Oral Answers to Questions

Matthew Pennycook Excerpts

Monday 3rd March 2025 Commons Chamber

[Blake Stephenson (Mid Bedfordshire) (Con)]

2. Whether the number of houses recommended by the new towns taskforce will be in addition to the housing targets set in the national policy planning framework.

[The Minister for Housing and Planning (Matthew Pennycook)]

Not least because we will only begin construction of the next generation of new towns towards the end of this Parliament, the Government have been clear that they will deliver over and above the targets produced by the standard method. We will, of course, keep under review how the taskforce’s forthcoming recommendations on new towns interact with housing targets across England.

[Blake Stephenson]

Communities in Mid Bedfordshire have always done their bit to take new housing, but continued pressure to build is chipping away at our beautiful countryside and the historical character of our towns and villages. Will the Minister assure communities such as mine that the new towns taskforce cannot hit us with a double whammy of house building?

[Matthew Pennycook]

The independent expert taskforce, chaired by Sir Michael Lyons, will be submitting its final report to us in the summer and, as such, we have absolutely no idea which locations it will recommend to Ministers for decision. We have been clear, as I have said, that our ambition is that new towns will contribute over and above the targets produced by the standard method, but obviously we want to make sure that the right incentives are in place to support proactive local authorities, such as his, coming forward with these large-scale new communities.

[Neil Duncan-Jordan (Poole) (Lab)]

We know that future generations of older people are unlikely to have had generous pensions or even to have been homeowners during their working lives. Will the Minister therefore confirm whether housing targets will include specific reference to older people’s housing and the growing need for age-appropriate accommodation?

[Matthew Pennycook]

I would say two things to my hon. Friend. First, the older people’s housing taskforce recently reported, and we are weighing up its recommendations. We have also made clear through the national planning policy framework that we expect local authorities to take into account the types of tenure and homes that they need for their local areas, and local plans are the primary way that different types of housing for different demographic demographics should be brought forward.

[Paul Davies (Colne Valley) (Lab)]

3. What recent discussions she has had with the Secretary of State for Transport on the Penistone line project.

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[Rachael Maskell (York Central) (Lab/Co-op)]

5. What steps she is taking to help tackle increases in leaseholders’ costs.

[The Minister for Housing and Planning (Matthew Pennycook)]

The Government recognise the considerable financial strain that opaque and unfair fees and charges are placing on leaseholders across the country. As my hon. Friend will know, on 21 November last year, I made a written ministerial statement setting out the steps the Government intend to take to provide leaseholders with greater rights, powers and protections over their homes by implementing those reforms to the leasehold system already in statute. We will also progress the wider set of reforms necessary to end the feudal leasehold system for good.

[Rachael Maskell]

I welcome this Labour Government getting a grip on the feudal racket that enslaves leaseholders to ever-rising management fees and ground rents, making it impossible to pay and impossible to move. Will the Minister provide transitional arrangements to cap those costs while ensuring that all new developments—even developments that are soon to enter the planning stage, such as the one at York Central—can make the transition to commonhold as soon as the law changes?

[Matthew Pennycook]

The Government have no plans to cap service charges for tenants and leaseholders, given that would prevent necessary funds from being raised for legitimate purposes, but we do plan to tackle unregulated unaffordable ground rent provisions through legislation. As the White Paper published today makes clear, we want to make the process of converting to commonhold as easy as possible, and we will set out proposals in the draft leasehold and commonhold reform Bill, which is to be published later this year.

[Mr Lee Dillon (Newbury) (LD)]

I welcome the Government’s announcement today of changes to leasehold and the introduction of commonhold, but thousands of leaseholders across the country are still crippled by both high service charges and failing delivery. I am sure that the inboxes of Members across the House are full of complaints from constituents, particularly in relation to FirstPort management company. What can the Government do to hold individual management companies accountable for the services they deliver to our residents?

[Matthew Pennycook]

As the hon. Gentleman will know, we intend to bring into force this year the provisions of the Leasehold and Freehold Reform Act 2024, which is designed to drive up the transparency of service charges so that leaseholders can challenge them more easily if they consider them to be unreasonable. We intend to strengthen the regulation of managing agents, imposing minimum standards in relation to, for example, qualifications. I would say to any managing agent—and I know that Members across the House have been holding them to account—that they should improve their performance in the light of the changes coming forward in the near future.

