Housing Needs: Young People
Matthew Pennycook Excerpts(2 days, 21 hours ago)
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Andrew George (St Ives) (LD)
It is a pleasure to serve under your chairmanship, Ms Butler, and I congratulate my hon. Friend the Member for Mid Dunbartonshire (Susan Murray) on her opening remarks.
Other speakers have referred to the issues and difficulties that young people today are experiencing. They are not facing a storm but enduring a prolonged storm, and I fear that unless there are further changes to Government policy, they will have to continue to endure that storm.
I declare an interest as a former chief executive of a registered provider of housing—a housing association, or at least a community land trust—and I now sit as a volunteer on the board of Cornwall Community Land Trust. That organisation, along with many others, is also facing a perfect storm. In part, that is the result of the so-called “benefits of Brexit”, in that we have taken back control of the colour of our passports but lost control of construction inflation in this country—in part, thanks to Brexit. As a result, a large number of homes are shovel-ready, but work is unable to start on site as a result of the simple fact of Brexit.
One of the biggest pressures being faced by young people in our area is a planning system that was changed on 12 December last year through changes to the national planning policy framework. That resulted in the introduction of new standard housing methods, which the Minister is clearly well aware of. I agree with the values that the Labour Government are trying to advance: to try to address the desperate housing needs across this country. I am of course professionally and politically very committed to achieving that aim. However, the changes have actually proven to be counterproductive.
In Cornwall, we now have to deliver 4,421 homes every year instead of the previous target of 2,600, and we must show that we have a five-year land supply. However, it is simply impossible to do that overnight, as local authorities around the country are well aware. Consequently, we are no longer able to defend the exception sites that we had wanted to deliver around the edges of all of our communities in Cornwall. Indeed, there have been appeals on permissions previously granted for affordable homes that are now being converted to allow for smaller numbers, and for unaffordable homes. There, the changes have been proven to be counter- productive.
The Minister knows full well that in Cornwall we are not nimbys. Our housing stock has grown faster than that of almost anywhere else in the country; we have almost tripled our housing stock in the last 60 years. Yet, the housing problems of local people have got significantly worse. We need to look much more widely at the way in which the planning system works.
As far as rural exception sites are concerned, the rural exception should not be an exception; it should be the rural norm. Our whole approach to delivering homes on the edges of our communities means that applicants must demonstrate that they will meet need rather than greed. The whole planning system is tipped entirely in a direction that is opposite to the one that I think we in this Chamber today would like policy to go.
Young people have to compete in a market in which—the Minister knows this because I have raised it several times—the tax system is tipped heavily in favour of second residences. A person with a second home can flip their property from council tax to business rates, apply for small business rate relief and then pay nothing at all. That has to be subsidised by the rest of us through the tax system. In the last 10 years in Cornwall alone, in excess of half a billion pounds of taxpayers’ money has gone into the pockets of wealthy second-home owners. We should put that money into first homes for young people. The situation is inequitable and I am surprised that a Labour Government are not prepared to challenge and change that simple fact in order to properly address the issue.
Andrew George
The Minister objects. I am sorry but the small business rate relief is still available. The tax loopholes available are still there. Perhaps the Minister can put me right on that, if he wishes.
The right hon. Member for Islington North (Jeremy Corbyn) is right that we need rent controls as well as the Renters’ Rights Act. As well as the stick for private landlords, we should offer them a carrot: tax incentives should be available to landlords who provide decent homes and lower rents. There is a lot that we can do. Young people need to see that we set housing targets based on need rather than greed, that we are able to turn exception sites into the rural norm, and that we enable the intermediate market with, yes, rent to buy but also rent to discount sale. We have established that model in Cornwall and it could be used much more widely to help young people.
The Minister for Housing and Planning (Matthew Pennycook)
It is a pleasure to serve with you in the Chair, Ms Butler. I congratulate the hon. Members for Mid Dunbartonshire (Susan Murray) and for Taunton and Wellington (Gideon Amos) on securing this important debate. I also thank all hon. Members who have participated for their thoughtful contributions.
It has been a very wide-ranging debate, as I assumed it would be from the title. It has covered a range of issues including—from memory—empty homes, short-term lets, building materials costs, rural exemption sites, care leavers, housing allocations, social housing and housing association regulation. I will not be able to cover all of those points, but I will try my best to cover as many as possible. I am more than happy to follow up with individual Members on specific points, as well as to meet the Liberal Democrat Front Benchers and wider team, which I enjoy doing on occasion as their spokes- person, the hon. Member for Taunton and Wellington, will know.
As the House is acutely aware, England remains in the grip of an acute and entrenched housing crisis. Over a number of decades, the combination of a sharp reduction in the nation’s social housing stock and rapid house price inflation, partly driven by increased demand for housing as an investment product, have squeezed both social renting and home ownership. For many years, an expanding private rented sector absorbed some of the resulting pressure, but post-2015 changes in tax treatment have seen the rate of rental sector growth slow. The result is a crisis of housing availability, affordability and quality that is blighting the lives of people of all ages. However, the youngest are among the hardest hit.
House prices have more than doubled since 1997 compared with incomes, locking an entire generation out of home ownership. We have traded a number of statistics, but the one that stands out to me is that first-time buyer numbers fell to a 10-year low in 2023, and that those under 30 are now less than half as likely to own a home as they were in 1990. That gap has created a stark divide between those who can draw on family support and those who cannot, as the hon. Member for Mid Dunbartonshire mentioned in her opening remarks. That has concentrated housing wealth in ever fewer hands, entrenched social division and disadvantage and seen too many young people delaying life choices, including growing a family. It has also led to them paying more for less security. At the same time, increasing numbers of young people are spending longer in the private rented sector and facing high costs, insecurity and inconsistent standards because alternatives are out of reach.
England’s housing crisis has many causes. We have debated them over many months in this House as the Government have taken forward a number of our reforms. Chief among them is a failure over many decades to build enough homes of all tenures. For years, housing supply lagged well behind the needs of our population as well as comparative European countries. That is why we have placed so much emphasis over the past 21 months on making the necessary reforms to ensure that we have high and sustainable rates of house building over the coming years. We will get those high and sustainable rates of house building.
I thank the shadow Minister, the hon. Member for Orpington (Gareth Bacon), for detailing the consequences of the decisions that the previous Government took, not least to abolish housing targets. We are seeing them feed through, but there are green shoots. Housing starts are up 24% on the comparable quarter last year in the latest statistical release.
With a view to ensuring that housing need is met in full, our reforms include the biggest overhaul of the planning system in decades, as well as the largest boost in social and affordable housing investment in a generation through our 10-year, £39 billion social and affordable homes programme. Of that, 60% will be allocated towards social rented homes, reflecting the Government’s prioritisation of that form of tenure.
The Liberal Democrat spokesman often calls for 150,000 homes a year. I would love to see his grant-rate calculations to back up the claim that he can get that for £6 billion a year. That is a wild underestimation. Perhaps he will share those calculations with me on some future occasion when we meet to discuss this issue.
Alongside increasing supply, we are taking action to support young people who aspire to home ownership. We have acted to widen access to mortgages. Following the Prime Minister’s call to action last year, the Financial Conduct Authority clarified its rules on affordability testing. As a result, most lenders now allow borrowers to borrow about 10% more than they could have at the start of last year. On top of that, the Bank of England has eased its loan-to-income rules, enabling tens of thousands of additional first-time buyers to get on the ladder.
The Chancellor of the Exchequer has also delivered on our manifesto commitment to launch a permanent mortgage guarantee scheme, supporting the availability of high loan-to-value mortgages for buyers with deposits as small as 5%. That is an important backstop, particularly when there is volatility in the mortgage market, as we are currently seeing in response to the conflict in the middle east, which I will address more fully in a moment.
We have also taken steps—this is why I slightly took issue with the hon. Member for St Ives (Andrew George)—to rebalance the market in favour of first-time buyers, including through higher stamp duty rates on additional dwellings, council tax premiums on second homes, reforms to the taxation of property income and, as he knows, the abolition of the furnished holiday lets tax regime, which has removed tax incentives that previously existed for owners of short-term lets over long-term landlords. I know that he has—
Matthew Pennycook
I will not give way, because we are continuing a very long exchange that we have had over many months. I know he has other proposals on taxation that he would like to see happen, but I am just making the point that it is slightly unfair to say that the Government have taken no action in this regard and have not gripped that issue. We have made serious reforms to rebalance that.
Andrew George
I am not saying that the Government have done nothing, but the changes to furnished holiday lets and double council tax, for example, were actually introduced by the previous Government. The Minister has simply implemented them, which is welcome. I was simply talking about the massive, gaping tax loophole involving industrial levels of flipping second homes to take advantage of the opportunity to apply for small business rate relief and pay nothing at all. That is simply favouring thousands of very wealthy people on their second properties. Surely a Labour Government have to close that one.
Matthew Pennycook
The hon. Gentleman has made that point before, and he knows that I am well aware of the issue. We continue to keep under review measures relating to taxation, as well as looking at, as he knows, the additional powers that we might give local authorities to help them deal with particularly acute concentrations of both short-term lets and second homes. As I say, we have had this debate over many months on both the pros and cons of licensing regimes and planning control powers in that regard. It is an issue that we keep under close review.
We also have a number of Government-backed offers to directly help first-time buyers. That obviously includes shared ownership, which we continue to support while improving the model to strengthen long-term affordability, transparency and fairness for buyers. The lifetime ISA continues to be available to help aspiring buyers save towards a deposit, and the Treasury will shortly consult on a new first-time buyer product to replace the lifetime ISA and remove the need for a withdrawal charge.
As a result of all those measures, we have begun to see early improvements. First-time buyer mortgage numbers increased to over 329,000 in 2024, a 16% increase on the previous year.
As I have said, we are clear-eyed about the pressures arising in the mortgage market from instability in the middle east. Our assessment is that mortgage availability remains strong. Conditions are not comparable to late 2022, and first-time buyers should still be able to get on the housing ladder, particularly with support from brokers to find competitive options. However, uncertainty about interest rates may slow the improvement that we have been seeing in first-time buyer numbers, and we will continue to monitor the situation closely.
I should briefly turn to the home buying and selling process, because helping young people into home ownership is not only about raising a deposit or securing a mortgage. Transactions currently take nearly five months to complete on average, and around one in three falls through, leaving first-time buyers out of pocket and too often back at square one. That is why we are committed to reforming the process to make it quicker, cheaper and more transparent. As hon. Members are aware, we consulted on a package of reforms to do that, including ensuring that key information is available up front before an offer is made, improving the quality and accountability of property professionals, and introducing binding contracts to reduce the wasted costs and heartache that come when a transaction collapses.
I want to touch briefly on other areas of focus, because supply is not the only thing we have focused on. As hon. Members have said, we are on the verge of transforming the private rented sector through the implementation of our Renters’ Rights Act. The right hon. Member for Islington North (Jeremy Corbyn) mentioned when that Act “finally comes into effect”, and he does not have long to wait. From 1 May, the first phase of our reforms will give renters greater stability and security, stronger protections against unreasonable rent increases and an end to exploitative practices such as rental bidding wars and excessive demands for rent in advance.
