Leasehold and Freehold Reform Bill

Munira Wilson Excerpts

2nd reading
Monday 11th December 2023 Commons Chamber

[Michael Gove]

That is certainly true and I quite agree.

[Munira Wilson (Twickenham) (LD)]

The Secretary of State was talking about leasehold houses. I was recently visited by a group of residents from Hampton Wick in my constituency who have been collectively trying to buy the freehold on their houses. They have a very obstructive freeholder and are now resorting to an enfranchisement notice under section 5 of the Leasehold Reform Act 1967, but that requires a valuation from 1965, for which there are no records available, so they are now being obstructed in buying the freehold by that legislative basis. When the Bill introduces a new methodology for calculating the value of enfranchisement, will that old provision be got rid of?

[Michael Gove]

I believe that it should be, and I encourage the hon. Lady’s constituents—as I am sure she has done—to be in touch with Martin Boyd’s Leasehold Advisory Service to be absolutely clear that they are getting the support they need.

Renters (Reform) Bill

Munira Wilson Excerpts

2nd reading
Monday 23rd October 2023 Commons Chamber

[Michael Gove]

No, I have been generous so far. Every intervention only takes time from those who wish to contribute to the debate. Let me develop my argument and then I will give way to some other colleagues—but perhaps not all.

I just wish to stress what the abolition of section 21 involves. Getting rid of section 21 means that a weapon used by unscrupulous landlords can no longer be in their hands. Essentially, section 21 no-fault eviction is used by that small minority of bad landlords to intimidate tenants. It is the case that a significant number of tenants have concerns about the quality of their home, or indeed about excessive rent rises, but section 21 has been used to silence those who have complained about the quality of their property, to intimidate them into accepting excessive rent rises, and in certain circumstances it has been prosecuted anyway, leading to a significant number of people—20,000 in the past year—finding themselves rendered homeless, and therefore the taxpayer and local authorities having to pay for their accommodation.

It is in nobody’s interests to allow unscrupulous landlords to continue to behave in this way, to allow vulnerable people to be rendered voiceless in this way, and to force the taxpayer to pick up the bill. The idea that abolishing section 21 is somehow un-Conservative is to me absolutely nonsensical. Conservatives exist to protect the vulnerable in society, to make sure that markets work and to save the taxpayer money. I have to say to any hon. Member who thinks that such a policy is un-Conservative that they should consider the Conservative record. The artisans’ dwellings Act 1875, the Law of Property Act 1925, the Leasehold Property (Repairs) Act 1938, the Landlord and Tenant Act 1954, the Landlord and Tenant Act 1985—when Margaret Thatcher was Prime Minister—the Housing and Planning Act 2016 and the Tenant Fees Act 2019 were all Conservative measures introduced by Conservative Prime Ministers in order to ensure that the private rented sector could work better and, critically, they all make provision for the rights of tenants.

[Munira Wilson (Twickenham) (LD)]

rose—

[Michael Gove]

I am more than happy to give way—

--- Later in debate ---

[Michael Gove]

I know that my colleague the Housing and Planning Minister has met the hon. Lady, and we will respond in further detail about the steps that we propose to take.

[Munira Wilson]

Given that the Secretary of State is getting quite a few pot shots from behind him, let me help him out by saying that I welcome the ban on section 21 no-fault evictions. It is sadly very overdue, and I hope that he will not delay in implementing it, because as a London MP I have had countless people in my surgeries and contacting me via email who have been evicted under section 21. A most egregious case involved a father of two young children, both of whom were gravely ill. He had to tackle the mould in his home himself because the landlord was not dealing with it. Then the landlord evicted him for making the repairs. Will the Secretary of State commit to implementing the reform without delay?

[Michael Gove]

Absolutely. The sooner the Bill is on the statute book, the sooner we can proceed. Alongside that, we of course need to ensure that the justice system, as my right hon. Friend the Member for New Forest West (Sir Desmond Swayne) made clear, is in a position to implement it effectively. That is why the Under-Secretary of State for Justice, my hon. Friend the Member for Finchley and Golders Green (Mike Freer), is present. He and I, and the Minister for Housing and Planning, are working to do just that.