[Mr Speaker]

I call the Chair of the Select Committee.

[Matthew Pennycook]

Let me explain, as simply as I can, what we want to do. As the White Paper makes clear, we will ban the sale of new leasehold flats so that commonhold becomes the default tenure, and we will ensure that the process of conversion is as simple as possible so that those leaseholders in existing leasehold blocks who want to make that change can do so as simply as possible. But we have to ensure that those who do not want to make that change have the powers, rights and protections in relation to their homes that will give them the immediate relief that my hon. Friend talks about.

[Mr Joshua Reynolds (Maidenhead) (LD)]

What steps are the Government taking to help those leaseholders with doubling ground rents who now feel trapped and unable to remortgage or sell their properties without meeting the massive costs of changing their leases, which, as I know from personal experience, can amount to five-figure sums?

[Matthew Pennycook]

I well recognise the problem. As the hon. Gentleman will probably know, historically ground rents were nominal sums—often peppercorn sums—but over the past 20 years we have seen a very different system develop. We have made a commitment, which we will honour, to take action on unregulated and unaffordable ground rents through legislation, and we will provide further details in due course.

[Charlie Dewhirst (Bridlington and The Wolds) (Con)]

6. What discussions she has had with the Chancellor of the Exchequer on levels of non-domestic rates for pubs.

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[Steve Witherden (Montgomeryshire and Glyndŵr) (Lab)]

23. What steps she is taking to build more social housing.

[The Minister for Housing and Planning (Matthew Pennycook)]

The Government are committed to delivering the biggest increase in social and affordable house building in a generation. In our first eight months in office, we have announced £800 million in new funding for the affordable homes programme. This top-up will support the delivery of up to 7,800 new homes, with more than half being social rent homes. We will set out details of new investment to succeed the 2021-to-2026 programme at the spending review.

[John Slinger]

I thank my hon. Friend for his answer. What measures will his Department consider to support councils that find themselves in viability negotiations with developers, who sometimes push down the quota of social homes and, indeed, affordable homes?

[Matthew Pennycook]

I am aware of several schemes in my hon. Friend’s constituency that are having viability issues. Financial support is indeed available. While the £500 million of new in-year funding for the affordable homes programme announced at the Budget is already oversubscribed as a result of significant demand from housing providers across the country, the further allocation of £300 million, which we announced last month, will help ensure that more social and affordable homes are delivered. In the case that my hon. Friend describes, I would encourage both his local authority and local social housing providers to bid for that money.

[Mike Tapp]

I recently visited Aylesham village with Persimmon Homes in my constituency, and I was delighted to see the number of solar panels on roofs across the estate. What are this Government doing to ensure that, for new builds, including social housing new builds, we deliver solar panels on every roof, high levels of insulation, and charging points on driveways?

[Matthew Pennycook]

The previous Government, to their credit, introduced changes to the building regulations that came into force in June 2022, and under those standards, new homes are being built with high-quality insulation and electric vehicle charging points. Those standards also encourage the use of solar panels, or other forms of low-carbon technology, such as heat pumps. This Government intend to amend building regulations later this year, as part of the introduction of future standards that will set more ambitious energy efficiency and carbon emission requirements for new homes.

[Steve Witherden]

The most recent data shows that nearly 11,500 people are stuck in temporary accommodation in Wales, unable to move on from homelessness due to a shortage of social housing and unaffordable private rents. Given the escalating need for affordable housing across the UK, what conversations has the Department had with the Welsh Government to urgently address this crisis and collaborate on quickly increasing the availability of social homes?

[Matthew Pennycook]

I understand well the pressures in Wales that my hon. Friend describes so eloquently. We know that increasing the supply of social homes is a cornerstone of the Welsh Government’s plans to prevent housing problems and homelessness. We speak regularly with our colleagues in the Welsh Government, and we will continue to work closely with them on our shared objective of getting more social homes built by councils and housing associations.

