High Streets (Designation, Review and Improvement Plan) Bill

Mary Glindon Excerpts

3rd reading
Friday 26th April 2024 Commons Chamber

[Mary Glindon (North Tyneside) (Lab)]

I congratulate the hon. Member for Stoke-on-Trent South (Jack Brereton) on bringing forward such an important Bill. I think every Member of this House will have a problem high street that they feel frustrated about and cannot get any work done on. I hope he will allow me to talk about the success in my constituency, which I think echoes the sentiment of the Bill and shows what can be done when some of the things he wants to see in the Bill are achieved.

I want to talk about my hometown of North Shields. North Shields is probably best known for the Fish Quay. The Fish Quay is a shadow of its former self in one way, but because of a lot of work that has been done on development it is now thriving. It is full of restaurants and shops, and we have the fantastic North Shields Fishermen’s Heritage Project, which has done a lot to highlight and record the history of our town. Next year, North Shields will be celebrating its 800th anniversary. I lived in North Shields from when I was born until I was 19. We lived in an upstairs Tyneside flat and then, when I was 19, my family were thrilled to move to another great area of North Tyneside, Wallsend, into a brand new council house, when we still had council houses being built on a grand scale. That was 1976, so we can work out my age.

North Shields has two high streets. The one that runs parallel to the river east-west is Saville Street. The one that runs north-south is Bedford Street. As in many other town centres, there has been so much decline over the years. Various schemes have tried to bring the town centre back to life, but there have always been reasons why it has not really thrived. Town centres and high streets are so important because they bring communities together, with friends and family shopping and meeting in the same area. When I was young we went shopping on a Saturday, and we would not get very far along the high street before our mother saw a relative or friend, and there would be little groups of people chatting and going in and out of the shops. Our high streets were great community spaces. Going to high streets now is very sad, however, because there is no life in them. People are just going into the shops; one or two might gather to speak to each other, but that buzz has definitely gone.

However, North Tyneside Council developed a masterplan for the North Shields area, doing exactly what the hon. Member for Stoke-on-Trent South mentioned: bringing communities together to talk about what they want. What has helped with that is that there has been funding. North Shields has nearly £13 million for a transport hub and a new town square to transform the town, making it attractive and family-friendly again with a vibrant, high-quality high street feel.

The transport hub opened last September, and I was pleased to be there to see that happen. It is amazing. The money that helped transform it—the hon. Member for Stoke-on-Trent South will be able to mention this as an example—came from the transforming cities fund, which came via Transport North East with help from the North of Tyne Combined Authority and North Tyneside Council—as a proud former council member, I will never fail to sing the praises of the great Labour North Tyneside Council.

The transport hub is a major part of North Tyneside’s ambitious plan to improve North Shields. What is really fantastic about the hub is the public toilets, which are a vital part of any town centre and high street. In the past, because of antisocial behaviour, a lot of public toilets were closed, and shops do not always have toilets that people can use. Some people with medical conditions really need to know that there will be a toilet in the vicinity when they go out. I know someone with prostate cancer—this example is from my family experience—who carries a card that they can show to access a toilet, if no public toilets are available. But people do not want to have to do that; they want a bit more dignity and not to have to search around for a toilet.

The new bus station’s toilet facilities are fantastic. There are six individual cubicles, each with their own toilet and sink—everything is self-contained. I take the bus from Wallsend to North Shields, and so far the facilities are being well maintained. We might worry about what happens to such facilities in the town centre, but people are showing pride, and that is the key thing—the difference is that there is now pride in the town centre.

In the town square there is an area where people can sit—we are calling it the piazza, to be a bit posh in North Shields. Entertainment is also provided, and there is a big screen—we have already seen music there—and that is just off Bedford Street, which is now the main street. Saville Street, the other high street, is a lot quieter. People walk down Bedford Street and, halfway down, suddenly come across this wonderful piazza. Visitors who come on the metro or the bus get off and see this wonderful community facility in the heart of the shopping area. We have a green square a bit further over. The piazza is concrete—it has some plants—but it has a community feel.

