Leasehold Reform

Matt Western Excerpts

Tuesday 23rd May 2023 Commons Chamber

[Sir Peter Bottomley]

The point is well made. I am sorry to go on for slightly longer than I ought, Mr Deputy Speaker, but I have been fighting on this subject for a long time and there are rare opportunities to get some of these things on the record.

The Minister has rightly talked about the commissions and loadings on insurance and the Competition and Markets Authority has looked at some of the insurance rates. The fact is that post Grenfell, the number of fires has gone down dramatically and it will go on reducing. It is not the high-rise properties that had most fires in any case, but the lower-level ones. We need to make sure that we watch all these issues and that the Government have people whose voices they listen to giving them advice on where action is needed.

We have to look at the Law Commission proposals. I hope that the Government will say in the King’s Speech say that they will get those through. When we were waiting for the King to come to Westminster Hall on the Tuesday before the coronation, I happened to be standing with the Leader of the Opposition and the Prime Minister. I said to the Prime Minister, “We need this legislation. It is going to be complicated in drafting but simple in politics.” I said in front of the Leader of the Opposition, “If you bring forward a Bill, it will not take a long time in this House. There will be detailed discussion but it won’t take a long time. No one will try to filibuster. It will have all-party support and we can get it through and change the lives of millions and millions of people.”

Only eight years ago, the Government thought the number of leasehold properties was about 2.5 million, but we now know it is about 6 million. We know that this is the fastest-growing element of the housing market.

[Matt Western (Warwick and Leamington) (Lab)]

The hon. Gentleman is an authority on this subject. Is he saying that the reason there is no urgency on this is that the developers are making colossal profits out of it, and that there is a true correlation between their excessive profits and the expansion in leasehold?

[Sir Peter Bottomley]

To a certain extent, I agree with that, but perhaps we can take it up another time or the hon. Gentleman could make his own speech later on if he so chooses.

I was going to make a point about retirement homes and end-of-life homes. We ought to have three times as many as we do. We need to attract people into decent homes, which are probably smaller and more thermally efficient, rather than them living in a cold, draughty place with many rooms that are not needed. I have an uncle who told me that his home in Taunton is so thermally efficient that he has not had to turn the heating on once in the four years that he has lived there.

If we can attract people into those homes with confidence, that will free up many more homes that will go to younger families, who will do up those homes with carbon-free heating, better insulation and all the kinds of things that we went through when we were young in the life cycle of housing, so we will all gain. That will not happen until we have housing providers who can be trusted. Again, I say to Mr McCarthy at Churchill, “I wish I could trust you. Why don’t you engage with us and show us that our doubts can be answered and that if your practices are unworthy you will have better ones?”

We had the same thing in the past with McCarthy and Stone—the McCarthys were obviously involved in that as well. Some of the managing agents there—this was when the Tchenguiz interests were involved—were involved in the scandal over call systems. They ran a cartel that saw leaseholders either unnecessarily paying out millions and millions of pounds to replace a system, or being overcharged. When the police came to investigate them, they declared themselves as having a cartel, which meant that they got let off completely free. That should not have happened. The first time that we lay complaints against these people, there should be action. The police need to be involved in these things as well.

I hope to have another opportunity in this Parliament to raise more of these issues. The key point is, why cannot we have action now on the scandals? Why cannot we frighten people?

On the overall costs of the defects in fire safety—not just cladding, but many others—why do the Government not get in the insurance companies, which covered the liabilities of the developers, the architects, the builders, the sub-contractors and everybody else, and say, “We want to have a few billion pounds from you as well, so that nobody is left in a home that is either unsafe or unsellable”?

We want people to have the confidence to live in their homes. I look forward to seeing what the Government do, and I am grateful to the Opposition for raising the motion, although I shall look down on them with less respect if they force it to a vote.

--- Later in debate ---

[Matt Western (Warwick and Leamington) (Lab)]

I recall, back in the 1980s, the scandal of endowment mortgages. Over the years, I have also owned leasehold properties and had my fingers badly burned, so I understand many of the issues that so many people across the country must be facing.

The public rightly want reform. When people, particularly first-time buyers, look to buy a property, they are not made aware of what they are entering into, particularly with leasehold agreements. They think they are buying a home, so they think they will own the home. Of course, they then discover that they have actually bought high ground rents and extortionate service charges, often for services that are promised but not delivered, such as the maintenance of green space. Homeowners are paying full council tax, yet they are having to pay perhaps another £300 to maintain the verges and parks around these new estates. Some developers promise a council tax discount, despite paying additional amounts to companies such as Greenbelt, which I believe is associated with Persimmon Homes.