[Alberto Costa (South Leicestershire) (Con)]

Building more social housing and affordable housing was a principal promise made by Leicestershire county council in the proposals for the Lutterworth East development. That development is subject to a call-in, so I do not want to go into any details, but I want to ask the Minister this very basic question. If a senior civil servant in the Department gives a commitment to an MP, to encourage that MP to drop an amendment to legislation, can the MP rely on the assurances given by that senior civil servant?

[Matthew Pennycook]

I note the question the hon. Member asks. We are grateful to all the civil servants who serve the Government for acting with integrity. The civil service code is clear that civil servants must act truthfully and cannot deceive or knowingly mislead Ministers or Parliament. If the hon. Gentleman has serious issues that he wishes to raise regarding civil servants, he can do so with the Department’s permanent secretary.

[Jess Brown-Fuller (Chichester) (LD)]

Chichester’s planning policy dictates that 30% of all homes in new developments should be social and affordable housing. However, we have recently noticed a worrying trend of registered providers refusing to take on contracts in smaller and medium-sized developments, and favouring larger developments. That is putting a lot of the social housing in Chichester at risk. What is the Minister doing to ensure that registered providers continue to take on smaller contracts in mixed-use developments?

[Matthew Pennycook]

We know that registered providers are facing real challenges when it comes to their capacity, or headroom, to take on additional section 106 units. The hon. Lady may be aware that we set up, through Homes England, a clearing service to try to better match developers with units that are not being picked up. We are giving lots more thought to what can be done in this area, and I am more than happy to speak to her about the options available to the Government.

[Lee Anderson (Ashfield) (Reform)]

The building of more council houses throughout the UK is welcome news, especially in Ashfield, where we have 7,000 people on the waiting list. Does the Minister agree that when we are dishing these houses out, British-born, hard-working taxpayers should be prioritised?

[Matthew Pennycook]

I would say to the hon. Gentleman that they already are. There are very strict requirements in place when it comes to the allocation of social housing. As I am sure he knows well, local criteria can be imposed—I am not sure that his council has them in place—in terms of the amount of time someone needs to be resident in an area before they qualify for social rented housing.

[Mr Speaker]

I call the Liberal Democrat spokesperson.

[Vikki Slade (Mid Dorset and North Poole) (LD)]

Every day, another family contact my office because they are homeless, and they are placed in a hostel, with no functioning kitchen and no private bathroom, miles away from their children’s schools. I am sure that other hon. Members can say the same. What is worse is that the placements cost councils at least three times as much as permanent social homes. So-called affordable homes are of no use to these families at all. At the same time, new homes are being rejected by registered housing providers because the standards are not high enough. What are the Government doing to progress the future homes standard, so that the homes being built are not rejected by registered home providers, who say that the homes are not good enough for them, and will have to be retrofitted?

[Matthew Pennycook]

I understand the point the hon. Lady is making. I refer her to my previous answer. The Government intend to bring forward, through changes to building regulations, future standards that will increase the energy efficiency and carbon emission requirements on new build homes. That will give housing associations, in particular, that have got ahead of the changes and standards the comfort that they need to start adopting those units.

[Andrew George (St Ives) (LD)]

10. What steps she is taking to help ensure that levels of funding to local government are sufficient to fund public services.

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[Edward Morello (West Dorset) (LD)]

15. Whether her Department is taking steps to ensure housing targets account for protected landscapes.

[The Minister for Housing and Planning (Matthew Pennycook)]

The Government are committed to maintaining strong protections for our protected landscapes. We are clear that the scale and extent of development within such designated areas should be limited, so that we are able to pass on their attractions and important biodiversity to future generations. National planning policy is clear that significant development within a national landscape should be refused, other than in exceptional circumstances where it can be demonstrated that the development is in the public interest.

[Edward Morello]

West Dorset desperately needs new housing that is actually affordable for local people, especially key workers and young families looking to get on the housing ladder, but 70% of West Dorset falls within a protected national landscape, formerly an area of outstanding natural beauty. Rigid housing targets could lead to inappropriate developments that undermine the character of this protected area. What discussions has the Department had with local authorities in Dorset on adjusting housing targets to reflect the constraints of the national landscape and our rural infrastructure challenges?

