway, we can come the other half. That will be most important. You could use Somerset as a guinea pig in order to come up with a formula that will get this working, so that we can work with you and land what we need to do. I am meeting the Chancellor tomorrow. I am going to put the plea to him and ask him to be generous—

[Mark Pritchard (in the Chair)]

Order. Forgive me—

[Mr Liddell-Grainger]

Thank you very much, Mr Pritchard.

[Mark Pritchard (in the Chair)]

No, I am not curtailing the hon. Gentleman’s speech, if he has anything more to contribute. I just gently remind him that he should address his remarks through the Chair rather than speaking directly to the Minister. I have let it go a bit, but he should speak through the Chair.

[Mr Liddell-Grainger]

I am so sorry, Mr Pritchard. After all these years, I should know better. I do apologise.

That partnership will be crucial. It matters more than anything. I look forward to working with the Minister on this.

Oral Answers to Questions

Mark Pritchard Excerpts

Monday 22nd January 2024 Commons Chamber

[Simon Hoare]

Adult social care is a demand on all upper-tier authorities. I commend BANES Council on the work it is doing; that is precisely the demonstration of flexibility and innovation in local government that we look for to deliver quality services in a cost-efficient way, and it deserves our approbation for that. With the Department of Health and Social Care, we keep under review precisely those policies relating to adult social care, to make sure that those who are most in need receive the services that they need in a timely fashion.

[Mark Pritchard (The Wrekin) (Con)]

Would the Minister like to put on record that he shares my thanks to Councillor Lezley Picton, the leader of Shropshire Council, who has done a fantastic job despite the challenges in trying to get down the deficit there? The council has found significant efficiency savings, but there is still more to do. Ahead of the local government finance settlement announcement, could the Minister look at the rural services delivery grant and see what more can be done for large rural counties such as Shropshire, which he will know is the largest landlocked county in England?

[Simon Hoare]

I am grateful to my hon. Friend and for the work that Councillor Picton does as the leader of his council. He is absolutely right to point to the continued importance of innovation, change and reform to ensure value for money—that is key—and to highlight the importance of the rural services delivery grant. My right hon. Friend the Secretary of State and I remain committed to that and we hope to be able to make that announcement in due course.

Oral Answers to Questions

Mark Pritchard Excerpts

Monday 20th February 2023 Commons Chamber

[Michael Gove]

We will do everything we can to expedite that funding to Northern Ireland.

[Mark Pritchard (The Wrekin) (Con)]

Solar is an important part of the UK’s energy mix, and, as the Secretary of State will know, the sun always shines in Shropshire. Does he agree that solar farms, which are often of huge scale, need to be in the right place, not the wrong place? So often, a lot of good agricultural land is lost.

[Michael Gove]

Shropshire, home to the “blue remembered hills” of A. E. Housman, is one of our most beautiful counties. It is vital, even as we pursue renewable energy across the United Kingdom, that we recognise that our environment is just as much about natural beauty as it is about striving towards net zero.

Levelling Up Barry, Vale of Glamorgan

Mark Pritchard Excerpts

Wednesday 26th October 2022 Westminster Hall

[Mark Pritchard (in the Chair)]

I will call Alun Cairns to move the motion. I will then call the Minister to respond. There will not be an opportunity for the Member in charge to wind up, as is the convention for 30-minute debates.

[Alun Cairns (Vale of Glamorgan) (Con)]

I beg to move,

That this House has considered levelling up Barry, Vale of Glamorgan.

Thank you, Mr Pritchard, for calling me to propose this debate on levelling up in Barry. It is a privilege to serve under your chairmanship, and I am grateful for the opportunity to highlight the fantastic opportunities for Barry and the background to why it needs UK Government support.

I recognise that economic development is devolved and that the primary responsibility for supporting investment in Wales falls to the Welsh Government, but the levelling-up agenda is central to the UK Government’s plans. I am delighted that my long-standing calls to change the law to allow the UK Government to invest directly in communities in Wales, Scotland and Northern Ireland has now passed. We no longer have to wait for the Welsh Government to act.