The new hub is the council’s first building with fully carbon-neutral construction, and the council hopes to achieve carbon net zero by 2030. The hub is sustainable, and its design and materials are at the forefront. The building uses solar energy and manages waste surface water, which is particularly important. Art is being installed and, to include the community, there was a competition to design a memorial to one of North Shields’s most famous sons or daughters. The chosen memorial is to Thomas Brown, who received the George Medal after he retrieved the Enigma codes from a sinking boat, which shortened the war. He was only 16. Sadly, he died in a fire with his sister at their house not many months after coming home—he has a surviving brother and sister. He was overwhelmingly voted as the person who should be remembered in the town square, which will be named after him, which is lovely. I went to the opening of the memorial.

After developing somewhere on the high street to celebrate our local history and local heroes, North Shields now has a buzz about it. It looks good, and long may that continue. We have a shopping centre, the Beacon centre, from the town’s last revival 50 years ago, when I was in my teens—I keep wanting to think that it was only 40 years ago. [Laughter.] It is all right for you young ones.

I have always been proud of North Shields, and I have been saddened when our high street has not been able to thrive. I now see pride returning to the people of North Shields. People, young and old, are gathering, shopping and enjoying their high street. I hope this Bill can achieve for other town centres and high streets what North Shields has achieved by getting funding, and by people and communities working and coming together, to restore pride and interest in the town centre because of its thriving high street.

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[Nickie Aiken (Cities of London and Westminster) (Con)]

I thank my hon. Friend the Member for Stoke-on-Trent South (Jack Brereton) for this important private Member’s Bill. High streets are a fundamental part of any community, whether village, town or city—or two cities, in my case. They attract commercial activity to the centre, support the local economy and provide much-needed jobs for local people.

I welcome this Bill. By requiring local authorities to designate high streets in their area, publish reviews of their condition and develop action plans, it recognises the importance of enhancing our high streets. According to the Office for National Statistics, there are over 1,200 high streets in London alone, constituting almost 20% of the high streets we have in Great Britain. As Member of Parliament for the Cities of London and Westminster, I know the importance of the high street, as we are home to what is often referred to as the nation’s high street: Oxford Street. It may be only one and a half miles long, but before the pandemic the Oxford Street district alone generated £13 billion of GVA. To put that into context, that is 25% of the entirety of Wales’s GVA.

In central London, 25% of visitors are international, but they account for 50% of all spending. As Europe’s busiest shopping street, Oxford Street plays a key role in enticing these tourists to our country. Many visitors emphasise that tax rates play a role in their choice of destination. Many businesses in my constituency rely heavily on the revenue generated by international shoppers, yet since the abolition of tax-free shopping, we have seen a trend of these consumers choosing to take their business to other European capitals, such as Paris and Milan. We know that such visitors are spending less in the UK than in other European countries. We know that such visitors are spending less in the UK than in other European countries. In 2022, spending in the UK by American visitors reached 101% of 2019 levels, but in France it surged to 226% of 2019 levels. That data makes a clear point: we need a return of tax-free shopping. I have repeatedly made the case for introducing tax-free shopping to provide a needed boost to a wide range of businesses on high streets across the country.

We must also ensure that renowned British high streets such as Oxford Street retain their global status. As we have heard, shops on many local high streets are empty or closing—businesses have perhaps not survived the pandemic—and the same can be said of parts of Oxford Street. Up and down Oxford Street, there are now too many candy shops and vape shops. I understand that the landlords want rent to ensure that their property is a going business, but I am deeply disappointed that Westminster City Council has still not been able to deal with the plethora of candy shops on Oxford Street. Many of the tenants use shell companies, which is another reason we need an urgent review of Companies House—but I digress, Madam Deputy Speaker.

Of course, Oxford Street is not the only high street in the west end. We have what I like to call the trinity of Oxford Steet, Bond Street and Regent Street. All are situated in the west end and play an important part in the cultural and entertainment powerhouse that is central London. The trinity boasts some of the world’s most famous department stores, including Selfridges on Oxford Street, Liberty just off Regent Street and, of course, Hamleys, the world’s oldest toy shop, on Regent Street. Bond Street is home to some of the most famous luxury brands: Burberry, Chanel, Cartier, Dolce & Gabbana, Hermès, Jimmy Choo, Louis Vuitton, Mulberry, Ralph Lauren and Tiffany—I could go on.