--- Later in debate ---

[Mr Clive Betts (Sheffield South East) (Lab)]

First, I put on record that I am a vice-president of the Local Government Association.

Having considered the White Paper and then the Bill, the Select Committee welcomes in principle the proposal from the Government to abolish section 21. We heard evidence in a number of sessions from organisations such as Shelter, looking at the interests of tenants, and from the National Residential Landlords Association, and they all accepted that this was the right way to go and engaged constructively with the Select Committee on that.

People’s homes can be taken away from them just like that when they have paid their rent and observed their tenancy conditions, and in principle that simply cannot be right. When a home is taken away, people have to move somewhere else, and their children have to uproot themselves from their school and be taken to another school. Members of the family who work may have to find another job somewhere else, because their home has moved and they can no longer get to their place of employment. That simply is not right in this day and age.

We recognise as a Committee—I made this point in an intervention—that there will be added work for the justice system, because evictions will now require a decision from the courts and more tenants may feel empowered to go to the courts. I am really disappointed that the Secretary of State is not going to indicate when he thinks the reforms to the court system will be in place to allow the legislation to be enacted. I think we need assurances today about when that will be. That cannot be an excuse for delaying something that has already been delayed for far too long.

I want to point out one or two other issues. I welcome the Secretary of State’s welcome for the work that the Select Committee has done, even though his response was a little late; I accept his apology for that. We said very clearly in our report that enforcement by local authorities will be absolutely key in making these changes work. There has to be proper funding for local authorities, as the Local Government Association has said today, to enable that work to be carried out properly. We want assurances from the Secretary of State on that as well.

One of the really good ideas is the property portal, so that tenants and all of us know who the landlords are. We have suggested some changes and some improvements, on which I think the Secretary of State will come back to us, to make sure that the property portal is comprehensive. It should cover things such as when the property last had a gas safety certificate and when the electrical systems in the house were properly inspected, and information of that kind, including whether it complies with the decent homes standard. All those things are important, and tenants should be able to access that quickly. The registers should be updated and digitised, which we are encouraging the Secretary of State to do. We hope he will come back positively on that.

The cost for tenants is important. We welcome the Secretary of State’s saying that rent increases cannot take place more than once a year, but we have concerns about the overload on the tribunal system and the way that those arguments will be played out, often with the landlords having a great advantage. We are not quite sure why the Secretary of State is saying that a tenancy agreement could not have a yearly update of rents in line with inflation, with no need for argument. That is actually the case in many rent agreements now. While it has been difficult in the last couple of years with hyperinflation, historically—with inflation at about 2%—that has not been an issue and it gives some certainty to tenants. We are not sure, and we have not had an explanation, why the Government have ruled that out completely.

Coming back to the point about tenants on benefits, why can we not have a ban on landlords automatically prohibiting tenants on benefits from renting? Surely the Secretary of State should do that, and should indicate very quickly that he is prepared to accept that as an amendment to the Bill.

[Munira Wilson]

I strongly support the point that the hon. Gentleman has just made about the importance of the Government outlawing these blanket bans on renting in the private sector by those who are in receipt of benefits. I have been seeing a double whammy in that, in a constituency such as mine in Twickenham, rents have gone up by over 12% in the past year and, as he said, local housing allowance has not gone up, so people are evicted and banned from renting if they are in receipt of benefits when they try to find a new place. I pay tribute to the work of Citizens Advice Richmond, which has been running a campaign on that. We need to see the ban on such practice in place soon.

[Mr Betts]

I completely agree with those points, and I hope the Secretary of State responds positively to them. I think the situation is of real concern, and there is no reason why the ban cannot be enacted.