Barry has been ignored for far too long by the Welsh Government. This is our chance. Our Barry Making Waves project provides the next step in the development of Wales’s largest town. It is a hugely exciting project, supported far and wide, and meets the aspirations that community groups and I have held for many years. Barry is a fantastic place to live, work and visit. Most recently, it has become best known to many from the BBC comedy “Gavin and Stacey”, but the town has a long, proud history steeped in coal exports, built on the back of the Barry Dock and Railways Act 1884. The Act was passed to develop a railway line from the valleys, to create a coal-exporting facility in town, and to break the monopoly of neighbouring Tiger bay.

The railway line also provided the connection for millions of tourists to visit the fantastic coastline every year, notably Whitmore bay, and, since the post-war period, the Butlin’s holiday camp, which has long since closed. That highlights the economic activity and relative prosperity that existed throughout much of the previous century. However, with the closure of the south Wales coalmines, changes to larger ships and ports, and overseas holidays becoming commonplace, Barry was left looking for a new focus.

I also want to point out that, although coalmining communities have rightly received significant sums of public money over decades to support their transition to new industries, Barry was left without, because it exported rather than mined coal. Furthermore, as west Wales and the valleys received more than £5 billion in new aid since 2000, the quirks of the map and EU regulations meant that Barry, with some of the most deprived communities in Wales, did not qualify as a priority area. As a result, very small sums were available for community programmes, rather than for significant infrastructure development.

The point I am making to the Minister is that other areas in need have been supported in their economic transition, but Barry has missed out. In spite of that, Barry has made huge strides in its regeneration over the past 15 years or so, with Barry Island, supported by the “Gavin and Stacey” phenomenon, which provided confidence and a renewed interest. The waterfront development has modernised the town and brought new housing. Campaigning groups, such as Pride in Barry, notably led by Paul Haley, and FocusBarry, led by Dennis Harkus, galvanised the community’s ambition, and local developers such as Simon Baston, took significant risks with their own investments in developing Goodsheds and former pumping station projects.

It is a town, however, that needs support to move to the next step of development. The data speaks for itself. The Welsh indices of multiple deprivation show that the most deprived communities in Wales over decades have persistently been in Barry. Five areas were among the 10% most deprived wards in Wales in 2011. That is in spite of being just a short distance from the relative affluence of Cardiff and the relative prosperity of the rural Vale. Three areas in Barry remain at the bottom of the league table. Levels of productivity are much lower than the UK average, at £14,706. The town has relatively few employment sites, and most employees commute to Cardiff to work every day.

We need to recognise, however, the positive changes that have taken place. Barry Island has been transformed to a year-round resort enjoyed by locals and visitors alike. The docks area, now referred to as the Waterfront, has been refreshed and regenerated, and a new Cardiff and Vale College campus is to be developed to support new skills.

With the help of the levelling-up bid, the town’s redevelopment will move to the next level. The Barry Making Waves project will put rocket boosters under the regeneration ambitions. It is a bid for £19.9 million of levelling-up funds to release a £32 million project. The central feature of the levelling-up bid is a 400-berth marina, which will make the most of the docks area; attract more visitors and increase spend to the community; create jobs, from engineering to hospitality; transform the image of the town; and complete the western side of the Waterfront development. It will have a new flexible 30,000 square feet hot-desking workspace to enable many of the professionals who have moved into the town to the new housing to work locally, rather than travel to Cardiff.

The proposal builds on a small-scale model elsewhere in the town, where demand is strong and the business and environmental outcomes meet local, Welsh and UK aspirations. The plan includes a 2-acre park with an events space, ensuring it remains an open, public area for everyone to enjoy, from Barry and beyond, rather than just the immediate local residents.

Oral Answers to Questions

Mark Pritchard Excerpts

Monday 17th October 2022 Commons Chamber

[Mr Clarke]

The hon. Gentleman makes a passionate case for this project, which obviously needs to be considered in the round, including by my colleagues in the Department for Transport. We have certainly heard him today. There is no doubt that accelerating infrastructure that unlocks growth is a key priority for this Government.

[Mark Pritchard (The Wrekin) (Con)]

Although I support the Government’s levelling-up agenda and funding, there is concern in rural parts of Shropshire and the semi-rural borough of Telford and Wrekin that some areas of the west midlands are perhaps being overlooked. Can the Secretary of State reassure my constituents that the bids from Telford and Wrekin Council and Shropshire Council for electric buses and the regeneration of Wellington will not be overlooked in the second round?