The scale of this is extraordinary. I understand there are about 5 million leasehold homes in England, including 8% of houses, and I know just how prohibitively expensive this can be. The absence of sinking funds, the lack of management reporting, the extortionate insurance payments, the charges for permission to make changes, the fact people cannot have bicycles on their property, the fact they cannot fit an electric vehicle charging point, and other ridiculous things—the list goes on.

[Sir Peter Bottomley]

In addition, the people who manage even large blocks need no qualifications, and there is no full protection for leaseholders’ money.

[Matt Western]

The Father of the House is absolutely right. In one of the properties in which I was a leaseholder, we set up as directors and took control of the property. We appointed our own management company, at significantly lower cost, to address some of the massive overcharges we faced.

In 2014, the Competition and Markets Authority estimated that the average service charge amounted to just over £1,100 a year, suggesting that service charges could total between £2.4 billion and £3.5 billion a year. My hon. Friend the Member for Sheffield South East (Mr Betts) highlighted the 2019 Select Committee report—I was privileged to sit on that Select Committee—which identified that, too often, leaseholders, particularly in new-build properties, have been treated by developers, freeholders and management agents not as homeowners or customers but as a source of steady profit. We concluded by urging the Government to ensure that commonhold became the primary ownership model for flats in England and Wales, as it is in many other countries. Of course, that has not been adopted.

[Stephen Doughty]

Does my hon. Friend share the frustration that many of my constituents face? When they try to set up “right to manage” companies, and to move towards taking over their freehold, the process and the disputes about which buildings and outhouses constitute part of their property make it extraordinarily complex, and often expensive, to take control of management accounts.

[Matt Western]

My hon. Friend is absolutely right. It is incredibly complex and extremely expensive to go through that process.

The last Labour Government’s Commonhold and Leasehold Reform Act 2002 introduced commonhold as a new tenure, which this Government should have pursued over the past 13 years. Progress was not made for two reasons: the conversion from leasehold to commonhold requires consent from everyone with an interest in the property, as my hon. Friend just said; and developers do not want to build new commonhold developments because there is no incentive and no financial upside, as my hon. Friend the Member for Ellesmere Port and Neston (Justin Madders) highlighted. This Government have ignored these exploitative practices, and the ever-louder calls from the public to end them, for 13 years. They launched the Commonhold Council two years ago, so will the Minister update us on what has happened with that? It appears to be nothing.

The public are aware of the Conservative Government’s broken promises. Their 2019 manifesto promised to address this issue by implementing a

“ban on the sale of new leasehold homes”.

That has not happened. Even the Housing Secretary admitted that they should end this “absurd, feudal” system, but we are 13 years on from the last Labour Government and nothing has happened. This Government have let down the public. I appreciate that there is a high incidence of these cases in the north-west England, but there are also some in my constituency. Groups of residents across my local towns are keen to take control of the development of their blocks, but it is too expensive and complicated to do so, as many Members have been saying. In one block of 70 flats, the residents have managed to take that on, but the previous managing agent took £76,000 from the residents’ account and they have not been able to recover the money. The residents are keen to ensure that managing agents are better regulated in any proposed legislation.

As my right hon. Friend the Member for North Durham (Mr Jones) said, there is so much sharp practice out there. That is why Labour would implement the three Law Commission 2020 reports in full. They included measures designed to make it easier for leaseholders to convert to commonhold; to allow shared ownership leases to be included within commonhold; to give owners a greater say over how the costs of running their commonhold are met; and to ensure that they have sufficient funds for future repairs and emergency works.

[Andrew Gwynne]

My hon. Friend mentioned sharp practices, which I mentioned to those on the Labour Front Bench at this debate’s opening. I can give many examples from my constituency, but one of the latest involves leasehold companies, or their agents, sending out innocuous questionnaires to people about improvements they may have had done to their homes. People are filling those in and sending them back in good faith, and then getting a bill for the privilege.

[Matt Western]

My hon. Friend is absolutely right about that, and I have examples of that in my constituency; letters will suddenly appear demanding, let us say, £13,000 from each and every resident for changes that have been made and claims of service.

For some time, Labour has been pressing the Government to bring forward the promised leasehold reform part 2 Bill and to ensure it contains those recommendations set out in the Law Commission reports of 2020. As I mentioned at the outset, we have had so many scandals associated with property and mis-selling over the years, including endowment mortgages. There is now an entire parasitic industry surrounding home ownership in this country and it needs to be addressed. The situation is so much better in other countries around the world.