We are also progressing the reforms necessary to bring the feudal leasehold system to an end, so that the dream of home ownership is made real for millions of young leasehold homeowners across the country. Again, I say to the Liberal Democrat spokesman that I would love to know what he means by “abolition”. Is it now the position of the Liberal Democrats that they would end approximately 5 million leases overnight and do what established commonhold associations across the country fear? The Liberal Democrats have to explain what they mean, rather than just throwing out terminology that does not correspond to a really difficult and challenging transition, which we are overseeing, away from the broken leasehold system and towards that commonhold future. We are progressing those reforms, switching on the powers that are already on the statute book and, as the hon. Member knows, progressing our draft Commonhold and Leasehold Reform Bill.
Our overall aim is expanded housing choice and availability, and improved security and affordability across tenures.
Jeremy Corbyn
Before the Minister sits down, could he say anything about his Department’s approach to the large housing associations? I increasingly hear stories in my area—as the Minister probably does in his—that they are selling off properties when there is a change of tenancy to give themselves a capital asset, and they are then spending it somewhere else. It ends up with a process of social cleansing in the central parts of all our big cities.
Matthew Pennycook
I am aware of the point that the right hon. Member raises. To respond to his wider point about oversight, like all affordable providers of social housing, housing associations are held to the standards overseen by the regulator following the very welcome introduction of the Social Housing (Regulation) Act 2023 under the previous Government. The regulator has the powers necessary to ensure that individual providers, such as the ones he mentions, are held to those regulatory standards. If he wants to follow up with some of the specific constituency cases he has mentioned, I am more than happy to respond.
This debate underlines a point that the Government accept without qualification and that I have heard from lots of hon. Members outside this Chamber: that the housing market has to work better for young people. That means: increasing supply, especially of social and affordable housing; supporting first-time buyers; fixing a home buying process that is too slow and uncertain; transforming the private rented sector so that it provides security and decency; and bringing the feudal leasehold system to an end by making commonhold the default tenure and improving the leasehold model so that existing leaseholders can more cheaply and easily enfranchise and convert to commonhold—which I hope they will do in very large numbers.
Andrew George
I believe the Minister has until 10 past 3 if he wishes. He has not addressed the issue I raised regarding the counterproductive impact of the changes to the national planning policy framework, particularly for edge-of-community rural exception sites. A wholesale change of planning is happening. Those sites were originally going to be affordable-led, and now developers can put in planning applications to ensure that those sites are entirely unaffordable because of the Government’s policy on five-year land supply.
Matthew Pennycook
In all candour, I am not entirely sure that I follow the hon. Gentleman’s point. However, he will know from the recent consultation on a revised national planning policy framework that we propose to strengthen national policy in respect of rural exception sites. I know, given his keen interest in the subject, that he will have responded to the consultation. We are currently analysing the feedback with a view to determining final policy in due course.
There are no quick fixes to any of this, and we are committed to the long-term decisions needed to ensure that young people can access secure, decent and affordable homes, and with them, the opportunity to build stable lives and strong communities. I thank hon. Members for their contributions this afternoon.
Oral Answers to Questions
Matthew Pennycook Excerpts(5 days, 21 hours ago)
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Chris Hinchliff (North East Hertfordshire) (Lab)
The Minister for Housing and Planning (Matthew Pennycook)
Alongside our commitment to delivering the biggest increase in social and affordable house building in a generation, the Government are determined to drive a transformational and lasting change in the safety and quality of social housing. To that end, we have begun the implementation of Awaab’s law, introduced a new, modernised decent homes standard, updated minimum energy efficiency standards and directed the Regulator of Social Housing to set new standards relating to the competence and conduct of social housing staff.
Mary Kelly Foy
In October 2022, a constituent of mine moved into a social housing property and immediately faced issues with extreme cold and damp. The issues went unresolved for so long that he referred his complaints to the Housing Ombudsman in April 2025, but it took until February this year for investigations to begin. Like everyone, my constituent simply wants a dignified life in a safe, comfortable property that he can be proud to call home. What are the Government doing to ensure that housing associations are meeting their requirements under Awaab’s law and that they have the resources to do so?
Matthew Pennycook
I am very sorry to learn of the experience of my hon. Friend’s constituent. All housing association homes must be free from dangerous damp and mould. I note that her case arose before we brought the first phase of Awaab’s law into force on 27 October last year; now that we have done so, all social landlords are required to repair emergency hazards within 24 hours and to deal with dangerous damp and mould within fixed timescales.
Sarah Pochin
In my Runcorn and Helsby constituency, Riverside housing association is flattening 365 properties, demolishing them to build new homes. Residents have been left with no communication, no support and no number to ring—residents such as John and Barbara Wheldon, now in their 80s, who have lived in the same property for more than 50 years and are facing the trauma of that move without knowing where they are going. Will the Minister agree with me that housing associations have a duty of care to residents and that, where they fail in that duty of care, they should be held to account?
Matthew Pennycook
Social landlords are held to regulatory standards that are overseen by the regulator. I am sorry to hear about the experience of John and Barbara and others. If the hon. Lady would like to write to me with details about the case, I will happily look into it.
Chris Hinchliff
More social housing is essential but, as Members across the House will know, increasingly distant housing associations are often far too quick to put up fees and far too slow to tackle damp, mould and disrepair. What more will the Minister do to ensure that future public funding comes with clear strings attached to require better standards for our constituents?
Matthew Pennycook
Registered providers of social housing, whoever they are, must address non-decency wherever it exists and must do so in a timely and professional manner. Where there are concerns that an RP is not delivering against the required regulatory standards, as I just mentioned, referrals can be made to the regulator, and the regulator has robust enforcement powers that allow it to take effective action when serious failings are identified.
Mr Will Forster (Woking) (LD)
Housing, including damp and mould, is a top issue in my inbox as MP for Woking. One of the key problems is the Conservatives’ unlawful removal of more than £4 million from the housing revenue account, which has resulted in a huge backlog of issues. What steps are this Government and this Minister taking to ensure that that does not happen again to add further woes to our social housing stock?
Matthew Pennycook
We are taking a number of steps to assist local authorities whose HRAs are under pressure, including the rent convergence introduction, which I know the hon. Gentleman is aware of, and all the other regulatory certainty and stability that allows local authorities, as well as housing associations, to plan for the future and invest in their existing stock, as well as building new social and affordable homes.
Rachel Hopkins (Luton South and South Bedfordshire) (Lab)
Blake Stephenson (Mid Bedfordshire) (Con)
The Minister for Housing and Planning (Matthew Pennycook)
On 19 March, we published a full impact assessment for the draft Commonhold and Leasehold Reform Bill. The hon. Gentleman will be aware that we are also consulting on precisely how to introduce a ban on the use of leasehold for new flats, including in respect of issues such as scope, transitional arrangements and exemptions.
Blake Stephenson
Wixams retirement village in Mid Bedfordshire is a wonderful, integrated retirement community, but I understand from the sector and the industry that that business model is under threat from the Government’s leasehold reforms. Given the important role that these communities can play in reducing social care costs for our local authorities, and the fantastic option they represent for older constituents, will the Minister commit to look again at the specific impacts of leasehold reform on the integrated retirement sector, particularly to give stability and predictability to investors so that they can invest in future schemes?
Matthew Pennycook
I thank the hon. Gentleman for his well-judged question. Let me reassure him that the Government understand the distinct operational and financial models that underpin specialist retirement housing, and that we recognise the important role that integrated retirement community operators play in providing high-quality housing for older people. As he is hopefully aware, the way in which the retirement housing sector functions in a world in which commonhold is the default tenure, and whether some kind of exemption is required, are among the many questions we are seeking feedback on in our consultation on moving to commonhold and banning leasehold for new flats. I encourage him and any operators in his constituency to engage with that consultation.
Rachel Blake (Cities of London and Westminster) (Lab/Co-op)
I thank the Minister for his work on this issue. I am working to make sure that the managing agent Freshwater will meet me to talk about its service charges. Does he agree that it is important that managing agents meet representatives in order to tackle these high levels, and to ensure that they are prepared for this Government’s reforms? I also have a real concern about the impact of high service charges on the long-term sustainability of the leasehold model for people who are choosing to retire into leasehold properties.
Matthew Pennycook
I absolutely agree with my hon. Friend. High and rising service charges are putting unprecedented financial pressure on leaseholders. They are also causing more and more issues with mortgages and remortgaging processes. On her point about managing agents: yes, managing agents absolutely should meet with residents who have concerns, either collectively or individually.
David Chadwick (Brecon, Radnor and Cwm Tawe) (LD)
The Minister for Housing and Planning (Matthew Pennycook)
The Government appreciate fully the long-standing concern among park home residents about the requirement to pay site owners a commission upon the sale of a park home. On 5 March, we published a call for evidence in relation to the said commission payments so that we will have the information necessary to act and provide the clarity and certainty that park home residents and site owners have rightly been demanding.
David Chadwick
Park home residents in Brecon and Radnor, and indeed across the entire country, describe the 10% sales commission as a deeply unfair hit on their life savings, often amounting to tens of thousands of pounds. With the Government’s call for evidence now under way, what assessment has the Minister made of whether this charge is fair and whether residents are receiving value for money?
Matthew Pennycook
I fully understand the hon. Gentleman’s desire to secure change in relation to this matter, and I can assure him that I share his eagerness to proceed quickly. Unfortunately, the research undertaken by the previous Government was not conclusive as to either the purpose of the commission or the impact of its removal or reduction. The final report recommended further work to clarify the rationale of the commission so that the Government can make informed policy choices, hence the call for evidence, which I hope he and park home owners in his constituency are engaging with.
Lloyd Hatton (South Dorset) (Lab)
I welcome the Government’s new call for evidence. Perhaps unsurprisingly, park home owners across South Dorset continue to be deeply frustrated with the unfair 10% sales commission slapped on all park homes. The current system feels unfair as it punishes one group disproportionately. With that in mind, will the Minister ensure that park home owners are not forgotten and finally end this unfair 10% sales commission charge, and ensure that these reforms sit alongside wider reforms to leasehold?
Matthew Pennycook
I again emphasise that I appreciate the frustration among park home owners. Unfortunately, we do not have the evidential basis that we need to act. We will need to make a decision on the basis of evidence gathered through the call for evidence that is taking place, and then take into account the impact on park homes of all sizes to ensure fairness and transparency, but I reassure my hon. Friend that we will act once we have the information and evidence that we seek.
Mr Luke Charters (York Outer) (Lab)
The Minister for Housing and Planning (Matthew Pennycook)
Responsibility for developing a registration scheme for short-term lets in England lies with the Department for Culture, Media and Sport, which is building a simple and easy-to-use registration scheme for short-term lets, informed by ongoing stakeholder feedback and consultation. The scheme entered user testing in October, ahead of its planned launch this year.