The Bill goes to the heart of why we need to ensure the health of the local high street. An aspect that we tend to forget when it comes to the regeneration and protection of the high street is the role that business improvement districts play. In Cities of London and Westminster, BIDs play a massive part in ensuring that our high streets are used in the best possible capacity by making improvements to the public realm and enabling businesses to work together to ensure that the local high street is a going concern. In Westminster, we have a plethora of BIDs, including the New West End Company, the Heart of London Business Alliance, Northbank, Victoria, Baker Street Quarter, PaddingtonNow and Marble Arch London. In the City, we have Aldgate Connect, Fleet Street Quarter and many others. I pay respect to and thank the amazing Ruth Duston, the chief executive of an umbrella organisation that brings together a number of those BIDs. The difference that the BIDs have made to a swathe of high streets and commercial areas across my constituency is absolutely outstanding, and I thank Ruth for her service.

It is not just in the west end that the high street is important; the two cities are home to what I call villages or neighbourhoods: Elizabeth Street in Belgravia, Warwick Way in Pimlico, Berwick Street in Soho, Mount Street in Mayfair and, of course, Marylebone High Street—the high street for the village of Marylebone. All those neighbourhood high streets cater to residents and visitors alike, with their much-loved cafés and small businesses such as florists’, clothes shops, barbers, nail bars, grocers, bakers—you name it. Every one of our neighbourhood high streets has a small business, and behind those small businesses can be families. This Bill will do so much to support family-run businesses.

We have already heard today the huge part that our high streets play, whether in the capital city, an area like Stoke-on-Trent or anywhere. They can often make a village, a town or a neighbourhood in a city a special place to live for residents, including me. I am delighted to live in the village of Pimlico, where we have a whole number of brilliant local shops, restaurants and family-run businesses.

[Mary Glindon]

It is important that people can live near the high street, and building houses on land that becomes available is so important for footfall. Does the hon. Lady agree?

[Nickie Aiken]

The hon. Lady is right, and what she says relates to an important point about the regeneration of our high streets. We have to have people around high streets to use them and to benefit from the facilities and the services that they offer. That is one aspect I looked at in the regeneration of Oxford Street when I was the leader of Westminster City Council. We were looking at changes to our planning policy, because we know that with the changes in people’s behaviour with online shopping, not as many people are now coming to buy. They may come in to browse, but they do not necessarily buy. That is why I consider that for somewhere like Oxford Street, we should protect the ground floor in particular, and perhaps the first floor and the basement, for retail. Above that, often there are five or six floors. Shops such as John Lewis and House of Fraser as was do not need all that huge floor space any more, because of the changes in behaviour. I was more than happy to look at introducing residential aspects or hotels.

I thought that if we could have residential in Oxford Street, the type of people who would live there, on a high street, would not necessarily be families or older couples. It would be somewhere that young professionals, students or whoever would live, and they want access to retail at all hours of the day, restaurants, cafes and whatever. The hon. Lady makes a good point that we need to look at residential aspects, but we do not want to turn our high streets just into residential areas. We need that commercial zone, but local authorities need to box clever when they are considering not only how they can help the existing small businesses in their high streets, but also how to attract new ones in.

The Government are committed to supporting retail businesses of all sizes. Investment has been made in the high street through the £4.8 billion levelling-up fund, as well as the future high streets fund, which is worth £830 million. These initiatives help boost our local economies by creating more jobs and homes, while improving skills and infrastructure. We also had Government support worth £373 billion to the economy during the pandemic. We must never forget how much support this Government gave to secure hundreds of thousands of jobs in this country during the pandemic.

As I said earlier, online shopping continues to grow. The retail sector in high streets suffers from that. We saw that through the pandemic, and it continues to grow. Indeed, it is now easier than ever to shop online, with next-day delivery and free returns. There is less of a need for people to visit the high street to buy an outfit for that special occasion or the important interview they have coming up. This evolution of shopping is having an impact on the high street. Footfall is in decline, and the sector is grappling with a seismic shift in consumer habits. I therefore welcome the Bill promoted by my hon. Friend the Member for Stoke-on-Trent South, which gets to the crux of the issue. It is important that we support our high streets in the evolution that is happening as we speak. As I said in my intervention, I fully support how the Bill puts an onus on local authorities to step up and protect their local streets in the face of changing customer behaviour.

