Town Centres: Stoke-on-Trent

Debate between Matthew Pennycook and Gareth Snell

Wednesday 15th January 2025 Westminster Hall

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

It is an absolute pleasure to see you in the Chair, Mr Turner, as well as the reassuring presence of Mr Dowd at your side, stewarding the debate along. I thank my hon. Friend the Member for Stoke-on-Trent Central (Gareth Snell) for securing this very important debate in Stoke-on-Trent’s centenary year.

My hon. Friend is a doughty champion for his constituency. Although the city, as he rightly said, has experienced hard times over recent years, his constituents should know that, from the outset of this Government coming into office, he has been pressing me on what more this Labour Government can do, in partnership with local leaders and my hon. Friends, to ensure that we maximise the opportunities in the city as we go forward. I share his passion to support the regeneration of the town centres of Stoke-on-Trent and to create better places to live, work and play across the city.

My hon. Friend referenced the meeting we had just a few weeks ago, alongside members of the council, to discuss their plans for a comprehensive regeneration of Stoke-on-Trent city centre. It was clear from that meeting that they are keen to make sure that the city plays a full role in delivering on the Government’s growth strategy, including delivering on a substantial number of new homes, as part of our Plan for Change milestone to build 1.5 million new homes in this Parliament.

Stoke-on-Trent city centre is facing the same problems as many town centres across the country: lower occupancy rates and footfall due to consumer habits changing, which make a retail, office-led city centre strategy difficult for the future. I have been pleased to see, in the case of Stoke-on-Trent—as well as other cities across the country where Labour Members and Labour local leaders are in place—that the new Labour-run city council, under the leadership of Councillor Jane Ashworth, has brought forward a committed and energetic programme and a serious plan for Hanley to take things forward, which will see a radical shift to a residential-led model, aiming to create a revitalised city centre that can play a strengthened socioeconomic role and unlock the development of thousands of new homes, through the process that we discussed.

It has been good to see that so much of the regeneration in Stoke-on-Trent is already well under way. My hon. Friend has referenced a number of the very positive changes that are taking place, including the Smithfield Quarter, a fantastic mixed-use development that pays homage to the original Smithfield bottle works on the site and is an excellent example of intertwining cultural heritage while also looking to the future needs of the city.

The Government have supported this vital regeneration work through Homes England, which has been working successfully with the council for many years. In 2022, a partnership agreement was signed with the council to accelerate the delivery of high-quality, place-making, housing-led and mixed-use developments in the city. The partnership aims to unlock, as my hon. Friend is aware, 4,000 homes across a range of sites within the city, and has to date supported 607 homes across several sites.

The city has also been in receipt of considerable capital investment from Homes England over recent years, including £22 million of affordable housing programme investment and £10 million of housing infrastructure grant investment to unlock a combined 1,500 homes. Through that partnership, significant strides have been made to progress 13 priority sites in the council’s pipeline, and support the council’s local plan review.

Homes England has also provided around £800,000 in revenue funding to support the delivery of priority sites. As my hon. Friend will be aware, some of the key interventions that have taken place include: Homes England acting in collaboration with the city council, procuring and jointly leading the production of a city centre masterplan, providing a connected vision for Stoke and Hanley; and a serious delivery plan—I think that is the point—with clear evidence steps for the development of that key strategic corridor.

We have also seen progress on several flagship sites across the city, providing a catalyst for the regeneration that needs to happen and that I know my hon. Friend is working hard to see delivered. Etruscan Square, for example, is a major city centre development to regenerate the former bus station site in Hanley, which has secured outline planning permission for a 300-home mixed-used development, following on from receiving £20 million of Government funding in 2021. The North Shelton opportunity area is a collection of three brownfield sites; through our brownfield land release fund, the council has been rewarded money to remediate the site and make way for up to 50 homes.

To reiterate the point that my hon. Friend made, we need to see that partnership working continue. I urge local leaders to continue to press forward with that ambition across the whole city, and I have impressed on Homes England the need to continue supporting Stoke-on-Trent with the necessary skills, powers and investment needed to bring forward development, including on known complex brownfield sites in Hanley town centre, at the nearest possible opportunity. As my hon. Friend knows, I am committed to working with him and others to ensure that we are utilising all the powers that are already available, or that the Government intend to bring forward, to ensure that we realise the full potential of the city, including powers in relation to compulsory purchase orders, as was referenced.

Despite the previous Administration making a number of unfunded commitments to local authorities and mayoral combined authorities, at October’s Budget this Government confirmed that the majority of local growth projects have been protected, and that the UK shared prosperity fund has been extended for another year, providing much needed certainty for places to deliver locally. My hon. Friend will also be aware that Stoke-on-Trent received £56 million towards key regeneration sites across the city through the levelling-up fund, supporting both housing and broader economic development.