Rachael Maskell
The scale of short-term holiday lets in York continues to heighten our significant housing challenges and affect our public services and the economy, while residents have to put up with antisocial behaviour on their doorsteps. That registration scheme will be helpful—it would be good to know when it will be introduced—but will the Minister commit to working with MPs who deal with the significant challenge of Airbnbs in rural, coastal and urban communities, and embark on a consultation for licensing in the next parliamentary Session?
Matthew Pennycook
I understand the acute pressures that my hon. Friend faces in her constituency as a result of an excessive concentration of short-term lets. She and I met only recently to discuss that matter, but I will happily continue to engage on it with any hon. Member from across the House. As she knows, the Government appreciate that the excessive concentration of short-term lets can impact on the availability and affordability of homes, both to rent and to buy, and we continue to consider what additional powers we might give local authorities to enable them to respond to the pressures created by such concentrations.
Graham Stuart (Beverley and Holderness) (Con)
In rural and coastal communities, hospitality is already under massive pressure thanks to the tax rises, regulatory impacts and other negative impositions of this Government. May I urge Ministers to ensure that if we are to bring in a registration scheme, we gather the data and do not move in too heavy-handedly, because we risk further damage to a hospitality sector that does not need it? We need to establish the data and find out whether further action is required.
Matthew Pennycook
I assure the right hon. Gentleman that the Department for Culture, Media and Sport is working closely with digital delivery experts to ensure that the registration service is robust, secure and simple to use, minimising the impact on businesses for precisely the reasons he gave.
Jayne Kirkham (Truro and Falmouth) (Lab/Co-op)
The Minister will be aware that Cornwall has the second highest number of short-term lets in the country, after London. I understand that DCMS has responsibility for the scheme, but will the Minister discuss with his opposite number in DCMS the possibility of uploading things such as fire and safety certificates and checks to the register, so that it is not just a simple light-touch registration scheme in the future, if not during this round?
Matthew Pennycook
As I have said, we know that excessive concentrations of short-term lets affect urban and rural constituencies, and that coastal communities in particular are feeling the acute pressures that result from them. I am more than happy to engage with my counterpart in DCMS, as I do already, and to raise the specific points made by my hon. Friend.
Tim Farron (Westmorland and Lonsdale) (LD)
Will the Minister look at closing the loophole that allows second-home owners—people who are well-off enough to afford more than one home—to dodge paying any council tax whatsoever by letting their property as a short-term let for up to 72 days per year? Not only do they pay no council tax, but because they are a small business, they pay no business rates either. Thousands of my constituents are working their socks off to pay the council tax to subsidise people like that. That is wrong, isn’t it? Will he also bring in a separate category of planning use to make short-term lets easier to control?
Matthew Pennycook
The hon. Gentleman is well aware of what we have already done on furnished lettings exemption. We look at taxation in this regard and keep it under constant review. We have had a long discussion on this issue over many years, but I am more than happy to continue the conversation with him.
Jon Trickett (Normanton and Hemsworth) (Lab)
Wendy Morton (Aldridge-Brownhills) (Con)
The Minister for Housing and Planning (Matthew Pennycook)
The Government are committed to preserving green belts, which have served England’s towns and cities well over many decades. We have not changed the five purposes of the green belt set out in paragraph 143 of the national planning policy framework. That framework still contains strong protections for the green belt, making it clear that inappropriate development should not be approved unless justified by very special circumstances.
Wendy Morton
The approach to the green belt taken by Labour Members is the clearest example yet of their saying one thing and doing another. The Secretary of State campaigns against building on green spaces in his own constituency, but he is more than happy to see green spaces in my constituency concreted over by developers. Can the Minister tell me why constituents’ green space in my area is apparently less important than the green space in the Secretary of State’s area?
Matthew Pennycook
As the right hon. Lady well understands—we have had this exchange many times—it is for individual local planning authorities to determine whether green-belt land should be released and the exceptional circumstances test has been met. All the clever questions that she comes up with—I admire her ingenuity in doing so—disguise her true position, which is that she does not want any houses built on any green-belt land in any part of her constituency or anywhere near it, even if that means preventing families from buying or even longer waits for people on housing waiting registers.
Matthew Pennycook
I am confident, Mr Speaker. Perhaps the hon. Gentleman could confirm to me whether it is now the policy of His Majesty’s Opposition that if all reasonable options for meeting identified housing need have been exhausted, including grey-belt land, no green-belt land can ever be released, even in those very special circumstances. If that is their position, the Opposition are consciously and deliberately consigning people in this country to longer misery as a result of the acute housing crisis that got worse on their watch and is still causing misery, which we are undoing.
Gareth Bacon
The Government have previously claimed that so-called grey-belt land is comprised of old petrol stations and disused car parks, but by December 2025, of the 13 developments of 10 or more homes on so-called grey-belt land that had been approved by Government planning inspectors, 88% were due to be built on what had previously been undeveloped countryside. The evidence is unequivocal: the green belt is under attack from this Government. Why will the Minister not just admit that the term “grey belt” is in fact a dishonest concoction designed to mislead the general public?
Matthew Pennycook
It is anything but a dishonest concoction. As I have said, grey-belt land is determined by local planning authorities where it does not meet the purposes of the green belt, as set out. I come back to the question of what the hon. Gentleman is saying: is he saying that our strategic and targeted approach to the green belt should be replaced by the chaotic and haphazard approach that the previous Government took, under which we saw swathes of green-belt land released across the country, often in the wrong areas? The grey belt is ensuring that the right kind of low-quality green-belt land is released where all other options have been exhausted and where need for housing needs to be met through that avenue.
Sarah Smith (Hyndburn) (Lab)
Luke Akehurst (North Durham) (Lab)
The Minister for Housing and Planning (Matthew Pennycook)
The Government recognise that a far smaller proportion of social rented homes are let as furnished or partly furnished, compared with the private rented sector. In our response to last year’s consultation on a new decent homes standard, we made clear that we are exploring what more can be done to support the tenants who are most in need to access floor coverings and other essential furniture. Tenants currently living without essential furniture can, of course, look to local authorities for support through the crisis and resilience fund.
Luke Akehurst
Karbon Homes, which is the dominant social landlord in North Durham, provides furnished tenancies to ensure that vulnerable low-income tenants can access essential furniture and white goods. What steps will the Minister’s Department take to ensure that other social landlords across the UK adopt this approach, to greatly improve the quality of life for the least well-off people?
Matthew Pennycook
I thank my hon. Friend for his question and commend Karbon Homes for its commitment to furnished tenancies. While such tenancies are not mandatory, we know that many social landlords want to know more about the opportunities that furnished tenancy schemes can provide, as well as the funding and budgeting implications and operational requirements. We intend to publish comprehensive best practice guidance alongside our updated decent homes standard, and will engage with providers and other stakeholders in its development.
Manuela Perteghella (Stratford-on-Avon) (LD)
In my constituency I have families moving into social housing with no beds for their children to sleep in, no table at which to eat family meals and no white goods with which to cook healthy meals. Will the Minister recognise the importance of ensuring that tenants moving into social housing have access to basic furniture? Will he commit to working with social housing providers to ensure that no one is left without the essentials?
Matthew Pennycook
I do recognise the importance of ensuring that tenants can access essential furniture where required. Furnished tenancies are not mandatory. In making the decision on the decent homes standard, we had to balance the costs involved with the need to ensure that the requirements cover all providers. We are—not least through the best practice guidance that, as I have just made clear, we intend to bring forward—seeking to encourage the really good practice out there, so that more social landlords can take advantage of the opportunities that furnished tenancy schemes provide.
Alex Ballinger (Halesowen) (Lab)
The Minister for Housing and Planning (Matthew Pennycook)
The Government continue to steadily implement those reforms to the leasehold system that are already in statute and to progress the wider set of reforms necessary to end the leasehold system for good in this Parliament, not least through the provisions in our draft Commonhold and Leasehold Reform Bill, which was published on 27 January.
Alex Ballinger
My constituent Yvonne has lived in a house in Halesowen that she has owned for 20 years. She purchased it under a leasehold arrangement that allowed her property management company, Principle Estate Management, to quadruple her service charge from £400 to £1,550 without conducting any maintenance. Clearly, Yvonne feels that she is being ripped off, and other residents of the same housing estate are now having difficulty selling their homes. Will the Minister outline what action is being taken to tackle property management firms such as Principle Estate Management, so that people like Yvonne are not continually being ripped off?
Matthew Pennycook
I am determined to switch on the improved leaseholder consumer rights provided for by the Leasehold and Freehold Reform Act 2024, including service charge standardisation and transparency measures, at the earliest possible opportunity so that people like Yvonne, and many hundreds of thousands more across the country who are dealing with exorbitant service charge increases, including in my constituency, will get the protection they need. When it comes to managing agents, we are committed to strengthening regulation, as my hon. Friend knows, but I will happily write to provide him with the full position and details of what measures we are considering.
Jim Shannon (Strangford) (DUP)
I thank the Minister for his answer and the hon. Member for Halesowen (Alex Ballinger) for raising these issues. We have similar problems in my constituency, and I know that the Minister is keen to ensure that all parts of the United Kingdom can take advantage of the legislative change that the Government have proposed here. Will the Minister talk with the relevant Minister in Northern Ireland to ensure that the proposals put forward by the UK Government to address these issues can help my constituents in Northern Ireland too?
Matthew Pennycook
As the hon. Gentleman knows, we engage regularly with our Northern Ireland counterparts. On leasehold reform, which covers just England and Wales, I am more than happy to provide him with the insights of the proposals that we have been working up and what more we are considering to take forward in future months and years.
Dan Carden (Liverpool Walton) (Lab)
The Minister for Housing and Planning (Matthew Pennycook)
The Government do not support the introduction of rent controls, which we believe could make life more difficult for renters. There is sufficient international evidence from countries such as Sweden and Germany, and from individual cities such as San Francisco, as well as the recent Scottish experience, to attest to the potential detrimental impacts of rent controls on tenants.
Dan Carden
There is an injection of housing investment in some parts of my constituency, but sadly it is by landlords who are taking advantage of low house prices to turn family homes and whole terraces into houses in multiple occupation, charging sky-high rents for people to live in single bedrooms, undermining the local community. The Minister has told me a few times that the Government are opposed to rent controls, but will he look again at the evidence and start to consult? It is clear that we need to see rents come down in this country, especially in the most deprived areas.
Matthew Pennycook
I can assure my hon. Friend that I have looked at a wealth of evidence, particularly international evidence, of what the impact of first and second-generation rent controls are, as well as more subtle forms of rent control, which can have differential impacts on different groups. Such controls typically benefit settled and better-off tenants more than those looking for a home or needing to move. While I appreciate that a broad spectrum of regulation falls under the title, there is enough international evidence, in the Government’s view, to attest to the potential detrimental impacts of rent controls, and our position remains that we will not introduce them.