I have already made the point about local housing allowance. It is not part of the Secretary of State’s Department, but it is part of Government policy. It is always going to be a challenge for tenants to pay their rent in the private rented sector given the rise in rents recently, but people on the lowest incomes and on benefits are now being excluded from most properties because they simply cannot afford it, because their local housing allowance has been frozen. The LHA needs to be lifted. Even if the Secretary of State cannot say so today, I hope he is encouraging those behind the scenes who can make the changes to make them in a proper and timely way.

I have a couple of other points. Student housing is different. The difference in student housing has been recognised where it is purpose-built student housing in that it will be exempt from the ban on periodic tenancies. That is entirely sensible. Recently, we have seen some real pressures on student accommodation in some university cities. Last year, Manchester students were actually being encouraged to live in Liverpool, because there was not enough housing in Manchester for them. That is just one of a number of examples in relation to protecting the student market, including non-purpose-built accommodation.

Cost of Living: Private rented sector

Munira Wilson Excerpts

Tuesday 18th July 2023 Westminster Hall

[Munira Wilson (Twickenham) (LD)]

I congratulate the hon. Gentleman on securing this important debate. I am a London MP, representing a constituency in south-west London. On average, renters in London are spending almost 50% of their pre-tax income on rent, and the housing supply in the private rental sector has dropped dramatically. The impact is that our key workers—our nurses and teachers—cannot afford to live in the capital, and young families are being driven out, which is demonstrated in falling school rolls. However, London Councils says that local authorities could be building 143,000 new social homes; they are ready to do that, but they just need the funding. Does the hon. Gentleman agree that the Government need urgently to come forward with that cash so we can boost the supply of social housing in our capital?

[Andrew Western]

I agree with the points made by the hon. Lady. I commend the work of the local authorities that are leading the way in building social and affordable homes in an incredibly difficult climate. It is not an easy thing to do with the way the grant regime is set up, but I know how fixated council leaders are on tackling the housing crisis, particularly in places such as London and my constituency in Greater Manchester, where prices are driving key workers and low-income workers out of the local area, which causes all sorts of issues with labour shortages and the provision of skills that we desperately need.

I support planning reform, but it will not be easy. Difficult choices must be made to end the gross inequities of our housing market. In the current system, we are set to spend more on housing benefit than on building affordable homes, and renting is no longer a step in the journey towards owning a home, but an expensive, insecure quagmire, dragging down a generation of younger people. The cost of living crisis is affecting us all, but especially private renters. They are generally, younger, poorer, more vulnerable people, trapped in the vicious circle of a broken rental market. It is no wonder that Sky News found last week that low-income private renters are suffering the most in the current financial climate, and the need for action to tackle this social catastrophe is now acute. Labour has shown that it gets this. I hope that when the Minister responds to the debate, she will show that she understands it too.

--- Later in debate ---

[Mrs Paulette Hamilton (Birmingham, Erdington) (Lab)]

It is a pleasure to serve under your chairmanship, Dr Huq. I thank my hon. Friend the Member for Stretford and Urmston (Andrew Western) for securing this incredibly important debate.

The cost of living is one of the most difficult challenges facing people across the UK. It comes up on the doorstep and in my constituency surgeries in Erdington, Kingstanding and Castle Vale time after time. My constituents, just like many people across the UK, are really struggling to manage the rising costs of energy and food. A constituent told me that they cannot even pay their bills, let alone start paying off their debts. This is all while residents have been hit by the Tory mortgage bombshell—either as homeowners or as renters absorbing costs through higher rents. One of my constituents said:

“Our rent was increased twice within the space of a few months”.

That feeling of helplessness is sadly not unique to communities such as mine. Shelter estimated that on a single night in 2022, there were more than 20,000 homeless people across the west midlands and more than 14,000 in Birmingham. That is equivalent to one in 80 people in the region. We know that the cost of living crisis is pushing more people than ever out of secure housing, with no-fault evictions increasing by 116% this year.

One of my constituents was issued with a section 21 notice. She lives with her son and is a foster carer for her three grandchildren. She has been renting her home for the last six years, but her landlord has decided to sell the property and now she does not even know where they will be living this time next month.