[Matthew Pennycook]

Local authorities use the standard method to assess housing needs, but they can show evidence of any hard constraints in their areas, including protected landscapes. Those will be assessed by the Planning Inspectorate to judge whether the plan is sound. We are clear that local authorities should explore all options to deliver the homes that their communities need, including maximising the use of brownfield land, working with neighbouring authorities and, where appropriate, reviewing their green belt.

[Daisy Cooper (St Albans) (LD)]

16. What steps she is taking to help people impacted by EWS1 fire safety certificates issued by Tri Fire.

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[Ian Lavery (Blyth and Ashington) (Lab)]

T2. Many families in my constituency live in new housing estates where the developers have made their profits, sailed off into the sunset, and left the roads and services in an unacceptable state and unadopted. What steps might the Government be able to take to push local authorities like Northumberland county council into action to accept their responsibilities and adopt those estates?

[The Minister for Housing and Planning (Matthew Pennycook)]

I well recognise the situation that my hon. Friend describes, but I also recognise the reluctance of local authorities to take on substandard housing estates that have been built. We have decided to consult this year on options to reduce the prevalence of private management of estates of the kind he describes. We will also, importantly, implement new consumer protections for homeowners on private estates in the Leasehold and Freehold Reform Act 2024.

[Mr Speaker]

I call the Liberal Democrat spokesperson.

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[Douglas McAllister (West Dunbartonshire) (Lab)]

T3. In Scotland, 10,000 children are currently homeless and record levels of children are in temporary accommodation. The number of social houses built by housing associations in Scotland is at its lowest level since Margaret Thatcher. Does the Minister agree that the SNP has taken Scotland in the wrong direction and that instead we need to see the bold action taken by this UK Labour Government to build more homes replicated in Scotland, with a Scottish Labour Government in 2026?

[Matthew Pennycook]

I agree with my hon. Friend. Last year, as the housing emergency took hold, the SNP Government cut £200 million from the affordable housing budget. It was only as a result of Labour’s record budget settlement that they were forced to reverse those cuts, but they are still not showing the adequate ambition that we need. The SNP Government must set out a real plan to reform planning and boost house building to meet their affordable housing targets.

[Carla Denyer (Bristol Central) (Green)]

T9. In response to the minimum energy efficiency standards consultation for privately rented homes, landlord groups are saying that they would pass the cost of energy efficiency works on to tenants, despite that being the cost of bringing their properties up to basic minimum standards. Relying on council guidance that that should not happen is too weak. What additional measures will the Minister take to enforce that and ensure that it is private tenants—who are already at the greatest risk of fuel poverty—who will benefit, and not landlords?

[Tom Rutland (East Worthing and Shoreham) (Lab)]

T4. Many of my constituents face extortionate hikes in service charges while getting little in return, with repairs not being carried out, poor service and a lack of transparency and accountability from their managing agent, FirstPort. Can the Minister outline what the Government are doing to bring an end to the scandalous fleecehold system that is ripping off leaseholders across the country?

[Matthew Pennycook]

To add to the responses I gave earlier, we intend to take action to provide leaseholders with the transparency of standardised service charge invoices, so that they can better challenge unreasonable rent hikes. We also need to strengthen the regulation of managing agents, including those such as FirstPort that, as is clear from the feeling in the House, are not performing the necessary services for their residents.

[Graham Stuart (Beverley and Holderness) (Con)]

Welcome though the hundreds of millions of pounds extra for adult social care in the Budget were, can the Secretary of State confirm that the cost of rises in national insurance contributions and the minimum wage will run into the billions, and that local authorities will in fact be worse off than they were prior to the Budget in tackling social care? Can she confirm that—yes or no?

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[Mr Richard Holden (Basildon and Billericay) (Con)]

The planning proposals for Laindon Road and Mountnessing Road in Billericay and for Noak Bridge were previously rejected because of the green belt aspect but are now being reconsidered under grey belt. Will the Minister urgently meet me, the Billericay Action Group and some of the local councillors to look at the issues around where grey belt is perhaps not being used in the way the Government originally intended?