Sarah Dyke (Glastonbury and Somerton) (LD)
Jenny Riddell-Carpenter (Suffolk Coastal) (Lab)
The Minister for Housing and Planning (Matthew Pennycook)
Our recent consultation on a revised national planning policy framework included proposals to strengthen support for rural exception sites, and to make it easier for authorities to require affordable housing on smaller sites in rural areas. My hon. Friend will also be aware that designated rural areas are already exempt from the right to buy, but I would be more than happy to meet her and her fellow members of the research group to discuss protecting existing stock, and other matters covered in the recent report that she referenced.
Matthew Pennycook
The hon. Lady will appreciate that Ministers cannot comment on individual planning applications or local plans, but I am more than happy to meet her and discuss the general issues arising from the case she mentions.
Jonathan Davies (Mid Derbyshire) (Lab)
Matthew Pennycook
I find it quite galling that we have the shadow Secretary of State saying that we have lowered London’s housing targets too far and the hon. Gentleman saying that they are too high. They are just in the right place, from my point of view.
Mr Speaker
I call the Chair of the Housing, Communities and Local Government Committee.
Florence Eshalomi (Vauxhall and Camberwell Green) (Lab/Co-op)
I thank the Secretary of State for outlining the reforms that will come through with the Renters’ Rights Act 2025. In 18 days’ time, residents will see no-fault evictions banned. The Minister knows that we need local authorities to have the resources, and he has outlined that there will be additional resources for local authorities, including the launch of the private rented sector database and the PRS ombudsman. Can the Minister give us an update on when they will be live?
Matthew Pennycook
My hon. Friend will not have to wait long at all for details of the new burdens funding that is coming through for local authorities. On the implementation of the Act more widely, as she knows, the database, the ombudsman and other things will come through in further waves after the wave that commences on 1 May.
Rebecca Paul (Reigate) (Con)
Rural areas are facing a wave of unauthorised developments on land owned by Travellers, with little or no action being taken against them. My right hon. Friend the Member for East Surrey (Claire Coutinho) and 30 of my colleagues have been pressing for national support to give new powers to the police and local authorities to deal with this issue. Will the Minister meet us to discuss the issue, which is causing havoc in our precious British countryside?
Matthew Pennycook
Local planning authorities have a range of planning enforcement powers to tackle unauthorised development, with strong penalties for non-compliance. In our recent consultation on a revised national planning policy framework, we included proposals to strengthen national policy in respect of unauthorised development. I am more than happy to meet the hon. Lady and other hon. Members about the issue.
Chris Webb (Blackpool South) (Lab)
My constituents in Blackpool South pay more in council tax for their housing than people with mansions in Mayfair. That is because, under the Conservatives, Blackpool council had to put its council tax up to the max just to get by. Will the Minister outline for my constituents how we can lower council tax for people in Blackpool South?
Monica Harding (Esher and Walton) (LD)
The presumption in favour of development at transport nodes and on the so-called grey belt means that in my constituency of Esher and Walton, which is half green belt and has a disproportionately high number of stations—everybody lives within 15 minutes of a station—everywhere can be developed under the Government’s proposals. What should I say to my constituents who are facing concrete everywhere?
Matthew Pennycook
The hon. Member should say that they live near highly sustainable areas for development and we want to see more homes come forward in those areas.
Sarah Coombes (West Bromwich) (Lab)
Last week, the Sikh community in Sandwell was rocked by a second appalling attack at Guru Nanak gurdwara. For the second time, the gurdwara faced a racist attack in which someone dropped a bag of meat on the doorstep. Given that meat is strictly banned inside the gurdwara, this was deeply offensive. As this was a repeat attack, will the Minister meet me to talk about what we can do to stop this anti-Sikh hate and make the gurdwara safe?
Planning Decisions: National Scheme of Delegation
Matthew Pennycook Excerpts(3 weeks, 2 days ago)
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The Minister for Housing and Planning (Matthew Pennycook)
Planning is principally a local activity, and the Government recognise the vital role that planning committees play in ensuring that decisions about what to build and where are shaped by local communities and reflect the views of local residents. However, in providing essential local democratic oversight of planning decisions, we must ensure planning committees operate as effectively as possible, focusing on those applications which require member input and not revisiting the same decisions.
At present, every local planning authority has its own scheme of delegation to identify the circumstances in which planning decisions are taken by planning committee rather than delegated to officers. Most local planning authorities already delegate a significant proportion of applications to such officers—such that 96% of planning decisions in England are already not made by planning committees. However, there is significant variation across the country, and this creates risk and uncertainty in the system.
It is for this reason that we took powers in the Planning and Infrastructure Act 2025 to allow the Government to introduce a national scheme of delegation. By setting out which planning functions should be delegated to planning officers for a decision and which should go instead to a planning committee or sub-committee, a national scheme of delegation will ensure greater consistency and certainty across England about who in a local planning authority will be responsible for making planning decisions.
During the passage of the Act, the Government consulted on proposals relating to the delegation of planning functions, the size and composition of planning committees and mandatory training for members of planning committees. We are today publishing the Government response to that consultation.
As required by the Act, I am also publishing today a further consultation on draft regulations which set out the national scheme of delegation and the maximum size of planning committees, and statutory guidance to support local planning authorities in implementing the reforms. This consultation will run until 23 April 2026.
The draft regulations, which were informed by the responses to the earlier consultation, implement the national scheme of delegation through the creation of a two-tier structure. Schedule 1 of the regulations sets out the applications which must be determined by officers in all circumstances. Schedule 2 sets out the applications that are presumed to go to officers unless they meet the criteria specified in the regulations and the nominated officer, usually the head of planning, and nominated member, usually the chair of the committee, agree that they should be referred to committee—the gateway test.
There are separate provisions for applications made by, or on behalf of, a local planning authority itself, or an officer or member of the authority, to be referred to committee where appropriate even if they do not raise any significant planning, economic, social or environmental issues. The draft regulations also set a maximum size limit of 13 members for a planning committee.
Subject to consideration of the responses received to this latest consultation, we will finalise the regulations and associated statutory guidance, which will then be subject to further scrutiny through the affirmative procedure. The Government’s intention is that the regulations will come into effect in Autumn 2026. We continue to work on the arrangements for the mandatory training of committee members, and these will be announced in due course.
[HCWS1481]
Women’s Safety in Rural Areas
Matthew Pennycook Excerpts(3 weeks, 4 days ago)
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The Minister for Housing and Planning (Matthew Pennycook)
It is a pleasure to serve with you in the Chair, Mr Dowd. I congratulate the hon. Member for Frome and East Somerset (Anna Sabine) on securing this debate, and I thank the other hon. Members who have participated this afternoon for their contributions. On the subject of the hon. Lady’s letter, prior to this debate my office did look into what has happened. I think that, because it was addressed to both me and a Minister in the Home Office, it has been lost. However, I can assure her that she will receive a detailed response in fairly short order.
I will begin by reaffirming that tackling violence against women and girls is a top priority for the Labour Government, and our mission to halve it within a decade is already under way. As hon. Members have referenced, in December we published “Freedom from violence and abuse”, which is a transformative cross-Government strategy to accomplish that mission.
The strategy sets out the Government’s vision and the proposed concrete actions to prevent violence and abuse, pursue perpetrators and support victims. As the shadow Minister, the hon. Member for Orpington (Gareth Bacon), said, it recognises that we must take a whole-of-society approach to tackling violence against women and girls. It recognises that we must work across Government, public services and wider society to achieve meaningful and lasting change.
An example of the cross-Government work that is taking place to build a safer society for women and girls is the ongoing work of the Department for Environment, Food and Rural Affairs on women’s safety in rural areas. Last year, it sought evidence from rural areas on support services and delivery methods that work best in rural contexts. DEFRA is working across Government to understand the findings of that evidence and to inform future work. That will address the disparities in the provision of support so that every victim, whether they are in a city or a rural village, can access the help that they need.
There are examples across other Government Departments. For example, the Home Office is working with the Department for Transport to ensure that considerations of violence against women and girls are embedded into planning and transport guidance so that public places are welcoming and secure for women. On the shadow Minister’s point, I am more than happy to ask DFT colleagues to provide an answer as to when we can expect a response to the consultation that he referenced.
Turning to matters for which I am responsible as the Minister for Housing and Planning, my Department is clear that women and girls must feel safe and be safe in all environments, including shared and open spaces such as streets, parks, transport hubs and public buildings. Planning and urban design are critical tools to that end for enhancing women’s safety. While the VAWG strategy should not be combined with the national planning policy framework, it is relevant to it and has informed the drafting of it. In chapter 12 of the framework, concerning well-designed places, the existing NPPF sets out that the planning system should
“create places that are safe, inclusive and accessible and which promote health and well-being, with a high standard of amenity for existing and future users…and where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience.”
As hon. Members are aware, the Government recently consulted on a new NPPF. The proposals in it are intended to reinforce the message that developments should create places that are safe and inclusive, including for women and girls. I draw the attention of hon. Members to a number of specific policies in the draft framework that are relevant to design, transport and public safety. Our proposed policy on the key principles for well-designed places sets out that, in relation to public spaces, development proposals should:
“Include spaces that are safe, secure, inclusive, accessible for all ages and abilities and which facilitate and encourage social interaction, play and healthy lifestyles”.
Our proposed policy on street design, access and parking sets out that development proposals should:
“Make sure that the arrangement of streets and other routes help to create places that are safe, inclusive and attractive for all users”.
There is also a specific policy in the draft framework on maintaining public safety and security, which sets out:
“Development proposals should anticipate and address possible malicious threats and other hazards…in relation to…Occupiers and users, by identifying potential safety risks and proportionate mitigation opportunities which can be addressed through the design of the scheme. This applies especially in relation to…addressing crime, or the fear of crime”.
I have noted the calls from a range of individuals and organisations, including the hon. Members for Frome and East Somerset and for Taunton and Wellington (Gideon Amos), to ensure that the framework more explicitly recognises the importance of a focus on the needs of women and girls and their safety when considering development proposals, whether that be in a rural or urban context; calls that the framework explicitly reference the VAWG strategy; and some of the other requests that have been made today. As hon. Members are aware, the consultation on a new NPPF closed on 10 March. My officials and I are considering all the feedback received, including in relation to this issue, and I will treat the arguments made today as an informal extension of that process. We will publish an updated NPPF in due course.
As hon. Members are hopefully aware, the NPPF is supported by a range of planning practice guidance. That is really important because the purpose of PPG is to support the implementation of national planning policy. The VAWG action plan contained within the strategy published in December included, as has been referenced, a specific commitment for the Government to update national design guidance to reflect a violence against women and girls perspective, ensuring that safety considerations inform how public spaces are designed.
In January 2026, we published updated design and placemaking PPG in draft. That consolidated document is intended to replace existing design guidance, including the national design guide and national model design code. Hon. Members will, I trust, welcome that the draft guidance that went out to consultation not only demonstrates the Government’s commitment to well-designed places but includes specific references to considering the safety of women and girls in the design of public spaces and streets. For example, paragraph 150 makes it clear that:
“Security features should be designed to support the safety of women and girls.”