Although it is true that my constituency is home to many thriving high streets, we cannot ignore the significant change in how we use our high streets today. As I mentioned, the candy stores on Oxford Street are a problem, and I really hope that Westminster Council will sort that out. It is becoming an increasingly common problem around the country when landlords want to secure as much rent as they can—that is understandable—but that demonstrates how we need to adopt a long-term approach to ensure that our high streets can thrive in a sustainable way. The Bill promises to do exactly that by presenting an opportunity to push local authorities to better use the tools they have to address these problems. As I said, the Bill will allow the residents of the town, the city or the area to hold their local authority to account and have a say, and if they are not happy with what their local council is doing, perhaps they could even vote out their council.

One way in which I have seen the issue successfully tackled is by changing the use of properties from shops to activity-based venues. As I said, I had the idea of perhaps attracting more residential use into parts of Oxford Street, but, just down from here on Victoria Street, two units that I think were previously a clothes shop and a restaurant have reopened as a bowling alley and a karaoke bar. Now, that might not be everybody’s cup of tea, but I have to say that I have partaken in the bowling alley activity; I took my team there last week. I will not give hon. Members the results of the competition, but I did not do very well.

There are also wider concerns about rising crime levels on our high streets. Shoplifting is at eye-watering levels. Late last year, I joined local people on a walkabout on Marylebone High Street and was shocked and appalled to hear that an increase in shoplifting has led several retail stores to lock their doors and allow people in only if they know who they are. I spoke to shop managers, particularly of clothes shops—those shops’ staff and managers tend to be women—who were very concerned about their own safety. People were coming in, grabbing clothes off the rails and running out.

We have heard a report today on the BBC about shoplifting in Manchester and the real threats that local shop staff face on a daily basis. Local people have reported that Waitrose on Marylebone High Street has removed products such as alcohol from its shelves to protect itself from being targeted by organised crime. It is often organised gangs who are involved in the dreadful crime of shoplifting. We call it shoplifting, but we should call it retail theft, because shoplifting does not really get to the crux of how it is theft, often with the threat of violence. We need to take it more seriously.

According to the Metropolitan police service, Oxford Street, Regent Street and Bond Street were hit by nearly 18,500 crimes in the year to July 2023, and more than 80% of the area’s crimes that year were theft. Police and crime prevention are key to preserving and enhancing the character of our high streets. I welcome the fact that the Government have prioritised the safety of our high streets and policing with their retail crime action plan and the safer streets fund. However, it is clear that our local authorities need to do more to support those efforts and I hope this Bill will help in that process.

Through this Bill, local authorities will be encouraged to work more with local businesses and stakeholders on our high streets to develop new ideas, to encourage growth and to tackle the obstacles facing our high streets today. I therefore welcome the Bill and thank my hon. Friend the Member for Stoke-on-Trent South for introducing it. It presents an ambitious and necessary plan to reawaken our local high streets and bring them roaring back to life so that they can better serve our local communities and boost our economy by attracting more visitors.

Draft North East Mayoral Combined Authority (Establishment and Functions) Order 2024

Mary Glindon Excerpts

Tuesday 12th March 2024 General Committees

[Jim McMahon (Oldham West and Royton) (Lab/Co-op)]

It is a pleasure to serve under your chairmanship, Mr Stringer. I can confirm that we do not intend to divide the Committee on this statutory instrument today.

The order provides for the establishment of, and the governance arrangements for, the north-east mayoral combined authority, which comprises the seven local authorities across the north-east. I congratulate the leaders of the component councils for the significant groundwork they have done in preparation for today.

[Mary Glindon (North Tyneside) (Lab)]

Will my hon. Friend further congratulate those leaders on ensuring that the Government delivered on the trailblazer funding, which the Minister referred to? Will he also wish the best of luck to our candidate, Kim McGuinness, who would be an excellent Mayor for the north-east mayoral combined authority?

[Jim McMahon]

Absolutely; the trailblazer deals are important because, in the end, not many members of the public are calling for more layers of government or more politicians, but people are calling for more power in their communities, and the trailblazer deal is part of that move towards greater localism. That is to be welcomed. Of course, Kim will be a fantastic champion, if she were to be successful in the election. We wish her well in that.