Twenty-one years ago, Labour introduced the Commonhold and Leasehold Reform Act 2002. For the past 13 years, the Government have not seen this issue as a priority. The developers are profiteering and there is a correlation between the profits being made by those companies and the exploitative practices that go on around leasehold developments. This is a scandal and Labour in government will bring an end to it.

Voter ID

Matt Western Excerpts

Thursday 27th April 2023 Commons Chamber

[Rachel Maclean]

I say again that it is a shame that Opposition Members are attempting to engage in this hysterical scaremongering. The hon. Lady’s voters in Wirral West, just like voters across Great Britain, have been given all the information they need through the extensive work that this Government have done alongside the Electoral Commission. We know that 98% of her voters in Wirral West will already possess a valid form of voter ID.

[Matt Western (Warwick and Leamington) (Lab)]

It seems that there is considerable anger out there—according to my postbag, anyway—that the desired effect of this Government’s actions seems to be discouraging people from voting. I have two concerns. The first is about what will happen in polling stations when volunteers and local authority officers have to confront disgruntled voters. What safety measures will the Minister put in place? Secondly, in terms of the meet and greet, if data is important, surely the simple solution is to place an additional officer outside the polling station to collect that data.

Housing Association Tenants: Complaints Mechanisms

Matt Western Excerpts

Monday 23rd January 2023 Commons Chamber

[Matt Western (Warwick and Leamington) (Lab)]

I am extremely grateful to have been granted this debate.

I hope that it is fairly uncontroversial to state that everyone, regardless of their tenure, has the right to live in a decent, good-quality home. In recent weeks we have seen a litany of damning stories about the quality of housing provision in this country. No doubt there is poor-quality housing in every type of tenure, but social housing appears to be at the brunt end of this crisis of quality, although I might also mention one or two other areas. One in eight homes in the social housing sector fails the decent homes standard, which the Government website describes as

“setting the minimum standards that social homes are required to meet”.

Even by that lowest of bars, a combination of housing associations, successive Governments and construction companies are failing social tenants. It is a damning indictment of the state of the UK’s current social housing stock, and, unfortunately, the situation hardly looks likely to improve. Compared with 17% of tenants in the private rental market, 26% of social tenants report being dissatisfied with the way in which their landlords carry out repairs and maintenance. I think the House will agree that those are striking statistics.

[Jim Shannon (Strangford) (DUP)]

I thank the hon. Member for raising this issue. Does he agree that Government housing benefit funds are going to companies which are not taking care of their tenants, and that that is a problem not only for the tenants but for the Minister and the House, given that accountability is essential and the complaints procedures must be fit for purpose before any housing benefit is granted?

[Matt Western]

The hon. Gentleman is right. The trouble is that there is almost a vacuum at present. I am sure that what I am pressing for would carry a great deal of weight throughout the House were it better populated at this time of night.

The Department for Levelling Up, Housing and Communities’ own English Housing Survey reveals that 43% of tenants—just under half the total—choose not to make a complaint because of the hassle and time involved, and 63% are then unhappy with the response. I apologise to the hon. Member for Strangford (Jim Shannon) for not having the statistics relating to Northern Ireland, but perhaps he can look into that and share them with me at some point.

Many of the cases that I want to highlight this evening stem from the deep dissatisfaction felt by many social tenants. They are all constituents of mine, but I have no doubt that the issues raised this evening will resonate with many beyond the borders of my constituency.

Last Friday I met a constituent from a development operated through Stonewater housing association who finds himself bearing the brunt of a completely inadequate complaints mechanism. Eight years after my constituent moved in, no work had been carried out to address several persistent structural issues in the property. Eventually, Stonewater carried out improvements which cost £330,000 and charged 24 properties in the building for the work, equating to just under £14,000 each. Stonewater has given each resident until the next financial year to pay the full amount, despite much of the work being substandard or unfinished. Disappointingly, Stonewater has not yet responded to complaints about its remedial work, and my constituent is left with a substandard set of repairs and an enormous, looming bill.

In another—particularly worrying—case, a 95-year-old constituent was living in a property managed by Orbit Housing Association. It was covered in damp. The walls were so wet that my constituent’s grandson claimed that the support bars she used to get on and off the toilet could have given way. Partly owing to significant damp arising from a leak upstairs, one evening the bathroom cabinet fell off the wall and narrowly missed hitting my constituent. Orbit had previously visited the property and added some new paint and sealant, but had not addressed the underlying problem of the damp.