[Gareth Snell]

On the point about funding, we got £8 million in the recovery fund, and I am reliably informed by the Minister’s Department that this was the second largest recovery fund settlement anywhere in the country. I thank the Department for that, because it is a huge recognition of the financial challenges we have had in the past and a down payment on what I hope and believe to be the interest that the Department will take in Stoke-on-Trent going forward.

[Matthew Pennycook]

I will pass on my hon. Friend’s appreciation to ministerial colleagues in the Department who oversaw that decision. He can take as given that the funding awarded is a recognition of the importance we place on revitalising cities such as Stoke-on-Trent.

The Goods Yard is another great example of creating new city centre living opportunities, with new apartments alongside work and leisure spaces and next to the main train station. I look forward to overseeing the opening of that in the coming months. More recently, £6.5 million of additional Government funding has been agreed to support public realm regeneration in Tunstall, Longton, Stoke, Burslem, and Middleport, as part of Stoke-on-Trent’s levelling up partnership. In Tunstall, I have been heartened to see the planned artworks to celebrate the town’s heritage and brighten up the area.

I will touch briefly on planning reforms. As hon. Members will be aware, the Government consulted on changes to national planning policy, and other changes to the planning system, last year. Having reviewed the available evidence and feedback from the consultation, we published our formal response and a revised national planning policy framework on 12 December.

The revised NPPF supports the role of high streets and town centres, by expecting local plans to create a positive framework for their growth and adaptation. It also expects planning applications for town centre uses—defined as retail, development, leisure, entertainment and more intensive sport and recreation uses, as well as offices, arts, culture and tourism development—to be located in town centres where possible, to support their viability and inhibit trade from being drawn to other locations.

The planning and infrastructure Bill, which will be forthcoming later this year, will speed up and streamline the planning process to build more homes of all tenures and accelerate the delivery of major infrastructure projects, aligning with our industrial, energy and transport strategies. The Bill will make improvements at a local level, modernising planning committees and increasing local planning authorities’ capacity to deliver the type of interventions that I have referenced today and deliver an improved service. It will also support more effective land assembly for development in the public interest by reforming the compulsory purchase process. I know that in many parts of the country—Stoke is a great example of this—fragmented and complex land ownership can be a real barrier to development.

[Gareth Snell]

What the Minister has just said is music to my ears, because this is not just about compiling the land that we know is available for development; it is about the consequential impact of that. If we can bring that land together in Stoke-on-Trent, we will be able to protect our greenfield sites from unnecessary development. The more we can do to put houses in Hanley, the greater our chances are of protecting Berryhill Fields, in the middle of my constituency, which are the green lungs of north Staffordshire.

[Matthew Pennycook]

My hon. Friend is absolutely right. This Government have a brownfield-first approach to development. In all instances where it is possible, we want to see brownfield development prioritised and accelerated, and we are making a number of changes to ensure that is the case. These include not only some of the revisions we made to the NPPF, but the proposals that we have outlined in our brownfield passport working paper, which will feed into the development of national development management policies, which we will consult on later this year. All of these interventions are to ensure that, wherever possible, we can get brownfield-led development.

My hon. Friend is absolutely right that in many parts of the country that fragmented ownership of land is a real barrier. We want generally to see more coherent land assembly and master planning of large sites to ensure that we can maximise their potential, not least in terms of density and getting the number of homes we need on site. In that way, in many parts of the country, it will be possible to avoid having to look at green belt release, although we are clear that where green belt does need to be released—and grey belt as a priority release within that—that does need to take place to meet local housing targets.

To conclude, I again thank my hon. Friend for bringing this important debate to the House today and for his ongoing engagement. I would like to assure him and the city council that the Government recognise the vital role that Stoke-on-Trent will play in our growth mission. We want to see councils across the country working in collaboration and partnership with the Government to create a sustainable and suitable housing supply for those who live in and commute to town and city centres. I very much look forward to working with him and my hon. Friends to that end.

Question put and agreed to.

Renters’ Rights Bill

Debate between Matthew Pennycook and Gareth Snell

Wednesday 9th October 2024 Commons Chamber

[Matthew Pennycook]

I will bring forward further detail as the Bill progresses, but those conversations with Ministry of Justice colleagues are ongoing, and they are constructive. We want to get to a place where the system is ready to take the new tenancy provisions forward. We will not act precipitously, and what we are not prepared to do—this is the most important point on courts—is make the necessary and long-overdue transformation of the private rented sector contingent on an unspecified degree of future court improvements subjectively determined by Ministers, as the last Government proposed in their Bill. We are determined to move quickly to give renters the long-term security, rights and protections they deserve.

A number of hon. Members raised the issue of standards, and many shared horrific stories of tenants trapped in substandard properties. It is essential, in the Government’s view, that we take decisive action to tackle the blight of poor-quality, privately rented housing and to ensure landlords are required to take swift action to respond to serious hazards.