[Mr Clarke]

I can certainly give my right hon. Friend that assurance. Not least thanks to his efforts, there will never be any chance of his part of the world being ignored.

Solar Farms and Battery Storage

Mark Pritchard Excerpts

Wednesday 8th June 2022 Westminster Hall

[James Gray]

My hon. Friend makes an extremely good point, which I will come back to in one second. The NPPF is central to this, and when the Government come out with their update to it, it must include strict rules on solar farms.

We in Wiltshire are being targeted. I have huge sites at Derry Hill and at Leigh Delamere, and many sites have huge battery storage facilities attached to them. Something like 25 battery sites are currently being considered by Wiltshire Council. There is a proposal for a huge battery farm at Lea near Malmesbury. It is perfect, first-class agricultural land. I went to a public meeting in Lea the other day on the subject, and 250 people turned up in that tiny village—that must be more than the entire population of the village. That shows the strength of local feeling, but none the less the battery farm may go ahead—we will have to see.

[Mark Pritchard (The Wrekin) (Con)]

I testify to my hon. Friend’s environmental credentials. He wrote the excellent book “Poles Apart”, which I have read, about the Arctic circle—in fact, I visited the North Pole with him some years ago. I completely agree that we need solar farms and sustainable energy and that we need to diversify our energy sources, but I also agree that we need to ensure that planning does not override the current use of agricultural land, nature reserves and sites of special scientific interest, which often happens with solar farms. I therefore agree that any review of the planning guidance needs to ensure that those other factors are fully taken into account, rather than being overridden by solar farms on their own.

[James Gray]

My right hon. Friend is absolutely right, and I am grateful to him for the plug. The book is only £10 and it is available in decent bookshops near you, or I could perhaps arrange for it to be sent directly. He is absolutely right: we must not allow the planning system to override good environmental and nature principles because of some need to have renewables.

Oral Answers to Questions

Mark Pritchard Excerpts

Monday 7th March 2022 Commons Chamber

[Kemi Badenoch]

I recognise my hon. Friend’s concerns. All I can tell her is that we will be providing further details very shortly.

[Mark Pritchard (The Wrekin) (Con)]

I thank the Secretary of State and all the Ministers and officials in the Department for moving at pace to tackle the growing humanitarian crisis in Ukraine. We have heard from the Government that those with family links and those with sponsorship will get support. Many local authorities are under huge financial pressure, so will the Minister say what further help could be given to local authorities that want to house refugees not only from Ukraine but from Afghanistan? Finally, can she give more detail on the announcement, or non-announcement, of a third track for refugees?

[Kemi Badenoch]

I cannot answer all my right hon. Friend’s questions, but my right hon. Friend the Secretary of State is having discussions with councils on this very issue. As soon as we are able to provide further details, we will do so.

Towns Fund

Mark Pritchard Excerpts

Wednesday 18th November 2020 Commons Chamber

[Robert Jenrick]

I know that the hon. Gentleman is an experienced Member of the House, but I do not think he understands what accounting officer’s advice is and how it corresponds with advice from the permanent secretary before the Public Accounts Committee. The permanent secretary is—[Interruption.] Well, I’m afraid that says it all. A member of the Committee himself does not know. The permanent secretary is the accounting officer. The permanent secretary at the time wrote the advice. The permanent secretary gave evidence before the hon. Gentleman’s Committee and shared a summary of the accounting officer’s advice with the Committee that the hon. Gentleman is a member of, so I am rather confused about what his point is.

[Mark Pritchard (The Wrekin) (Con)]

I welcome the £1 million already given to Telford and Wrekin as part of the accelerated delivery fund—a Labour council, by the way. I just wonder whether the Secretary of State will have time to look at the excellent proposals from Telford’s town board, particularly around maths and digital education and the ambitions for links into local manufacturing. Can I put in a very strong plea that, while we want to level up northern towns, we do not forget the west midlands towns? Can I also put in a very strong bid for the full £25 million, please?

[Robert Jenrick]

I thank my hon. Friend for his question. I had the pleasure of visiting Telford recently, and I met the chief executive of Telford and Wrekin Council and members of the town board, who showed me some of their exciting proposals, including the beautiful new bridge linking Telford railway station with the town centre and the science and technology section of the town that they are hoping to build adjacent to the shopping centre. That seemed a very strong proposal to me, but of course I look forward to receiving the proposals in due course.