[Munira Wilson]

I am sorry to interrupt the flow of the hon. Lady’s speech, but she gave startling statistics on homelessness in the west midlands. I wonder whether she is aware that in London, where the homelessness crisis is probably at its most acute, a shocking one in 23 children is homeless. That is, on average, one in every classroom. In constituencies such as mine—Twickenham, in the London Borough of Richmond—very little emergency accommodation is available to the council. Families who come to my surgery are having to come in from as far afield as Croydon, Slough and the upper reaches of north London to get to school. That is particularly difficult if their child is on an education, health and care plan. Does the hon. Lady agree with me that as well as urgently building more social housing, a short-term fix for some of these problems is to increase the local housing allowance urgently?

[Mrs Hamilton]

I thank the hon. Lady for that question. I absolutely agree with her that the allowance needs to be increased. The situation is just going from bad to worse. At the moment, to say that we must tighten our belt, as the Prime Minister has said, is just not good enough. Sometimes we have to spend so that we can ensure that our citizens are being taken care of.

There are real, human implications from the Conservatives’ failure to end no-fault evictions. Since they promised to do so three years ago, more than 50,000 households—like my constituent’s—have been threatened with homelessness under section 21. Where people can find housing, it is not always suitable or even safe.

In Erdington, we have real problems with houses in multiple occupation and exempt accommodation. In April 2023, the ward of Stockland Green in my constituency was assessed as having 271 HMOs. That places the ward sixth highest in Birmingham, with an increase of 39 properties this year; it is reducing family homes in that area. I hear regularly from constituents living in so-called supported housing complaints about anything and everything from bedbugs and disrepair to serious concerns about fire safety, fly-tipping and antisocial behaviour.

In the last month alone, two new planning applications have been made for HMOs in my constituency. One is to turn a three-bedroom property into a seven-bed HMO, and one is to turn a former pub into a 10-bed HMO. I led a campaign calling on local people to object, and our petition collected the support of 398 concerned residents in a week. That is an issue that my constituents and I feel strongly about, and it is not going away. The only way to fix the housing crisis is to build far more social housing. Under the Conservatives, the number of new social rented homes has fallen by over 80%. Labour will build more social homes, ban no-fault evictions and prioritise boosting our economy so we can fix the broken housing market. The bottom line is that everyone deserves a secure and safe home, but sadly right now my constituents and people across the UK cannot have one because they are paying the price of a Tory Government. It is time for change.

Oral Answers to Questions

Munira Wilson Excerpts

Monday 10th July 2023 Commons Chamber

[Felicity Buchan]

I agree that the community ownership fund has huge potential in Clwyd South and, indeed, across the UK. The changes that my hon. Friend alludes to—extending the maximum funding available from £250,000 to £1 million, reducing the match funding required, and allowing applications from parish, town and community councils—will mean that even more cherished assets and amenities can be saved for local communities. I remind the House that window 1 of round 3 will close on July 12.

[Munira Wilson (Twickenham) (LD)]

The community ownership fund is an ideal fund to support Udney Park Community Fields Foundation, which has been working tirelessly with the community in Teddington and Twickenham to bring Udney Park playing fields and the war memorial pavilion back into community use for the benefit of local grassroots sports organisations. The site has gone to rack and ruin since two successive and badly advised developers bought the site eight years ago from Imperial College London. As the site goes back on the market, will the Minister agree to look favourably on any application from the foundation for that asset of community value?

[Felicity Buchan]

As the House will understand, I cannot comment on individual bids, but the hon. Lady makes a compelling case. The relevant Minister is happy to meet her.

Budget Resolutions and Economic Situation

Munira Wilson Excerpts

Tuesday 21st March 2023 Commons Chamber

[Munira Wilson (Twickenham) (LD)]

Like the Chancellor, I regard education as an investment in our country’s future growth. The focus that the Budget puts on childcare is therefore long overdue, but sadly, the small print does not stand up to scrutiny. Many disadvantaged children will be left behind as the 30-hours offer is restricted to working parents. Any offer for children aged two to four should be universal. Increasing the child to adult ratios will not bring down costs, and it will put children’s safety, as well as quality of delivery, at risk. And providers will struggle. The Women’s Budget Group says that the Chancellor has underfunded the existing childcare offer by £1.82 billion, let alone this new one. Parents will not congratulate the Chancellor on continuing to do childcare on the cheap. They expect high-quality early years education that is fully funded and where staff are fully qualified.