The consultation on the draft guidance has now closed. Again, my officials and I are analysing the responses received and will publish the final version in due course. When the final PPG is published, policy DP3 in the draft NPPF proposes that the principles of that PPG should apply and inform applications in the absence of local policies, guides, codes or master plans. Those local tools can do the job if a local area has put the guides in place, or applied a specific master plan to a specific development, but in the absence of those we are proposing that the national PPG would apply through proposed policy DP3 in the draft NPPF.
I thank again the hon. Member for Frome and East Somerset for giving the House a chance to debate these important matters. I assure her and other hon. Members that I will reflect on the points raised in the debate in advance of setting out the Government’s final position on the NPPF and design and placemaking PPG.
Large-scale New Communities
Matthew Pennycook Excerpts(3 weeks, 5 days ago)
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The Minister for Housing and Planning (Matthew Pennycook)
The New Towns Act 1946 was a response to the urgent need to alleviate housing shortages and urban overcrowding in a war-ravaged Britain. The acute and entrenched housing crisis that afflicts England today has far different causes, but the need for equally bold solutions is no less pressing.
As the final report of the New Towns Taskforce laid bare, a chronic shortage of housing is not only blighting countless lives but also hampering economic growth and productivity. The creation of a series of large-scale new communities provides a golden opportunity to make a significant contribution to meeting housing need across England, and to support economic growth by releasing the productive potential of our constrained towns and cities.
The original New Towns Committee established by the then Minister of Town and Country Planning, Lewis Silkin, rightly recognised that building well-planned new communities is a means of achieving national renewal as well as ensuring more families have access to decent, safe, secure and affordable homes. Inspired by the proud legacy of the past, we are now taking the first formal step to honouring our manifesto commitment to build a new generation of new towns.
Building on the diligent work of the New Towns Taskforce under the expert leadership of its chair, Sir Michael Lyons, and deputy chair, Dame Kate Barker, the Government are today launching a public consultation, which can be found at: https://www.gov.uk/government/consultations/new-towns-draft-programme/new-towns-draft-programme on their new towns programme and the environmental implications of it.
Through this consultation, we are seeking views on our proposals with a view to informing final decisions on how the new programme will operate; which locations will be taken forward; how the next generation of new towns will be planned and delivered; and how design, place-making and planning policy should be approached. The consultation also seeks views on the Government’s offer to locations and feedback on a strategic environmental assessment report that addresses local environmental constraints, the cumulative effects of new towns development, and practical methods of mitigation and monitoring.
The proposals set out in the consultation are the product of the Government’s assessment of whether each of the 12 locations recommended by the New Towns Taskforce, as well as an assessment of alternatives including sites submitted as part of the taskforce’s call for evidence in December 2024, other sites that MHCLG and Homes England were already aware of, and sites that were identified during the SEA process, were capable of meeting the programme’s objectives.
Each location was assessed against three objectives, namely scale, economic growth potential and deliverability. After reviewing over 100 potential sites, the Government determined that 13 locations appeared capable of supporting the programme to achieve its objectives. Of those 13, seven have been assessed as most capable of achieving those objectives and are therefore proposed for inclusion in the new towns programme.
The seven proposals are at different stages of maturity and require different types of intervention and support—including blends of public and private capital—to achieve their potential. The Government therefore intend to tailor their approach to each new town, with a view to making as much progress as possible as fast as possible.
Our seven proposed new town locations include three priority interventions:
A large-scale new settlement in Tempsford at the heart of the Oxford to Cambridge growth corridor and at the intersection of East West Rail and the east coast main line that could deliver over 40,000 homes.
An expanded landscape-led development of up to 21,000 new homes bringing together Crews Hill and Chase Park in Enfield that could help address London’s acute housing need.
Urban development to create a well-connected, high-density, city-centre neighbourhood in the heart of Leeds South Bank that could deliver circa 20,000 new homes and support an agglomeration of HMG investment and growth in the city.
As set out in our initial response to the New Towns Taskforce final report, these are particularly promising sites that could make significant contributions to unlocking economic growth and accelerating housing delivery. Subject to the SEA, each will receive significant Government focus and support to deliver.
The remaining four locations also have great potential and will be provided with targeted support to ensure they can progress. Two mature schemes are exciting opportunities already in train where the Government will provide assistance to maximise development opportunities:
The creation of a riverside settlement in Thamesmead, Greenwich that could deliver up to 15,000 new homes, unlocking inaccessible land in the capital and improving connectivity via the planned docklands light railway extension.
Inner-city development and densification of the Manchester Victoria North urban quarter that could deliver at least 15,000 new homes, supporting agglomeration benefits and access to jobs in the growing city centre and other employment hubs across Greater Manchester.
Two scalable schemes are of considerable potential where the Government will provide support for initial phases while exploring opportunities to further scale up development:
A corridor of connected development in south Gloucestershire, across Brabazon and the West Innovation Arc, that could deliver up to 40,000 new homes in one of the highest productivity areas in the country.
A “renewed town” of circa 40,000 new homes in Milton Keynes, reinvigorating the city centre and delivering much needed housing growth to its north and east whilst reshaping the way people travel through a locally appropriate transport solution.
Collectively, schemes in these locations have the potential to provide hundreds of thousands of new homes in the decades ahead and to make a vital contribution to a stronger and more secure economic future for our country. We are determined to get spades in the ground on at least three new towns in this Parliament and will strive to accelerate work on all of the sites that are eventually selected for inclusion in the programme.
As the accompanying SEA report demonstrates, development at the scale we are proposing will need to be mitigated. Good planning, up-front investment, and high-quality design is the best way to achieve this. That is why we are so determined that the next generation of new towns will be built in a way that is consistent with our ambitious place-making principles. As we have always promised, we intend to create well-connected, well-designed, sustainable and attractive places where people want to live with all the infrastructure, amenities and services necessary to sustain thriving communities.
The fact that over 100 sites were submitted in response to the New Towns Taskforce’s call for evidence tells its own story about the significant opportunities that exist across the country when it comes to large-scale new communities. We were impressed by the strength of propositions across the board, including the six locations that we have identified as reasonable alternatives to the programme.
That is particularly true of Plymouth, which is a unique opportunity to bolster the UK’s defence and security and, if not ultimately taken forward as part of the programme, will require special consideration and its own bespoke financial support package to unlock its potential as a centre of excellence in naval technology, and to ensure that housing does not act as a barrier to further growth.
Our new towns programme forms an integral part of our plans to boost innovation, quality and competition in house building. Through land supply certainty, integrated planning, infrastructure co-ordination, the expansion of supply chains, and increased investment in skills and new construction methods, building the next generation of new towns will help transform the way that future large settlements in every part of the country are delivered.
Following the consultation and completion of the SEA and habitats regulations assessments, the Government intend to publish their final proposals later this year. This will confirm the final locations to be taken forward as part of the programme, alongside a full Government response to the recommendations of the New Towns Taskforce, and further detail on precisely how the next generation of new towns will be delivered.
The Government will continue to engage extensively with local leaders, mayors, investors and communities throughout this process to ensure new towns are planned and delivered to the highest standards of design, sustainability and long-term stewardship.
[HCWS1432]
Housebuilding and Infrastructure Delivery
Matthew Pennycook Excerpts(3 weeks, 5 days ago)
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The Minister for Housing and Planning (Matthew Pennycook)
Over the past 20 months, this Government have taken a series of bold and decisive steps to lay the grounds for high and sustainable rates of house building and improved infrastructure delivery in the years ahead. Today, I am announcing a series of further targeted measures to help stimulate housing supply and infrastructure provision.
To facilitate the more effective delivery of critical infrastructure, we are publishing an implementation plan, which can be found on gov.uk at: https://www.gov.uk/government/publications/streamlining-infrastructure-planning-implementation-plan
It sets out in detail the steps we will take over the coming months to bring into force the beneficial reforms to the nationally significant infrastructure projects system contained in our landmark Planning and Infrastructure Act 2025.
This implementation plan will give applicants, investors, practitioners, local planning authorities and other statutory bodies and affected communities the clarity they need to realise the full potential of our reforms. Its publication supplements the efforts already under way to test more efficient and streamlined approaches to determining development consent order applications, including smoother and faster planning inspectorate examinations where appropriate, and pilots for key projects like East West Rail to make use of new flexibilities.
To provide further support for house building, a new consultation direction will be made this month specifying that where a local planning authority intends to refuse planning permission for a housing scheme of 150 dwellings or more, they must consult the Secretary of State to enable Ministers to decide whether to use their existing powers to call in that planning application.
I am also confirming today that we will consult on further proposed changes to the consultation direction covering commercial development of 15,000 square metres or more and approvals within detailed emergency planning zones. The relevant consultation can be found on gov.uk at:
https://www.gov.uk/government/consultations/consulting-the-secretary-of-state-on-planning-decisions
The Planning and Infrastructure Act 2025 introduced new powers for local fee setting, which will enable LPAs to set their own planning application fees through a local variation model. Under this approach, a national default fee will remain in place and apply to all LPAs, unless an LPA chooses to vary from the default fee for any or all application fee categories to reflect their own cost recovery needs.
We are today launching a consultation on the national default fee schedule designed to better reflect the costs LPAs incur. This is a vital step towards better resourcing LPAs and driving better outcomes including faster determination times, improved service standards and stronger performance across the planning system. The relevant consultation can be found on gov.uk at:
https://www.gov.uk/government/consultations/fees-for-planning-applications
We have also published regulations to fully implement the power for compulsory purchase orders to be conditionally confirmed. This will give councils greater confidence to use CPOs earlier to deliver public benefits, help progress stalled sites and provide certainty in respect of land assembly. The regulations can be found on gov.uk at:
https://www.legislation.gov.uk/uksi/2026/308/contents/made
I can also confirm today the allocation of £234 million of devolved land and infrastructure grant funding from our new national housing delivery fund for mayoral strategic authorities in Cambridgeshire and Peterborough, the East Midlands, Greater Lincolnshire, Hull and East Yorkshire, Tees Valley, West of England and York and North Yorkshire. This will be delivered as a continuation of the existing brownfield housing fund to enable mayors to collectively enable the delivery of up to 8,000 new homes.
Finally, I am announcing today that we intend to award an £8.2 million contract to Google and Faculty to develop an artificial intelligence-powered planning tool designed to halve the time it takes for planners to process minor household applications, so that LPAs can provide a more efficient, high-quality planning service.
[HCWS1431]
Inclusive and Sustainable Growth: Greater Oxford
Matthew Pennycook Excerpts(1 month ago)
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The Minister for Housing and Planning (Matthew Pennycook)
I am today setting out further steps that the Government are taking to expedite ambitious growth in Greater Oxford as part of our ongoing efforts to realise the full potential of the Oxford-Cambridge corridor.