When I visited the property myself, a month on, the issues remained. Seeing the nature of my constituent’s accommodation—including the bathroom in which this 95-year-old was having to survive—I was in a state of shock. Short of refitting the whole bathroom, the repairs were simply a sticking plaster, leaving my constituent in a home totally unfit for a frail 95-year-old woman.

I could go on, because the issues identified in those two developments are not strictly limited to social housing tenants. I have heard from residents in affordable housing, new-build developments and right-to-buy properties, all of whom are suffering similar problems with raising complaints.

Unfortunately, the issues I have just highlighted seem to represent yet more consequences of a failed housing market and permanent underinvestment. Over the past decade, money has been directed away from secure, affordable social homes to unaffordable homeownership products. Investment in social housing has dropped from £13.7 billion in 1979-80 to £5.1 billion last year, based on today’s prices, with 79% of spending up to 2020-21 reserved for the private sector. Is it any wonder, therefore, that housing developers are making record profits, with limited mechanisms to hold them to account?

I understand that the Social Housing (Regulation) Bill currently going through the House provides one potential avenue through which the social housing sector can be reformed. Many of the changes proposed in the Bill are broadly welcome, if not long overdue. I am pleased that the Government recognised the need for a professionalised social housing sector in their social housing White Paper in 2020. A professionalised housing sector, with managers undergoing continuous professional development, will likely improve services, allowing residents to be treated with the care and respect they deserve when lodging complaints. I also understand that in the Lords the Government tabled a new clause to the Bill on professional standards, and that they are considering further changes on Report.

If the Department is working on this, what specific steps is the Minister taking to improve the complaints mechanisms available to social housing tenants, either in further amendments to the Social Housing (Regulation) Bill or otherwise? Likewise, what progress, if any, has the Minister made on reversing the 63% dissatisfaction rate with the complaints process identified in her own Department’s English housing survey? Will the Minister meet me to discuss the difficulties that my constituents are facing and to allow them to feed in their suggestions for how the process can be improved?

[Sir Iain Duncan Smith (Chingford and Woodford Green) (Con)]

I congratulate the hon. Member on securing this debate and am grateful to him for doing so, because I share his concerns. L&Q runs the development on the old dog track in my constituency of Chingford. The service charges are astronomical; they are higher than the costs faced by people who have managed to get the capital together for a mortgage. This is a good illustration of what the hon. Gentleman is saying. The housing association took three years to acknowledge people’s complaints about the terrible problems, including windows that did not fit the building and issues with heating, so they feel that they are not being represented. Councillor Catherine Saumarez has been raising this issue with me and the authorities for some time. Where do people go when they cannot get redress and are spending money without getting the sort of place or standards that they expected?

[Matt Western]

I thank the right hon. Gentleman for his extremely valid and pertinent point, and I appreciate him highlighting to me that he wished to come in on it. The real challenge is that so many people feel completely disempowered by what were the friendly societies of yesteryear—they expect better from these housing associations. They believed that they would be easier to deal with than the private rental sector and that the service they received would be better protected, but the opposite seems to be the case.

I am driving at the fact that the Bill gives the Government an opportunity to legislate to ensure that developments and organisations such as L&Q put in place a structure such that tenants have recourse to come back on these issues. The scale of the problem, as I said in my opening remarks with the percentages I mentioned, is staggering, and people are living in absolute misery as a result.

It is not just housing association developments that suffer from a lack of clear dispute mechanisms. I want to give a particular example of a shared ownership development in Leamington. I will keep its name anonymous. Apartments were being offered, claiming to be built to the “highest standards”, but in reality, the tenants were faced with an absolute litany of issues. I was first contacted by residents who were concerned about the poor construction back in November 2020. I went there last November to see for myself some of the problems that they suffered, which are legion. Some of those residents have now had to move out and are being housed in alternative accommodation.

As those issues came to light, the residents complained. They wrote to Clarion, the housing association, which passed them on to the management company, now named HML, and the construction company, Engie. A great many of the tenants are really frustrated with those companies’ failure to provide a clear process for the owners to move through in order to progress a complaint. These are significant structural issues that they have been struggling with and have been let down by, with each company blaming the others, therefore making it so difficult for a layperson to understand who should be responsible and who is accountable for those problems. It has taken two years to get to this stage—really, tenants should not be required to engage their local MP in a two-year campaign in order to have their issues addressed. I hope that we are now beginning to make progress, but these people have been living in absolute misery. I cannot go into the details of some of the problems they have faced.