[Gareth Snell]

The Minister is giving an excellent speech. Landlords in Stoke-on-Trent have told me that they welcome any move that drives the rogue landlords out of the system. That is because rogue landlords undercut the market and prey on the vulnerable and those locked into low-income jobs by offering relatively low-rent accommodation, safe in the knowledge that if they complain or seek any form of improvement, they are simply out, to be replaced by somebody else who is desperate. While my hon. Friend is talking about improvements to the landlord system, will he say more about how good landlords welcome the Bill?

[Matthew Pennycook]

My hon. Friend is right. We have engaged constructively and intensively with tenant representative groups and with landlord bodies. Most of them will say that what he describes is part of the problem, because they represent the better end of the market, and that good landlords welcome the new system because it forcefully targets the unscrupulous landlords, mainly at the bottom end of the market, who bring the whole sector into disrepute. That is one reason why the characterisation of this Bill as overly pro-tenant and harmful to, and unwelcomed by, landlords is misplaced. Good landlords should welcome this legislation.

I welcome the support expressed on both sides of the House for the provisions that will see a decent homes standard applied to the private rented sector and Awaab’s law extended to it. It is important that we get the detail right, and I assure the House that we intend to consult on the content of the decent homes standard for both social and privately rented homes, and on how Awaab’s law will apply to the latter, given the obvious differences between the private and social rented sectors.

I want to respond briefly to a question posed by the Liberal Democrat spokesman, the hon. Member for Taunton and Wellington (Mr Amos). I thank him for his kind remarks about me in his speech. The approach we are taking in this Bill to applying and enforcing the decent homes standard to the private rented sector is not, in our view, suitable for the unique and distinct nature of Ministry of Defence accommodation, but I hope he will welcome the fact that the MOD is reviewing its target standards so that we can drive up the quality of that accommodation separately from the Bill.

A large number of hon. Members raised concerns about affordability, and several argued forcefully for rent controls to be incorporated in the Bill. While we recognise the risks posed to tenants by extortionate within-tenancy rent rises, we remain opposed to the introduction of rent controls. We believe they could make life more difficult for private renters, both in incentivising landlords to increase rents routinely up to a cap where they might otherwise not have done, and in pushing many landlords out of the market, thereby making it even harder for renters to find a home they can afford. However, we are introducing a range of measures in the early part of the Bill that will empower renters to challenge unreasonable rent increases and prevent rent hikes from being used as a form of back-door eviction.

Measures in the Bill will prevent unscrupulous landlords from using rent increases in this fashion. All rent increases from private landlords will take place via the existing section 13 process, so the tenant can challenge them if necessary. That will protect landlords’ rights to achieve market rent while preventing abuse. We will also give tenants longer to prepare for rent increases, and allow only one rent increase per year. For too long—this is reflected in the low numbers of tenants going to tribunal —tenants have feared challenging a rent increase at the first-tier tribunal. We will end this situation by ensuring, by contrast to the previous Government’s legislation, that a tenant will not pay more than the landlord asked for in circumstances where a tribunal might determine otherwise.

We are going further: we will end the practice of backdating rent increases, to stop tenants being thrust into debt if they take a case to tribunal. That would have acted as a powerful disincentive for tenants to take such cases to tribunal. Let me be clear: we do not want the tribunal overwhelmed, but we want more tenants to take a challenge against unreasonable rent increases to the tribunal. The tribunal will play an important role in looking at what a reasonable market rent is in their area, and assessing whether a particular rent increase is reasonable. To protect the most vulnerable residents, in cases of undue hardship, the tribunal will be able to delay the start of the rent increase for tenants caught in those particular circumstances.

European Union (Withdrawal) Bill

Debate between Matthew Pennycook and Gareth Snell

Tuesday 12th June 2018 Commons Chamber

[Matthew Pennycook]

I am not giving way; I will make some progress.

The amendment is about ensuring that in a scenario where this House rejects the withdrawal agreement, Parliament does not then simply become a passive spectator to what happens next but instead secures a decisive role in actively shaping how the Executive then proceed.

[Gareth Snell (Stoke-on-Trent Central) (Lab/Co-op)]

My hon. Friend has said that supporting this amendment would not necessarily lead to a resolution of this House saying that we wish to maintain membership of the European Union. Can he explain, for the purposes of clarity, what safeguards are in place to prevent such a thing from happening, given that we cannot bind Parliaments and that, as such, if we vote for this amendment, we could resolve to tell the Government that re-entry is the point of the negotiation?

[Matthew Pennycook]

My hon. Friend is dealing in hypotheticals. Under that scenario, it might be the case that an hon. Member tries to bring forward a resolution, and that the Government provide time, but does he believe, realistically, that such a resolution could pass and would command a majority in this House? It would not.

This is not about frustrating Brexit. Ministers know full well that there is no majority for that in this place, and it is disingenuous, as I said, to argue as much. Lords amendment 19 is about trusting this sovereign House of Commons to do what is right for the country.