The Oxford-Cambridge region is already a world-leading innovation corridor. Anchored by two of the world’s best universities, it is a hub for globally renowned science and technology firms, a breeding ground for internationally successful start-ups, and a magnet for talent and ambition. It has the potential to become one of the most innovative and economically dynamic areas in the world.
Maximising the full potential of the Oxford-Cambridge corridor requires us to identify and take advantage of the numerous growth opportunities that exist in the region. Oxford and its surrounding areas offer one such opportunity. Located at the western end of the corridor, Oxford already has one of the fastest-growing economies in the UK, driven by its world-leading technology, life sciences, and knowledge-intensive sectors from advanced manufacturing to artificial intelligence.
However, while the city and its environs are perfectly placed to deliver nationally significant growth to the benefit of existing and new communities and the country as a whole, numerous long-standing constraints risk undermining its full potential. These include inadequate transport connections, a lack of affordable housing, and energy and sewage capacity pressures.
In May 2025, I appointed Neale Coleman as chair of the Oxford Growth Commission and tasked him with identifying how best to unlock new development and accelerate growth across Oxford and its surrounding areas. The OGC’s interim report, published on 15 December 2025, recommended that a priority for the next 12 months should be consideration of the need for an appropriate delivery vehicle to support development in and around Oxford.
To take full advantage of Greater Oxford’s unique assets and ensure that we maximise its contribution to national economic growth, the Government are convinced that a bold place-based intervention is required to address the constraints it faces. I am therefore announcing today that we intend to consult on establishing a centrally-led development corporation to deliver nationally significant growth in Greater Oxford.
To ensure that such growth is inclusive and sustainable, and that its benefits will be felt by existing as well as new communities, we are committed to an ongoing partnership with local leaders, communities and residents. Their insights, knowledge and direct input will help shape the delivery vehicle’s ambition and focus. Should a decision be taken to establish a centrally-led development corporation, it is our intention that local democratically elected leaders would be invited to join the board. There will be opportunities to formally shape the Government’s proposals as part of the future consultation process.
Finally, to strengthen our commitment to supercharge growth in the Oxford-Cambridge corridor, I am pleased to announce that the Government will double its initial £400 million investment, meaning that up to £800 million will now be available to help bring forward development in this critical economic area.
We will continue to update Parliament on the Government’s work in Greater Oxford and the Oxford-Cambridge growth corridor.
[HCWS1412]
Oral Answers to Questions
Matthew Pennycook Excerpts(1 month, 3 weeks ago)
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The Minister for Housing and Planning (Matthew Pennycook)
In the 13 months since we announced plans to supercharge growth in Oxford-Cambridge corridor, significant progress has been made, including through updated proposals on East West Rail, the establishment of an Oxford growth commission and tangible steps towards realising the full potential of Greater Cambridge.
Daniel Zeichner
I am grateful to my hon. Friend for the work he has been doing on this issue, and I was pleased to see the announcement of the consultation on the development corporation a few weeks ago. What further steps can we expect to be taken along the corridor in the coming months?
Matthew Pennycook
I thank my hon. Friend not only for his question, but for his unwavering support for ambitious, high-quality sustainable growth in his city and the surrounding areas. We are determined to unleash nationally significant growth in Greater Cambridge, to the benefit of existing and new communities and the nation as a whole. Following the consultation on a Greater Cambridge urban development corporation, which ends on 1 April, we will publish the summary responses and a formal response setting out the Government’s next steps. As ever, I will strive to ensure that my hon. Friend and other hon. Members from Cambridgeshire are fully apprised of the Government’s thinking.
Ben Obese-Jecty (Huntingdon) (Con)
Defence will be a key pillar of the Oxford-Cambridge growth corridor. In my Huntingdon constituency, we are lucky to have RAF Wyton. It is in the middle of a very ambitious project, Project Fairfax, which will use surplus Ministry of Defence land. The MOD signed a memorandum of understanding with Huntingdonshire district council last year, and Homes England is a key part of that. Will the Minister meet me and the chief executive of Huntingdonshire district council to discuss how we can best supercharge these growth plans and make good progress on them?
Gordon McKee (Glasgow South) (Lab)
Bradley Thomas (Bromsgrove) (Con)
The Minister for Housing and Planning (Matthew Pennycook)
The definition of grey belt for the purposes of both plan making and decision making is set out in the glossary of the national planning policy framework. The Government also updated green-belt planning practice guidance in February last year, to assist local planning authorities with identifying and considering proposals for potential grey-belt land, and to provide for a consistent approach across England.
Bradley Thomas
Bromsgrove golf course is in open countryside. It is a beautiful, green open space and one of the most popular golf courses anywhere in the country, and it contains more than 20,000 trees. Does the Minister really think that it is suitable for development, particularly at scale? Will he rule out development on such golf courses? If not, will he meet me and members of the golf club to discuss their concerns?
Matthew Pennycook
I certainly will not rule in or rule out development on any particular site. The hon. Member knows why I cannot speak to particular planning applications, but he knows from our recent meeting on the subject that it is for local planning authorities to determine whether exceptional circumstances exist to justify the release of green belt, and it is for individual local planning authorities to undertake the necessary assessments to identify if land is grey belt, either through plan making or through specific applications that come forward.
Chris Vince (Harlow) (Lab/Co-op)
The Office for Budget Responsibility has concluded that this Government’s overhaul of the planning system will mean more house building in this country than at any time in the past 40 years. That is good news for residents in my constituency, who are desperate to get a home for themselves and their families. What more can this Government do to provide the uplift in social and affordable housing that residents in Harlow desperately need?
Matthew Pennycook
My hon. Friend is right; our changes to the national planning policy framework in December 2024 alone have been judged by the Office for Budget Responsibility to have led to the biggest increase in house building in the past 40 years. The Conservative party will not recognise that, as important as it is to preserve green belts, there are simply not enough sites on brownfield land across the country to deliver the volume of homes that we need. That is why we need a more strategic approach to green-belt land release and development.
David Simmonds (Ruislip, Northwood and Pinner) (Con)
The Minister has set out clearly for the House the key plank of development strategy under the previous Secretary of State: re-designating large parts of our green belt as grey belt. Housing delivery is collapsing, but a recent report identified that London already has capacity for 460,000 additional homes on brownfield sites. At the mayor’s rate of delivery, that is an 83-year supply of housing development plots. Rather than focusing on releasing green belt for development, why do the Government not instead focus on building those homes that already have planning permission, and could be built on brownfield sites tomorrow?
Matthew Pennycook
The Government are focusing on precisely that. That is why we have further strengthened national planning policy in respect of previously developed land—that is out to consultation at the moment, as the hon. Gentleman knows—and why our new homes accelerator is doing what is needed to unblock permission sites across the country. I refute the idea that house building is collapsing. We are dealing with the legacy of the previous Government’s decisions, including the abolition of mandatory housing targets, but starts are up, and applications are coming through the system.
Chris Bloore (Redditch) (Lab)
The Minister for Housing and Planning (Matthew Pennycook)
The Renters’ Rights Act 2025 received Royal Assent on 27 October last year. As per the road map we published in November, we intend to implement the new tenancy system it provides for on 1 May, at which point, among other things, section 21 no-fault evictions will be abolished, rental bidding wars will be prohibited, and the practice of landlords demanding large amounts of rent in advance from tenants will be banned.
Chris Bloore
The Minister knows that the Renters’ Rights Act will be transformative, especially for my constituents, but will he reassure me that the Government recognise the urgent need to improve safety and standards in the private rented sector, and will he act to drive down rates of non-decency?
Matthew Pennycook
I can provide my hon. Friend with the assurance that he seeks. Whether in the PRS or in the social rented sector, landlords should address non-decency wherever it exists. We are giving landlords until 2035 to implement our new decent homes standard, but we have made it clear that they should not wait until then to improve their properties. We are acting in other ways to ensure that private tenants have safe, warm and decent homes, including by introducing new minimum energy efficiency standards for the sector, strengthening local authority enforcement in respect of unremediated hazards, and applying Awaab’s law to the PRS through the relevant provisions in the Act.
Jim Shannon (Strangford) (DUP)
The private rental sector in Northern Ireland has a slightly different system, as the Minister knows, but the problems are the same across the United Kingdom of Great Britain and Northern Ireland. He is always incredibly helpful when it comes to assuring me and others in this House of the importance of Northern Ireland’s input into the process. Has he had the opportunity to speak to the relevant Minister in the Northern Ireland Assembly, to ensure that we in Northern Ireland have the same protections that he is proposing for here?
Matthew Pennycook
I can provide the hon. Member with that assurance. I met my counterpart in Northern Ireland some time ago, and this prompts me to check with my private office and ensure that another meeting is scheduled for the near future.
Alison Bennett (Mid Sussex) (LD)
The Minister for Housing and Planning (Matthew Pennycook)
There are 1.3 million people on local authority housing registers across the country. It is not in dispute that there is acute need across England as a whole. National policy makes clear that it is for local authorities, informed by local assessments of need, to set out requirements for the proportion and type of affordable housing that should be delivered through new development, including the minimum proportion of social rented housing required, and planned, to meet that need.
Imran Hussain
The Minister will know that Bradford is one of the youngest and fastest-growing cities, yet we are urgently and desperately in need of social and affordable housing. The reality is that homelessness is on the rise, and we have record numbers of people on waiting lists. Families simply cannot get decent houses. While I welcome the Government’s ambitious home building programme, will the Minister assure me that adequate measures are in the programme to address the need for social and affordable housing? While local government will have some say, we must give clear directions.
Matthew Pennycook
Given the acute need for affordable housing in Bradford, I understand entirely why my hon. Friend continues to press so vigorously for an uplift in the supply of affordable, and particularly social rented, housing in his constituency. I know that he will welcome the fact that, in the coming days, bidding will open for grant funding from our new £39 billion social and affordable homes programme, 60% of which is targeted at social rent. He will also note that the Government are currently consulting on a new national planning policy framework, including on proposals designed to further support the delivery of social and affordable housing, such as setting a national expectation of at least 10% social rent on all new developments.
Catherine Atkinson (Derby North) (Lab)
Rachael Maskell (York Central) (Lab/Co-op)
The Minister for Housing and Planning (Matthew Pennycook)
To honour our commitment to deliver the biggest increase in social and affordable house building in a generation, we have backed registered providers with the biggest social and affordable housing investment in recent memory. Although there is more to do, we have already taken steps to strengthen the existing developer contribution system to ensure that new developments provide necessary affordable homes and infrastructure.
Rachael Maskell
York Central will create 12,500 new jobs and 3,000 new homes in phase 1, which will be before the planning committee in May. Just 20% is allocated to affordable housing, but there must be an ambition for 40% because York has one of the worst housing affordability disparities in the country. We must reach that target, or our housing crisis will worsen. Will the Minister meet me to discuss York Central and set out what steps he will take with Homes England to ensure that we do not just achieve housing numbers, but meet local need?