It is a cruel irony that the 4 million households in the social housing sector are comprised of those most in need of safe, good housing. Over half of all households in the social rented sector, 55%, had one or more household members with a long-term illness or disability—that is a striking statistic—and half of all social rented households, 50%, are within the lowest income quintile. Just today, Warwickshire County Council’s director of public health acknowledged the link between poor health and housing in the council’s annual report, recommending that its housing, planning and health leads work together to prevent ill health caused by poor housing and living conditions. If I may say so—it is a sad point to make—the 95-year-old whose property I went to visit died fairly soon afterwards.

The first step on the road to preventing ill health is to ensure that poor social housing conditions are eradicated by establishing open, accessible and simple avenues of complaint that have to be underwritten by legislation, and certainly by some form of regulator. There is no reason why the Government should not be in listening mode on this issue, and I hope the Minister is prepared to work constructively for the good of housing association tenants, ensuring that every person benefits from a secure, safe place to call home.

--- Later in debate ---

[Felicity Buchan]

There is no question but that enforcement is very important when it comes to housing. The purpose of the Bill is to tie things together. What we want to see is practical change on the ground, and I am happy to talk to my right hon. Friend about his suggestions. We need to ensure that we not only talk a good game but get the right delivery.

[Matt Western]

I echo the point made by the  right hon. Member for Chingford and Woodford Green (Sir Iain Duncan Smith). How does the Minister envisage this will work on the ground? What role will local authorities and fire and rescue services have in establishing that these properties are safe and fit?

[Felicity Buchan]

We are beefing up the powers of the ombudsman and the regulator. We will have very close interaction between the ombudsman and the regulator, and we are encouraging an environment in which unacceptable behaviour towards tenants will not be tolerated. We are about to embark upon a large marketing campaign—we have already run awareness campaigns—so that tenants are aware of their rights and of where to go.

The housing ombudsman’s complaint handling code was introduced in July 2020 to enable landlords quickly to resolve complaints raised by their residents, and to apply the learnings from those complaints to help to deliver improvements. Any failure to act on a complaint handling failure order could result in the ombudsman taking further action, such as a referral to the landlord’s governing body, or the regulator of social housing ordering the landlord to publish details of its failure to comply and/or publishing a special report on the landlord’s non-compliance.

The housing ombudsman scheme was revised in September 2020 to enable further investigation of systemic issues for the first time. The ombudsman is now able to look beyond individual disputes to the wider and deeper issues responsible for generating complaints so that we can, in turn, seek to address these issues. It is vital that the ombudsman is as efficient as possible, and it has delivered better service for social housing residents year on year, even though the number of complaints has been rising, partly because of our information and awareness campaigns.

Levelling Up Rural Britain

Matt Western Excerpts

Wednesday 9th November 2022 Commons Chamber

[Alex Norris]

The hon. Gentleman makes a strong case for the status quo, but frankly the status quo does not work.

Finally, we will put local people back in charge with a new community right to buy, giving communities the opportunity to take control of pubs, historic buildings and football clubs that come up for sale or fall into disrepair. At the moment, local groups have a right to bid for such assets but it is clear that that has not worked. We will augment that to ensure that communities can make the most of the new right by improving the community ownership fund to ensure that seed capital is available for communities to generate revenues so that they can invest in their town, village or city and ensure that the proceeds of growth benefit those who live there. These are meaningful interventions that will have a meaningful impact on our rural communities. This lies in stark contrast to the Government’s levelling-up plans, which are so inconsequential that Ministers will not even release the impact assessment.

Again, I appeal to Conservative Back Benchers, many of whom I know to be independent-minded people who believe in the importance of doing things right in this place. The impact assessment on the Levelling-up and Regeneration Bill has been ready since July, but the Government will not release it. We have had all the Bill’s stages up to the end of Committee without the impact assessment. If we are serious about levelling-up rural Britain, let us have a conversation on the facts. My efforts to get the Minister to change his position on releasing the impact assessment have not worked. I ask Conservative Back Benchers to help, because we need a proper conversation on the facts.

[Matt Western (Warwick and Leamington) (Lab)]

My hon. Friend is making an excellent speech from what I have heard.

We are losing pubs and shops in our rural areas. We have a fantastic community shop in the village of Barford and a community pub in Norton Lindsey, and they bring their communities together. When I saw the title of this debate, I was concerned it was about the prospect of Barford being literally levelled for a quarry—

[Mr Deputy Speaker (Mr Nigel Evans)]

Order. That is a long intervention. The hon. Gentleman may have been here earlier in the debate, but he certainly has not been here since I came into the Chair at half-past 5, so he is rather naughty.