Oral Answers to Questions

Mary Glindon Excerpts

Monday 20th February 2023 Commons Chamber

[Michael Gove]

My hon. Friend is absolutely spot on. I have been taking a close interest in the activities of Eastbourne Borough Council. The decision to develop Fisherman’s Green is the council’s alone, so the council could easily take it out—the changes that we have made in the Levelling-up and Regeneration Bill would allow it to do that. I am afraid that there has been a campaign of dissimulation on the part of her local council; it is a case of Lib Dems spinning here.

[Mary Glindon (North Tyneside) (Lab)]

T7. Will the Secretary of State join me in congratulating the leaders and elected Mayor of the north-east’s authorities on their work with the Government to secure a strong devolution deal? As his work concludes with Greater Manchester and the West Midlands, can he confirm that he will move quickly to work with those north-east authorities to convey “trailblazer” status and powers, as agreed in the deal?

[Michael Gove]

I could not agree more that the north-east is on the up. Newcastle and Sunderland are doing well in footballing terms, but even better in political terms, thanks to the leadership of local figures, who are uniting with central Government to deliver devolution.

Levelling-up Fund Round 2

Mary Glindon Excerpts

Thursday 19th January 2023 Commons Chamber

[Lucy Frazer]

As I mentioned earlier, we are regenerating Catterick, the area of Richmond where the infantry are based. It is important that the people who serve our country are looked after. Ukrainian troops were also based in the area while they were training.

[Mary Glindon (North Tyneside) (Lab)]

The unsuccessful bids of North Shields and Wallsend were capped at 80% by the Government, who deemed our area not to be a priority, yet the Prime Minister’s leafy constituency and many marginal Tory seats were deemed a priority. Will the Government urgently commit to a review of the levelling-up fund’s allocation criteria to ensure that money goes to areas where it is really needed, such as North Tyneside?

[Lucy Frazer]

As I mentioned, the criteria will be published in due course. Forty-five per cent. of the funding has been allocated to Opposition areas.

Building Safety

Mary Glindon Excerpts

Thursday 5th September 2019 Commons Chamber

[Robert Jenrick]

With respect, that is exactly what we have announced today.

[Mary Glindon (North Tyneside) (Lab)]

Notwithstanding the consultation, will the Secretary of State apply the same logic about sprinklers to existing tall blocks as he does to new blocks?

[Robert Jenrick]

I think I have already answered that.

Oral Answers to Questions

Mary Glindon Excerpts

Monday 17th June 2019 Commons Chamber

[Jake Berry]

My hon. Friend is a fantastic advocate for her constituents and really gets it: she understands that if we want to build the houses we need in this country, it is up to all of us, across this House, to get behind and support development. I know that she is in strong support of her housing infrastructure bid. The Department continues to review it and will give her the result of that review shortly.

[Mary Glindon (North Tyneside) (Lab)]

7. What recent discussions he has had with the Chancellor of the Exchequer on the level of funding for local government.

[The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Rishi Sunak)]

The Secretary of State and I both meet our counterparts at the Treasury regularly. Future funding for local government will, of course, be decided in the spending review, and the hon. Lady can rest assured that we will be making a robust case.

[Mary Glindon]

Since 2010, North Tyneside Council has lost £120-million worth of Government funding and, like many other councils, has had to cut frontline services to the marrow, not just to the bone. With the Chancellor admitting that he does not have a clue about the state of regional economies, can this House be confident that the Minister will make him fully aware of how bad things are for local councils?

[Rishi Sunak]

The Chancellor and my Department have already responded with an extra £1 billion to improve resources for local government. The hon. Lady may not believe me when I say that we are supporting local government, but perhaps she might listen to her own local authority. This weekend I glanced through the council’s plan, which shows that inequality between the least and most affluent areas is narrowing, that according to feedback from residents 80% of local people are highly satisfied with where they live, and that an increased proportion of residents think their local area has improved.

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[Mary Glindon (North Tyneside) (Lab)]

T2. New research by housing association Habinteg reveals that outside London fewer than a quarter of new homes being built would be suitable for older and disabled people, and only 1% are accessible for wheelchair users. What will the Government do now to raise standards so that all new homes are accessible and adaptable for older and disabled people?