Matthew Pennycook
We need to build many more homes of all tenures, but it is absolutely right to stress the importance of delivering a significant uplift in the number of social and affordable homes. I am aware that discussions are ongoing about increasing the proportion of affordable housing within the York Central scheme. I encourage the developer to work with Homes England and relevant registered providers to maximise the potential for social and affordable housing in its first phase. I am more than happy to ensure that my hon. Friend gets an appointment at one of my forthcoming Tea Room surgeries.
Mr Gagan Mohindra (South West Hertfordshire) (Con)
As the House will know, local plans are the method by which we can identify affordable homes and make sure that they are built in the right place at the right time. Since I was elected back in December 2019, I have consistently asked the Liberal Democrat Three Rivers district council to get on with the local plan. However, as the Housing Minister will know, the latest version of that plan did not have sufficient evidence. He has therefore rightly called it in. Does he agree that the Lib Dems need to get on with delivering the local plan and that they should not continue to fail my residents in South West Hertfordshire?
Matthew Pennycook
The hon. Gentleman will understand that I cannot discuss any specific local plan. However, in general terms I would say that any party that controls any local planning authority across the country must take active and firm steps to get up-to-date local plans in place. They are the best way for local communities to shape development. Without them, communities are open to speculative development that does not have resident input. That is why we are pushing for universal coverage across the country.
Sarah Green (Chesham and Amersham) (LD)
The Minister for Housing and Planning (Matthew Pennycook)
As I have said, local development plans should address needs and opportunities in relation not only to housing numbers but to infrastructure, and identify what infrastructure is required and how it can be funded and brought forward. Through changes to national planning policy, and financial support for essential infrastructure through land and infrastructure funding programmes, the Government are supporting infrastructure provision, but we recognise that there is more to do to ensure that the right infrastructure is built at the right time.
Sarah Green
I am keen to hear what work the Department has under way to ensure that necessary infrastructure is in place. The cumulative effect of lots of smaller developments on the sewerage system and GP provision is the same as the effect of one large development. That is a live issue in Buckinghamshire, where we do not yet have a local plan. Will the Minister meet me to hear about the struggles that communities face in getting the relevant agencies to engage?
Matthew Pennycook
This is not the whole answer, but having up-to-date local plans and infrastructure funding statements in place can make a huge difference in ensuring that the right infrastructure comes forward at the appropriate time. I am more than happy to meet the hon. Lady to discuss what more we can do not only to get her local authority to put a plan in place as quickly as possible, but to bring development and infrastructure forward in the right way on individual developments in her constituency.
Alex Mayer (Dunstable and Leighton Buzzard) (Lab)
Until local roads are adopted, communities miss out on so much—from having their roads gritted to getting a post box, as I have found out. How can we speed up Central Bedfordshire council and others?
Matthew Pennycook
It is probably easier if my hon. Friend writes to me on those particular concerns in her area, and I will set out the Government’s full position. I am happy to discuss the matter that she raises in further detail.
Anna Dixon (Shipley) (Lab)
David Williams (Stoke-on-Trent North) (Lab)
The Minister for Housing and Planning (Matthew Pennycook)
I can give my hon. Friend the assurances he seeks, and I encourage him and his constituents to engage with proposals in the consultation on a revised national planning policy framework that seek further to strengthen support for brownfield development and ensure that appropriate infrastructure provision comes forward alongside that development.
Andrew George (St Ives) (LD)
Andrew George
The Minister is shaking his head, but it simply is not possible through the pre-development process. Although I have met the Secretary of State to discuss how we can move forward shovel-ready projects that are held back at the moment, will Ministers meet Members of Parliament who are concerned about the thousands of homes that could be delivered and start on site right now, so that we can get Britain building and meet the desperate need for affordable homes?
Matthew Pennycook
I do not accept the hon. Gentleman’s characterisation of development that can come forward and be funded through our new social and affordable homes programme. We are ensuring that that programme has the necessary flexibility to fund provision across the country, whether it is community-led housing or rural housing. Our new homes accelerator is doing precisely what the hon. Gentleman says, by going in and unblocking problems site by site to get stalled development going.
Andrew Cooper (Mid Cheshire) (Lab)
Matthew Pennycook
I have met Northern Housing Consortium on a number of occasions. My hon. Friend will know that funding from the social and affordable homes programme can be used to support the regeneration of existing social housing estates. If he wants to write to me with further details about some of the recommendations he has suggested, I would be more than happy to respond.
Stuart Anderson (South Shropshire) (Con)
Matthew Pennycook
We need to understand this issue better, because answers were not forthcoming in the consultation carried out under the previous Government regarding the rationale for the commission. I assure the hon. Gentleman that in the very near future we will go out to consult and to find more evidence, so that we can take the action that is so desperately needed in this area.
Michael Wheeler (Worsley and Eccles) (Lab)
In my constituency of Worsley and Eccles, residents of Peel Green and the surrounding area, including the enthusiastic pupils of Salford City academy, are looking to get their hands on the Pride in Place money. What steps are the Government taking to ensure that they are at the forefront, they take the lead, and they decide?
Charlie Dewhirst (Bridlington and The Wolds) (Con)
Matthew Pennycook
From that question, it is difficult to understand precisely what the hon. Gentleman is getting at. If he writes to me, I will happily respond.
Sam Rushworth (Bishop Auckland) (Lab)
I know that the people who elect us to this place believe that it is important for politicians to uphold standards, whether at a national or local level. There is growing concern about the public behaviour of the leader and deputy leader of the Reform-led council in Durham, but they have changed the regime for standards, so that a committee of only three, with two Reform members, looks at those issues. Will the Minister consider an independent commissioner for standards for local government to ensure that we can hold our representatives to account?
Lincoln Jopp (Spelthorne) (Con)
Last year, 88,000 new homes were meant to be started in London, but instead, 5,891 were started. That shortfall has a direct impact on rents in my Spelthorne constituency. Will the Secretary of State say why he is allowing Sadiq Khan to run circles around him?
Matthew Pennycook
The Government have recognised openly that there is a perfect storm when it comes to house building in London. That is precisely why we are consulting on an emergency package. As the hon. Gentleman will know, the consultation closed just weeks ago and he does not have long to wait before we come forward with next steps.
Dan Carden (Liverpool Walton) (Lab)
Private market rents are most extortionate in working-class communities such as mine, where people can still buy a terraced house for around £70,000. So far, the Government have kept regulation linked to market rents, but we could do something different. We could do something that the Tories and Reform cannot do and that previous Labour Governments did do: as with Harold Wilson’s fair rents, we could have rent controls in deprived areas with poor housing stock. Will Ministers at least consider a pilot? Why not do it in Liverpool?
Matthew Pennycook
I am sorry to disappoint my hon. Friend, but the Government have been very clear that we do not support rent controls. The provisions of our Renters’ Rights Act 2025 will ensure that landlords can increase rent only once a year and that tenants are empowered to challenge unreasonable rent increases.
Alex Brewer (North East Hampshire) (LD)
What measures is the Minister taking to protect communities from inappropriate, speculative development when effective and expensive local plans that were working have been rendered effectively useless by new housing targets?
Matthew Pennycook
If a local planning authority has an up-to-date local plan in place, it will be up to date and in place until it needs to be replaced. At that point, we expect the targets that flow from the new standard method to be adhered to.
Valerie Vaz (Walsall and Bloxwich) (Lab)
Will the Minister meet me to discuss the decisions of Walsall council, including the closure of the Walsall Leather Museum against the wishes of local people?
Amanda Hack (North West Leicestershire) (Lab)
We need to improve the infrastructure surrounding new developments and existing developments while ensuring that highways in local government, which felt the full impact of austerity, have the resources to deliver. What conversations has the Minister had about expanding capacity in local government to ensure that highways have the appropriate resources to deliver the infrastructure that we need?
Matthew Pennycook
We have provided significant support for local planning authorities to help them with capacity and capability pressures. My hon. Friend will know that through the provisions in the Planning and Infrastructure Act 2025, we are allowing local authorities to set their own fees at a local level to ensure that their costs can be covered.
Aphra Brandreth (Chester South and Eddisbury) (Con)
There are a number of new build housing developments in my constituency where developers have sold the properties and moved on without completing work on vital infrastructure such as roads and sewers. What consideration has the Minister given to allowing councils to refuse future planning permission to developers with a record of leaving developments incomplete?
Matthew Pennycook
As part of the proposals we set out in a build out working paper last year, we are looking at some of the powers in the Levelling-up and Regeneration Act 2023 that allow local planning authorities to refuse planning permissions to developers who consistently do not build out. On the issue of highways, I will happily respond to the hon. Lady if she writes to me with some more detail.
Laurence Turner (Birmingham Northfield) (Lab)
Does the Minister agree that Birmingham’s exit from section 114 status is an important moment for the city? Does she further agree that it is time to start scaling back the central Government intervention?
Dr Al Pinkerton (Surrey Heath) (LD)
The Minister has talked about the protections afforded by local plans, but in areas such as Surrey Heath and Guildford, which have experienced a near-doubling of housing targets, those protections have been stripped away according to the tilted balance approach. What protections will the Minister put in place as at least a temporary measure to protect our communities from speculative development?
Matthew Pennycook
Local plans that are up to date provide protection from speculative development. Local authorities have to ensure that they are meeting housing delivery targets; that is an essential part of the system. Again, I will happily respond if the hon. Gentleman writes to me with further detail.
Luke Myer (Middlesbrough South and East Cleveland) (Lab)
This Government have announced that they are awarding over £18 million to Redcar and Cleveland borough council to help it tackle the broken children’s social care market. While that is very welcome, it is a shame that it is necessary, so will Ministers meet my council leader to discuss what further support can be put in place to make sure this is not needed in future?
Josh Babarinde (Eastbourne) (LD)
Sovereign Harbour in Eastbourne is unique, in that it is the only harbour in the country where freeholders and leaseholders have to pay through their rent charge for not only the maintenance of the area, but sea defences, which elsewhere are paid for by the Government. Will the Secretary of State commit to meet me to review the fairness of that arrangement and help stem the tide of 16% increases in that rent charge, as has happened this year?
Matthew Pennycook
Not just because I have accepted a large number of meetings, I think a far better way for the hon. Gentleman to submit his views would be through the appropriate consultation on freehold estates, where he can bring that case and the issues it raises to life for us.
Sub-regional Strategic Planning
Matthew Pennycook Excerpts(2 months ago)
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The Minister for Housing and Planning (Matthew Pennycook)
The Government were clear in their manifesto that housing need in England cannot be met without planning for growth on a larger than local scale. That is why we committed to introducing effective new mechanisms for cross-boundary strategic planning.
In the English devolution White Paper, “Power and partnership: Foundations for growth”, published in December 2024, we reaffirmed our intention to reintroduce mandatory strategic planning through the production of sub-regional spatial development strategies (SDSs) across England.
The Planning and Infrastructure Act, which received Royal Assent in December 2025, contains provisions that place a duty on combined authorities, combined county authorities, upper-tier county councils and unitary authorities to prepare an SDS for their area. The Bill also enables the Government to establish “strategic planning boards" to prepare SDSs on behalf of specified groupings of these authorities. These provisions will be brought into force this summer.