Oral Answers to Questions

Matt Western Excerpts

Monday 27th June 2022 Commons Chamber

[Michael Gove]

There will be no return to the Vagrancy Act. We will work with the Home Office to ensure that there are appropriate measures to deal with any form of antisocial behaviour, but criminalising rough-sleeping and begging is not on the agenda.

[Matt Western (Warwick and Leamington) (Lab)]

I have leaseholders in my constituency of Warwick and Leamington who are unable to sell their properties because the properties have not been painted for 40 years, despite the freeholder’s obligations. Why have the Government actually postponed their leasehold reforms from this Parliament?

[Michael Gove]

They are coming: we are going to introduce those reforms in the next Queen’s Speech.

Levelling-up and Regeneration Bill

Matt Western Excerpts

2nd reading
Wednesday 8th June 2022 Commons Chamber

[Michael Gove]

I give way to the hon. Member for Warwick and Leamington (Matt Western).

[Matt Western (Warwick and Leamington) (Lab)]

The Secretary of State is being generous. On housing and the constraint of local authorities, in my constituency, we have an over-supply of 4,000, which a previous Housing Minister described as “very ambitious”—in other words, too much development. May I bring him back to the lack of GPs in infrastructure supply through development? Will he make NHS Providers a statutory consultee in any of these developments?

[Michael Gove]

Let me reflect on that in Committee.

Oral Answers to Questions

Matt Western Excerpts

Monday 16th May 2022 Commons Chamber

[Stuart Andrew]

The hon. Lady is right. The reforms are about empowering local communities to develop local plans and engage with the development of those local plans to identify the housing needs of each area. She is right to raise the issue on second homes and Airbnb. As I said to her the other day in the meeting we had, I look forward to potentially hosting a roundtable with her and colleagues around North Yorkshire to address those very issues.

[Matt Western (Warwick and Leamington) (Lab)]

On the point the Minister was making about developers or planners going back on previous agreements or advice, I have a case in South Leamington, which was consulted on six years ago, where we were to have social and truly affordable housing built on a particular site. As of last week, that has been changed and we will have 80 units with 92 beds in more or less the same space. Will he meet me to discuss that matter and will he explain how the planning changes will ensure communities get what they want, which is truly affordable housing?

[Stuart Andrew]

Of course, I would be happy to meet the hon. Gentleman to discuss the issue he raises. The whole point of the Bill is to strengthen the development of local plans in the first place, so local planning authorities can address the housing needs they have in their area, including the types of housing they need; and to strengthen enforcement issues around planning applications. I am more than happy to speak to him further to understand the issue in greater detail.

Planning and Development: Women’s Safety

Matt Western Excerpts

Wednesday 20th April 2022 Commons Chamber

[The Minister for Housing (Stuart Andrew)]

I congratulate the hon. Member for Edinburgh West (Christine Jardine) on securing this important debate. She is right to highlight and speak so powerfully about the issues that she has raised. I too want to take a moment to pay tribute to Sarah Everard and all those other women who have sadly been victims in this country. The Government empathise deeply with the calls for a greater focus on women’s safety in planning and more generally. This is a priority in my Department and it rightly deserves a cross-Government approach. However, I want to say at the outset that planning is a devolved matter, so I can speak only for the laws and rules that extend to England. As the hon. Lady mentioned, the planning system in England already has a framework of policy and guidance in place to make new developments safe, and I am grateful to have this opportunity to highlight it today so that, hopefully, planning authorities around the country will be even more aware of the guidance that is in place.

[Matt Western (Warwick and Leamington) (Lab)]

I thank the Minister for giving way and I congratulate the hon. Member for Edinburgh West (Christine Jardine) on securing the debate. It is important, and it has made me think about the challenges involved.

One point I want to raise with the Minister is that this is not just about the planning of new developments; it is about the delivery of them as well. There are several estates being built in my constituency. People are already moving in, and many women have approached me and said that there is no safety in the form of street lights, pavements and secure walkways for them. So this is about not only the absolute end of the project but the delivery of the development.

[Stuart Andrew]

The hon. Gentleman makes a really important point. I have had exactly the same sort of developments in my own constituency—large developments that have taken a number of years. In fact, I helped to get some street lighting in the first part of one development because I had exactly the same issues. These are things that I will certainly take more consideration of in this role.