[James Brokenshire]

The hon. Lady makes a very powerful and important point about accessibility. Everyone should be able to access a home that is right for their needs. It is crucial that we understand how the changes to the building regulations on access introduced in 2015 are working on the ground. She refers to the Habinteg report, and we will look at that carefully as part of a review of those requirements. I am grateful to her for highlighting it to me.

Local Government and Social Care Funding

Mary Glindon Excerpts

Wednesday 24th April 2019 Commons Chamber

[Mary Glindon (North Tyneside) (Lab)]

It is an honour to follow the hon. Member for Chelmsford (Vicky Ford), particularly after listening to her account of what can be done to help to tackle dementia.

Like a number of other Members, I have had the honour of being a councillor: for 15 years, I served the people of Battle Hill ward, where I live, in North Tyneside. To this day, I am proud of everything that Labour councillors have achieved since North Tyneside came into being in 1974. Labour has been in power there for the majority of that time. I remain an ardent supporter of the council under our elected mayor, Norma Redfearn, and pay great attention to the council’s finances, particularly as my husband Ray has served as the cabinet member for finance over the past six years.

Like councils up and down the country, North Tyneside has struggled over the past nine years, losing £120 million because of Government cuts. This year, the council has taken a £3.5 million cut, and more than £27 million in cuts are due over the next four years. Because of the cuts, North Tyneside’s cabinet has been put in a difficult position with regard to preparing a balanced budget while bringing together the impact of reduced funding over successive years, as well as the additional unfunded burdens and demand-led pressures the council has faced.

A major problem has been the Government’s assumption that councils will make the Government’s suggested increase in council tax, because that suggested increase is taken into account when the council’s baseline funding needs are assessed. Although the Government see bringing forward these council tax-raising powers in the settlement as a way of recognising the calls for urgent help for councils to tackle some of the immediate social care pressures they face, in practice it simply shifts the burden of tackling a national crisis on to councils, and ultimately on to their residents. Sadly, North Tyneside, with this burden placed on it, has, with great reluctance, increased council tax in this year’s budget by 2.99%. That means £30 extra a year for band A and more than £45 extra for band D, which is quite a sum for people who are already struggling to make ends meet.

Despite the rise in council tax, North Tyneside Labour Council continues to face the challenge of maximising the use of available resources to ensure that the borough continues to grow through investment and that essential services such as social care continue to be delivered. Achieving that balance becomes more and more difficult every year, and the council can see no easing of the relentless pressure to secure efficiencies in the current financial environment.

However, despite those challenges, North Tyneside continues to focus on achieving the overall policy objective shaped in “Our North Tyneside Plan”, which was put together by a mayor who listens to the people. The council is determined to continue to find a way to improve the lives of residents by making the council work smarter, putting people at the centre of what it does and ensuring that it maximises the way it uses public money to achieve residents’ priorities, which include delivering economic prosperity and good social care—priorities that came up time and again among our residents.

Like many other councils, North Tyneside has great staff, who are dedicated and work under extreme pressure. I am grateful for all that they do to help North Tyneside survive in the face of such stringent Government cuts. I ask the Minister when the Government will realise that councils across the country have reached breaking point. When will the Government restore funding to a level that enables our hard-working councillors and council staff to deliver the best possible services not just to the people of North Tyneside, but to the whole country as it is what the people expect and deserve?

Finally, I wish all the candidates standing in next week’s elections the best of luck, but I wish the very best of luck to all our Labour candidates, especially the one in North Tyneside.

Rough Sleeping

Mary Glindon Excerpts

Thursday 7th February 2019 Westminster Hall

[Neil Coyle]

I have not been able to disagree with a single intervention yet—someone will have to challenge me. I absolutely agree with my hon. Friend.

There is a positive and a negative: the positive is that the public care about this issue. Volunteers help out, and even St Mungo’s in my constituency relies on them to do the outreach. I went on a walkabout with them, to support homeless people and to try to get them into shelters during the very cold spell last year. The public appetite is there. People are willing to give their time and donations to address the issue. That, however, is in the face of eight years of annual increases in homelessness and of Government policies that directly contributed to that rise. That is the negative.