[Matthew Pennycook]

Local authorities can be clear about how grey belt should be used because we released planning policy guidance last week to give them a better sense of where it is appropriate to be released and be brought forward for development.

[Dr Rosena Allin-Khan (Tooting) (Lab)]

T6. Far too many renters get a terrible deal, living in cold, mouldy substandard homes and being charged eye-watering rents by landlords. I am proud of this Government’s Renters’ Rights Bill, but while legislation is welcome, too many are still paying extortionate prices for really shoddy properties. Can the Secretary of State assure me that the Government are taking more steps to make renting affordable again?

[Matthew Pennycook]

I assure my hon. Friend of that fact, and we are also succeeding where the previous Government failed, in that we are finally abolishing section 21 no-fault evictions. The Renters’ Rights Bill will empower tenants to challenge unreasonable within-tenancy rent increases. We also need to boost supply, which is why we set the hugely ambitious milestone, as part of our plan for change, of building 1.5 million safe and decent homes in this Parliament.

[Tim Farron (Westmorland and Lonsdale) (LD)]

In the Lake district and the dales of Cumbria, average house prices are around 20 times average household incomes. Will the Minister try to tackle this issue by making sure that there is a specific and unappealable designation of social housing-only developments that national park authorities and local councils can enforce?

[Matthew Pennycook]

We want to see far greater use of rural exception sites in particular, and I am more than happy to sit down with the hon. Gentleman—I think we have already planned to do so—to discuss short-term lets as well as this issue.

[Phil Brickell (Bolton West) (Lab)]

T7. I have recently received a number of complaints from my constituents about leasehold managing agents. These include unacceptably long delays for repairs—[Interruption.]

[Phil Brickell]

These include unacceptably long delays for repairs and exorbitant costs at Greenmount Court in Smithills, despite spiralling fees, poor transparency and little to no communication from the agent. What steps is the Minister taking to deliver a fairer deal for existing leaseholders and to hold poorly performing managing agents to account?

[Matthew Pennycook]

We need to balance speed with care, because we will not make the mistake that the previous Government did and pass flawed legislation that requires us to fix it, therefore delaying reform for leaseholders. We will, as soon as possible, introduce the provisions of the Leasehold and Freehold Reform Act 2024, which will allow us, as I said, to bring in transparency around service charges to allow leaseholders to better challenge unreasonable increases, and we intend to strengthen the regulation of managing agents.

[Mr Gagan Mohindra (South West Hertfordshire) (Con)]

On 8 February, the Court—a grade II listed landmark in Chorleywood in my constituency—burned down in mysterious circumstances. I met the three local councillors—Councillors Cooper, Hearn and Reed—on Friday to discuss the matter. I am not asking the Secretary of State to comment on this specific case, but will she confirm that where listed buildings are destroyed without permission, there should be a presumption that they are rebuilt brick by brick to how they were before the destruction?

[Uma Kumaran (Stratford and Bow) (Lab)]

T8. At nearly every single one of my advice surgeries, leaseholders in Stratford and Bow have told me appalling stories of disrepair, high service charges and no accountability from management agents, after years of broken promises of reform by the Conservative Government. I am pleased about today’s announcement on leasehold reform for new builds, but will the Minister assure my constituents about what concrete action will be taken for existing leaseholders?

[Matthew Pennycook]

The publication of the “Commonhold White Paper” today marks the beginning of the end of the feudal leasehold system. We will succeed where the previous Government failed and bring that system to an end, but we are determined to provide immediate relief for leaseholders suffering from unreasonable and unfair charges at present.

[Iqbal Mohamed (Dewsbury and Batley) (Ind)]

I rise to gently follow up on a critical request for urgent help that I made in November. In September 2023, Kirklees council temporarily closed Dewsbury sports centre for safety reasons due to reinforced autoclaved aerated concrete. The centre remained closed until 5 November 2024 when the council unilaterally decided to permanently close the centre without investigation. I raised the issue with the Secretary of State for DCMS and have written to the Prime Minister and the Chancellor for assistance. Will the Deputy Prime Minister facilitate an update for me on the issue?