Our view is that any change to the existing planning system requires careful consideration in order to avoid any unintended consequences. I will briefly set out for hon. Members the current planning process in England, but I must reiterate that women’s safety relies on much more than just good planning practice, as the hon. Member for Edinburgh West said. My Department has made it clear through the national planning policy framework that planning policies and decisions should aim to create safe places. Chapter 8 of the framework explicitly states that planning policies and decisions should promote public safety. That can often be achieved with pedestrian cycle routes, high-quality public spaces and the active use of park and playgrounds.

The supporting section of the framework’s planning practice guidance on healthy and safe communities expands on that. It states:

“Planning provides an important opportunity to consider the security of the built environment”

and

“those that live and work in it.”

It also references section 17 of the Crime and Disorder Act 1998, as amended. This requires all local, joint and combined authorities to exercise their functions with regard to their effect on crime and disorder, and to do all they reasonably can to prevent both.

On the subject of design in the planning system, the hon. Lady rightly mentioned the national design guide and the national model design code, which help councils and builders to create buildings that are safe for every member of the community. Specifically, the national design guide sets out 10 characteristics of well-designed places that councils can refer to when considering a planning application. The guide is also used by planners creating local policy so that they, together with the community, can define what good and safe design means in that area.

The national guide emphasises that where developments have public spaces and a network of streets, they must be safe and secure and accessible to all. Importantly, the guide makes it clear that shared spaces should be safe and feel safe, not just for the people living or working in nearby buildings but for visitors and passers-by too. That is essential for overcoming crime and the fear of crime because, as hon. Members will know, when a development gains a reputation for being quiet, poorly lit or dangerous, it is likely to attract even more criminal behaviour and it becomes a vicious cycle.

The national design guide does a lot to prevent that from the outset by asking for an assessment of risks in all new developments and a clear plan for mitigating them. It also encourages the use of what are known in the industry as “active frontages” so there is a steady stream of people taking the same route at different times of the day.

Finally, the guide makes it clear that natural surveillance should be factored into the planning equation, with windows and balconies so that people can feel safe in the knowledge that local streets and public spaces can be seen by people nearby from above and at street level.

That is what the national design guide seeks to achieve, but there is also the national model design code, which sets a baseline standard of quality and practice that councils are expected to meet when developing their own local design codes and determining planning applications. This includes how the design of new developments should enhance the health and wellbeing of local communities and create safe, inclusive and active environments.

The national model design code states that developments should include natural surveillance of the street, good lighting and high levels of footfall to deter criminal behaviour and ensure people feel safe walking the street. Importantly, the code reminds planners that insecure places can disproportionately affect groups with protected characteristics, including gender.

The Government’s policy and guidance on safety in new developments must be taken into account by councils when preparing their development plans, and they are very much a material consideration in planning decisions. The planning system is centred on effective community engagement, so when preparing a design code that sets the design standard for a local area, or when determining a planning application, there is an opportunity for everyone, including women and all those with an interest in personal safety, to help shape new buildings, streets and public spaces. In that sense, there is already a strong requirement that the planning system should do all it can to help ensure the safety of women and, indeed, all members of the community.

[Matt Western]

The Minister is generous in giving way, and I hear what he is saying. Perhaps he could meet me to discuss this, but I have very upset, angry and distraught people, particularly women, on this new estate, where there is no lighting on certain streets and where some pathways do not yet exist. There seems to be no provision for those pathways.

[Stuart Andrew]

I would be more than happy to meet the hon. Gentleman. As he knows, we are currently considering a raft of planning issues, so perhaps this is something we can discuss.

The Department for Transport is also giving councils further guidance on street design. We are working closely with DFT on a revised “Manual for Streets”, for all councils in England to use when designing new roads and pedestrianised routes. It helps councils to make sure that paths and public spaces are overlooked by residential buildings, have good lighting and do not suffer from blind corners or other design flaws that can be exploited by criminals.

Last year, DFT launched a call for evidence on personal safety measures in streets and public spaces, to find out more about how people, particularly women, feel unsafe when using the street and experience harassment, intimidation or unwanted sexual behaviour in public spaces. The aim was to gather information to understand the problem, identify possible solutions and include what works and, more importantly, what does not work in that space. A new version of the guidance is set to be published later this year.

Another crucial safeguard in protecting women’s safety through the planning system is the support and advice on Secured by Design standards, which is available from the police through a network of designing out crime officers across the UK. These officers play a key role because they can liaise directly with the architects, designers and local planning authorities on a particular planning application. They can also provide specialist advice on the security of new buildings, as well the refurbishment of old ones, so they are as safe as they can be. Ensuring that consultation with Secured by Design and other experts in the field is taking place right from the start of the design stage is the best way to ensure that a proposed development protects women, girls and anyone else who may feel vulnerable—that is where our focus must be.