[Mary Glindon (North Tyneside) (Lab)]

Organisations such as Depaul and the YMCA have projects that help thousands of young people who sleep rough, nationally and in North Tyneside. Does my hon. Friend agree that those organisations should have the Government’s ear on policy issues? Depaul, for example, would like to see the shared accommodation rate put back to the 30th percentile of local rents, so young people can have somewhere affordable to stay at night.

[Neil Coyle]

Again, I agree. I was going to mention Depaul specifically because it has a base in Bermondsey. Its policy is for equal benefit levels for young people—their rent is not cheaper just because they are 20. That is a complete falsehood that leads to arbitrary levels of benefit that do not match people’s needs. Depaul does some fantastic work in Bermondsey and beyond.

The church-run Robes Project, which is specific to Southwark and Lambeth, opens for five or six months in winter. Every year, it has had to provide more accommodation as a result of the outcome—whether intentional or not—of Government policies. That strikes at the same point. If the organisations working on homelessness, as well as those with experience of it, were listened to, some of that could have been avoided.

The hon. Member for Waveney (Peter Aldous) mentioned universal credit; I have had constituents, including one with a significant mental health condition and another self-employed and in work, who were made homeless as a result of universal credit. That was avoidable. That direct link is unacceptable, but there is no brilliant data set for identifying those kinds of people.

Freehold Estate Fees

Mary Glindon Excerpts

Tuesday 22nd January 2019 Westminster Hall

[Helen Goodman]

My hon. Friend makes a very good point. We need more transparency and greater accountability, and I will come on to how we might secure those things. One of the things that homeowners have noted is their frustration that they do not have any control over who the managing agent is. The relationship between the big builders and their favourite management companies and the processes for acquiring these communal spaces are shrouded in mystery. The fees appear to be plucked from thin air. In some cases, a vague “administration” category accounts for up to 70% of the total bill.

What do homeowners get in exchange for their fee? Of the 200 people who completed my survey, only one indicated a very good standard of maintenance. That was perhaps an optimistic assessment. The person went on to explain that

“the grass is cut regularly, but…we were promised a play park and village green with a pond. None have materialised.”

Others complained of dead or dying trees, poorly maintained shrubberies, wastelands, fly-tipping, broken or absent street lighting, playgrounds awaiting repair and a general absence of the management company, aside from requests for payment. Specific complaints included how Greenbelt was using a strimmer within a dedicated nature park set up to protect newts; in another case, a community hedgerow project was destroyed.

Homeowners in freehold properties currently have no way to challenge unfair fees or poor service; the power is almost entirely in the hands of the management company. My constituents have faced threats to block the on-sale of their properties, and they have been threatened with bailiffs and court action if they do not adhere to the demands of the management company.

[Mary Glindon (North Tyneside) (Lab)]

I congratulate my hon. Friend, as everyone else has, on securing this really important debate. Something that really frightened me about the case of one of my constituents was that she did not realise that if she defaults on her rent charge, the rent charge owner can repossess her property and enjoy the same rights as if she had never had the transfer of the freehold in the first place. I am sure my hon. Friend will agree that that is petrifying.

[Helen Goodman]

What my hon. Friend says is absolutely right. That is a misuse of the Law of Property Act 1925. That is why we are looking to the Government to make some legal changes. This is not just bad behaviour; this is clearly a deliberate strategy and the company has obviously taken very expensive legal advice in order to develop that strategy. To stop them, we will need some legal change.

I heard from somebody who lives in the west midlands—I do not know whether it was a constituent of my hon. Friend the Member for West Bromwich West (Mr Bailey)—who said that he had had a 17-year battle with Greenbelt and that he was charged legal fees of £25,000. Obviously, the ordinary homeowner cannot afford to shell out on legal fees like that.

Despite their name, property management companies appear to have no interest in actively managing the land they acquire. On the website of London and Economic Properties Ltd, a Wiltshire-based firm that manages the Middridge Vale development in Shildon in my constituency, property is listed under its “investments” section. The company boasts of its

“enviable track record, investing across the property spectrum to deliver profits for shareholders.”

There is no mention of homeowners. It says of the land at Shildon that it

“benefits from grant income from the Forestry Commission as well as a housing levy from the adjacent housing development which…will provide an annual payment in perpetuity of £100 from each of the 278 houses”.

There is no mention of the company’s obligations as the caretaker for the site. Ultimately, that is the problem: these extortionate fees and poor service are the result of a culture that sees housing as an abstract investment, rather than the foundations of our families and communities.