The rollout of SDSs will reintroduce a strategic tier to the planning system in England. SDSs are intended to be high-level spatial frameworks for housing growth and infrastructure investment. They will ensure that sub-regional areas can effectively plan to meet their housing needs; co-ordinate the provision of strategic infrastructure; grow their economies; and improve the environment and climate resilience. They will set the context for local plans which will have to be in “general conformity” with the SDS once it has been adopted.
We remain committed to ensuring universal coverage of up-to-date local plans as quickly as possible. The production of SDSs should not be used as a reason to delay the preparation of local plans.
Mayoral strategic authorities will prepare the SDS for their area. In areas without mayoral strategic authorities, the responsibility for producing SDSs will sit with non-mayoral foundation strategic authorities. Where these do not exist, responsibility will sit with upper tier county councils and unitary authorities who will, in most cases, be required to work together to produce SDSs.
We set out in the English devolution White Paper that we will generally expect these authorities to work together to produce SDSs over “sensible geographies” as defined within it. The Planning and Infrastructure Act sets out a formal mechanism to enable such groups of authorities to work together, namely a strategic planning board. These will operate in a similar way to joint planning committees that have been established to co-ordinate the preparation of joint local plans in some parts of England.
Today, we are launching a consultation on the geography for SDSs. The consultation identifies a number of groupings where we understand that there is a degree of broad agreement about the principle of working together, and in these areas we propose an SDS geography. In other areas where such agreement is tenuous or lacking entirely, we are inviting proposals to help inform final decisions.
Where areas are able to quickly confirm their support for a particular grouping, my officials will look to work with those authorities to agree the terms for a strategic planning board. These will then be subject to statutory consultation. To support SDS production, the Government have identified a funding package. We expect to make some initial payments in March and to confirm the full package in the summer.
Separately, Minister Fahnbulleh has also made a statement to the House, announcing the next step forward in the Government’s English devolution agenda: an invitation from the Secretary of State for all areas in England without an existing devolution agreement to come forward with their neighbours with an expression of interest for a new foundation strategic authority (FSA). In the vast majority of cases, we would expect the geographies for SDSs to align with foundation strategic authorities.
[HCWS1337]
Supported Exempt Accommodation: Birmingham
Matthew Pennycook Excerpts(2 months, 1 week ago)
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The Minister for Housing and Planning (Matthew Pennycook)
It is a pleasure, as always, to serve with you in the Chair, Ms Lewell. I congratulate the hon. Member for Birmingham Perry Barr (Ayoub Khan) on securing this important debate, and thank him for his clear and comprehensive account of the challenges of poorly managed, and in particular non-commissioned, exempt accommodation in his constituency.
I also thank other hon. Members who have participated in the debate, including my hon. Friends the Members for Birmingham Hall Green and Moseley (Tahir Ali) and for Birmingham Edgbaston (Preet Kaur Gill). My hon. Friend the Member for Birmingham Edgbaston, along with my right hon. Friend the Member for Birmingham Ladywood (Shabana Mahmood) and my hon. Friend the Member for Birmingham Selly Oak (Al Carns), have championed this issue for, in some cases, many years. I remember the debates about it in the previous Parliament.
Members will have noticed that I am not the Minister responsible for supported housing. The Minister for Local Government and Homelessness, my hon. Friend the Member for Birkenhead (Alison McGovern), is currently in the main Chamber updating the House on changes to local government finance. I will obviously do my best to respond to the various points raised by the hon. Member for Birmingham Perry Barr and others, but I know that the Minister for Local Government and Homelessness will be happy to follow up with any Member in relation to specific issues of concern. I have no doubt that she will be more than happy to meet the hon. Gentleman and, indeed, his constituents, should that be appropriate, to discuss matters in more detail.
In general terms, let me reassure Members of two things. First, the Government take incredibly seriously the need to ensure that all individuals who benefit from supported housing live in safe and decent accommodation and get the support that they need to get back on their feet and improve their lives. As we have heard, in many cases these are very vulnerable individuals who need support if they are to get their lives back on track.
Secondly, we remain firmly committed to addressing exploitation and profiteering at the hands of rogue exempt accommodation operators. Understandably, that has been the focus of the debate. As the Liberal Democrat spokesperson—the hon. Member for Woking (Mr Forster) —and others noted, there are lots of high-quality providers out there. There is also, as the shadow Minister—the hon. Member for Broxbourne (Lewis Cocking)—rightly argued, huge unmet need in this area. That is why, as Members will know, at the spending review the Government announced £39 billion for a new 10-year social and affordable homes programme. We want to see new supply of supported housing in England come through that new programme in greater numbers. Although we did not set any numerical targets or ringfence budgets for that programme, it has been designed with the flexibility necessary to ensure that those types of accommodation that require higher grant rates can come through the new programme in the appropriate numbers.
We are also providing wider support for the supported housing sector. We announced £159 million, through the local government finance settlement for 2026 to 2029, for support services in supported housing. We are working with targeted local areas and officials are confirming allocations with those areas in the coming days and weeks.
I recognise not only that Birmingham has significantly more supported exempt accommodation than anywhere else in the country—the hon. Member for Birmingham Perry Barr rightly said approximately 31,000 individuals are housed in around 11,000 units—but that it faces acute challenges in respect of unsafe and poor-quality supported housing. I think it was mentioned earlier, but the Local Government and Homelessness Minister recently met the leader of Birmingham council and Members representing a number of Birmingham constituencies to discuss the ongoing problems that Birmingham faces.
It is worth my saying a few general remarks about supported housing. It helps those who need extra support to live as independently as possible in the community, and that support can take many forms. Some individuals may need supported housing for a short time while they recover from a period of crisis; for others, supported housing is a home for life, helping them to live independently outside of institutional settings. The Government fully appreciate that there have been real issues in parts of the supported housing market. Over recent years, far too many residents have been placed in inappropriate accommodation or dangerous situations, with little to no support.
As we have heard today, the impact of unsafe, poor-quality supported housing on residents, their families and communities should not be understated. Increased antisocial behaviour resulting from poorly managed housing and knock-on impacts for wider services such as the NHS and the police are frequently brought to the Department’s attention. Communities in a number of areas across the country have been blighted by these problems, but we know, as I have said, that the issue is most prevalent in Birmingham. Let me be very clear: that state of affairs is intolerable. It cannot be allowed to continue, which is why the Government are taking action.
Action has been taken prior to and alongside the legislation that the previous Government supported and that we have been taking forward. The supported housing improvement programme has been in place in Birmingham since 2022, and before that the supported housing oversight pilots resulted in real improvements—I think the hon. Member for Birmingham Perry Barr made that case in his speech. The multidisciplinary teams that have been established in the local authority, across housing enforcement, adult social care and housing benefit teams, have strengthened understanding and allowed targeted action to take place.
Although the programme will end in March, the lessons learned and the actions taken by Birmingham city council should now be firmly embedded. We are ending that funding as we work towards the implementation of the Act and, thereafter, local authorities will charge fees for the administration and enforcement of licensing in particular going forward. We have not cut off all funding with a view to having no replacement; there is work alongside our intentions to roll out the legislation.
Let me turn to that legislation, which has rightly been the focus of much of the debate. I remember it going through the House when I was the shadow Minister. We should commend the hon. Member for Harrow East (Bob Blackman) on his private Member’s Bill, which the previous Government supported, and on all his work on the wider homelessness agenda. That legislation was a response to long-standing concerns about the quality of non-exempt supported accommodation, its oversight and the value-for-money questions we have heard about today.
Despite there being many excellent supported housing providers, regulation in this area is absolutely needed. The Government are working to introduce the necessary measures to improve quality and oversight as soon as possible. I am happy to tell Members that we intend to implement the Act in stages over the coming months, and I will provide some more detail on the different elements of the Act that we intend to take forward, and the timescales. It should be said that local authorities can and should still use their existing enforcement powers to take action against poor-quality accommodation as we do so.
I am pleased to say that, this week, we have allocated £39 million in new burdens funding to local authorities, including Birmingham, to start work on their local supported housing strategies. Those strategies ask local authorities to assess their current supply of supported housing, and to estimate their unmet need and future demand. They must then set out how they will meet them. The first strategies are due to be completed by 31 March 2027, and statutory guidance to support this work was published earlier this week.
The Liberal Democrat spokesman challenged me on the advisory panel. I can assure him that it has not been forgotten about. We are moving forward with its establishment. The chair will be officially appointed imminently and the panel will be officially convened. As the hon. Gentleman knows, the panel will then advise the Government on the implementation of the Act as a whole and consider what further support the supported housing sector needs going forward. We are taking that part of the Act forward.
As has been mentioned a number of times, the Government have also consulted on our proposals for supporting housing licensing and new support standards. We did that last year, and I know that a response has been anticipated for some time. It will be published as soon as possible. I well understand the urgency that Members from across the House have expressed. We will publish the new national supported housing standards along with guidance, so that residents, providers and local authorities know the standard of support we expect.
We will consult on licensing regulations later this year, giving stakeholders an opportunity to comment on the regulations before they are debated in Parliament. This is really important, and it goes to the point about high-quality providers that several Members made. We need to ensure that we introduce the licensing scheme in a way that is both proportionate and effective, so that the expense of bearing down on the rogue providers and operators does not penalise high-quality providers. Local authorities will receive new burdens funding to establish their licensing schemes, and we will monitor the licensing schemes to ensure that they are having the intended effect.
The Government are committed to implementing the measures in the Supported Housing (Regulatory Oversight) Act and to giving local authorities the powers they need to tackle the problems evident in supported housing in Birmingham and across England. The progress that has already been made is worth noting, and we want that to continue. We want councils like Birmingham to make use of their existing powers. I think my hon. Friend the Member for Birmingham Edgbaston mentioned some of the progress made under SHIP in Birmingham. SHIP and the previous programme received a total of £6.5 million in funding, and that has rightly generated huge amounts of benefit: £8.8 million of housing benefit spend was prevented; the number of cases where support was deemed to be inadequate has dropped from 33%; and we are seeing the proportion of inspected properties that meet the decent homes standard rising from 44%. Progress has been made, but the regulatory framework that the Act introduces does need to be brought forward.
Matthew Pennycook
We issued guidance earlier this week in respect of some of the provisions that are in the Act, but I will ensure that the Minister for Local Government and Homelessness has heard my hon. Friend’s call for more support and guidance in that area, alongside the implementation of other elements of the Act.
The Government and my hon. Friend the Minister are committed to working with all Members, local authorities and supported housing providers to make sure the measures have the intended effect. Aside from the note of party political debate injected into our discussions by the shadow Minister in regard to the wider housing supply, I think there is cross-party consensus about what needs to happen on this particular issue, and the need for the regulatory framework to be introduced so that we can get supported housing that is good quality, appropriate for the needs of the individuals and helps them to live as independently as possible.