That said, the Government wholeheartedly agree that we need to do more to protect vulnerable women, which is why, as hon. Members will know, in July last year we published our cross-Government tackling violence against women and girls strategy. It sets out our ambition to ensure that women and girls are safe everywhere—at home, online and on the streets. The strategy presents a number of measures designed to improve women’s safety, including the online tool StreetSafe, which encourages women and girls to anonymously report areas where they have felt unsafe, whether that is because of poor lighting, a lack of CCTV coverage or the people who were around them.

Since 2020, we have also provided £70 million to police and crime commissioners and councils in England and Wales through our flagship safer streets fund. That initiative is specifically focused on preventing neighbourhood crime, crime in public spaces and violence against women and girls. It has funded life-saving projects comprising not only traditional crime prevention techniques, such as better CCTV and street lighting, but creative interventions such as bystander training and educational initiatives to change attitudes and raise awareness. We are committing a further £150 million to the safer streets programme over the next three years, with tackling neighbourhood crime, antisocial behaviour and violence against women and girls as its key objectives.

The Government recognise that the built environment has a significant impact on people’s health and wellbeing, so it needs to feel safe and secure for every member of the community. Through the design guide and the design code, we are giving both councils and developers the tools they need to create green, sustainable neighbourhoods with safety at their very heart. Those tools are already being put into action. Let me give a couple of examples: in Cambridge, the development at Marmalade Lane was designed to prioritise pedestrians, with a focus on social interaction; and Horsted Park in Kent was designed with visibility over parking spaces, with tree and shrub planting kept low to maintain visibility along the street and towards front doors—that is exactly the point that the hon Lady mentioned.

Our cities are also making improvements to existing public spaces, with good maintenance and management and a focus on lighting design that involves collaboration with a wide range of groups. We are also doubling our efforts to protect women and girls not just through effective planning but through a comprehensive strategy to reduce the prevalence of violence against them in the long term. That rightly means a wide range of Departments treating this with the urgency it deserves. I can give the hon. Member for Edinburgh West the commitment today that I will work with her and Members on both sides of the House to deliver on that mission, ensuring that housing and planning policy is playing its part in creating a safer society for all, which I am sure we all want to see.

Question put and agreed to.

Homes for Ukraine Scheme

Matt Western Excerpts

Thursday 31st March 2022 Commons Chamber

[Eddie Hughes]

I am slightly confused—perhaps I do not completely understand the question—but I think that for the Government to do the matches would be inappropriate. It seems to me that the matches made so far by non-governmental organisations or charities are proving incredibly effective. That approach is ensuring that the matches are more likely to last. With the greatest respect, for the Government to be involved in putting people together would only take away our focus from the administrative element that we need to deal with. There are excellent charities and NGOs that are very capable and are engaging very passionately with the Government to offer their services; I think that that is proving the best route.

[Matt Western (Warwick and Leamington) (Lab)]

The Secretary of State has said that if it were left to the individual sponsor and the refugees, the process would be a whole lot quicker. However, Kateryna and 11-year-old Vadym are living in temporary accommodation in Poland; a home and a school place are waiting for them in my constituency, but clearly the Home Office system of matching is not working. They are absolutely frustrated. They have a home waiting for them, so will the Minister step up, work with the Home Office and get them over to this country?

[Eddie Hughes]

The pace at which we are getting through applications is ramping up: we will very soon be working our way through more than 10,000 a week. I completely understand the frustration that the hon. Gentleman expresses, because we would all like to see the process working far more quickly than it is already, but we are committed to ensuring that it works more quickly by the day.

Oral Answers to Questions

Matt Western Excerpts

Monday 24th January 2022 Commons Chamber

[Michael Gove]

Yes.

[Matt Western (Warwick and Leamington) (Lab)]

The Secretary of State will be aware that Warwickshire County Council is keen to have some sort of county unitary deal, but he will also be aware that Warwick District Council and Stratford-on-Avon District Council recently voted for a combined council—probably with the intent of a unitary one as well. Should it not be down to not the councillors or the Secretary of State, but the public to decide the future of local government across our country?

[Michael Gove]

I welcome the moves across Warwickshire to consider how services can be delivered even more efficiently as part of the economic success story that is the greater west midlands. In particular, I commend the leadership of Izzi Seccombe, the leader of Warwickshire County Council. The fact that she and her group continue to be re-elected with ever greater levels of support indicates that she is in a strong position to help bring people together across the constituency.