This is a massive scam. The House of Commons Library gave me figures that suggest that perhaps half a million people have been affected by this problem in the last 10 years. That means that somebody or some people are coining in about £100 million a year.

What change is needed? The Government have outlined their commitment to reform the process for those buying a new build home to obtain redress. They intend to bring forward legislation to require all developers to belong to a new homes ombudsman. They have also said that they hope to offer freeholders the same rights as leaseholders to challenge the reasonableness of charges at a property tribunal. Can the Minister say when that will be done? When will he bring forward these measures?

Legislation to improve access to dispute resolution is helpful, but it does not tackle the root problem. The Freehold Properties (Management Charges and Shared Facilities) Bill, which I introduced in November, recommended three changes for homeowners who are already caught in this trap. First, it would cap and regulate estate maintenance fees, to give homeowners financial stability and allow them to buy and sell their homes knowing that costs cannot increase indefinitely. Secondly, it would introduce measures to ensure that shared spaces are maintained to a proper standard, perhaps through something similar to the new homes ombudsman. Thirdly, it would contain provisions for residents if they chose to opt out of their management company and to self-manage, if that was what they wanted to do.

For estates yet to be built, the planning regulations need to be tightened, to require them to be built to an adoptable standard. Local authorities are currently often willing to adopt spaces in exchange for an agreed sum from the developer to cover upkeep for a fixed period. For example, Durham County Council asked for 15 years’ worth. That is a reasonable ask of an industry that can afford to pay its chief executive officer bonuses of £75 million.

Many of these estates were built with support from the Government’s Help to Buy scheme, financed by taxpayers. I would like the Minister to tell us this afternoon that the Government are going to stop providing support to any development using that model. Will the Minister also refer the mis-selling aspect of this to the Financial Conduct Authority to investigate, and to the Law Society, to strike off lawyers who have worked unethically in the interests of property dealers while taking fees and purporting to work for homebuyers?

A situation has arisen whereby the private estates model is rapidly becoming the norm for new developments, with those who have saved hard for their homes bearing an unfair burden and builders treating them as a cash cow. Homeowners do not want sympathy and understanding. They want action, and they would like to see action now. I hope the Minister will be able to make a clear, timetabled commitment this afternoon. I am looking forward to hearing his response.

Housing Bodies: Accountability

Mary Glindon Excerpts

Tuesday 20th November 2018 Westminster Hall

[Mr Cunningham]

That is why I mentioned the Philmont estate in the constituency of my hon. Friend the Member for Coventry North West. There, there has been bad workmanship—to say the least—and a bad build. Residents have been moved out of their houses for a period of about 40 weeks and cannot get any compensation. They have to rent privately to get accommodation; who is going to compensate them? My hon. Friend the Member for Feltham and Heston (Seema Malhotra) has highlighted similar problems to those we have in Coventry. The builders, Persimmon, have particularly let down residents by refusing to take any responsibility or pay compensation.

Of course, there are sometimes unforeseen issues with the quality of the design and building of a house. However, there seem to be widespread problems with new builds due to rushed building and substandard resources. I also hear from an increasing number of constituents about delays in moving into their new-build houses. I have one constituent who has had a seven-month delay in the building of her new home this year, which has made her and her children homeless: they are having to get by in a friend’s spare room. I am certain that that is the case across the country, as my hon. Friend touched on. I am also sure that there are many more people out there who are affected by delays, but who never contact us because they do not think they will get anywhere.

I would like the Government to review the checks that are currently in place regarding the design and build of houses. They should also look at the support offered to customers by housing organisations when issues arise. We must make sure that mistakes and errors are found early in the process, and that delays are lessened as much as possible.

[Mary Glindon (North Tyneside) (Lab)]

Can we please note that the things that are wrong with these houses are not simply minor issues? I spoke to a woman on Saturday whose staircase had twice collapsed. Another constituent had the roof of their new home collapse. These problems are really serious; they are not just little things that need to be put right after someone has moved in.

[Mr Cunningham]

I fully agree with my hon. Friend. Given local government cuts, trading standards officers cannot police this sector any more—it is as simple as that. That is one reason why these housing organisations are getting away with it, but the law should be tightened up as well.