The Chancellor boasted about last year’s spending on schools, but this has been eaten up by soaring energy bills and last year’s unfunded teacher pay rise. One school in Twickenham has told me that its energy bills are set to quadruple to over £80,000 this year. From April it will receive a Government discount of just £1,600. The Liberal Democrats would extend the existing energy bill relief scheme for another six months so that schools are not forced to slash support staff and school trips, as many already are.

The Budget also confirms that capital spending on education will be cut to £6.1 billion in 2024-25. When schools are skipping routine maintenance to balance the books, cutting capital funding shows that this Government have the wrong priorities. At least 39 schools have partly or fully shut since the last election because their buildings were unsafe for pupils, and we now know, thanks to an important investigation by ITV News, that at least 68 schools contain reinforced autoclaved aerated concrete, which is likened to an Aero chocolate bar and can collapse suddenly without warning. These schools include Priory School in Surrey and Braunton Academy in Devon, whose plans to remove RAAC have been held up by a lack of funding. Responding to a freedom of information request by ITV News, St James Primary School in Kent said that it is completely beyond the scope of the school to consider replacing its affected roof.

These schools, along with at least 20 hospitals that also contain life-expired concrete, stand as concrete signs of years of Government neglect of our public services. Ministers should visit each of these schools to witness for themselves the potential danger in which our children and school staff are putting themselves.

Finally, 800,000 children in poverty continue to miss out on a free school meal. The Secretary of State for Levelling Up, Housing and Communities, who opened today’s debate, said at the Conservative party conference last September that he agrees with the Liberal Democrats, and many celebrities, that free school meals should be extended to all families on universal credit. He said

“given the scale of the challenge we face and the benefits it brings, this is a more than worthwhile intervention.”

Well, I am afraid the Chancellor did not listen and the Budget has failed those hungry children.

[Several hon. Members rose—]

Leaseholders and Managing Agents

Munira Wilson Excerpts

Tuesday 28th February 2023 Westminster Hall

[Florence Eshalomi (Vauxhall) (Lab/Co-op)]

It is a pleasure to serve under your chairship, Sir George. I pay tribute to my hon. Friend the Member for Brent North (Barry Gardiner) for securing this important debate. In my three years as a Member, I have had to speak on this issue so many times—I have joined long-standing Members in the queue of MPs talking about it—so this almost feels like déjà vu. It is a pleasure to follow the hon. Member for Warrington South (Andy Carter), who outlined many of the issues we are seeing up and down the country.

I will focus on the role of managing agents in the building safety crisis, which has impacted so many of my constituents in Vauxhall since the Grenfell tragedy—and, six years later, it is still happening. Just yesterday, I held an online surgery with a group of leaseholders whose managing agent has raised their annual service charge from £1,000 a year to over £30,000 a year. When I saw the email come into my inbox, I replied straightaway, because I could not believe those figures. That staggering increase was justified by fire safety problems but the agent will not even disclose the details of the defects to the leaseholders. I ask Members to pause for a second and think about what it would be like to receive such an email. Imagine the stress of being charged a thirtyfold increase in the middle of this cost of living crisis without any proper explanation.

The sad reality is that that case is not even rare. Since becoming an MP three years ago, I have had many constituents come to me in desperation because their managing agents are refusing to share the basic information about their building—somewhere they call home and have to sleep every night. The issue has been exposed by the cladding scandal. Agents were commissioning EWS1 inspections on behalf of freeholders, leaving leaseholders unable to sell their flats and liable for thousands of pounds of fire safety problems that they did not cause. Many agents would not even publish those reports.

[Munira Wilson (Twickenham) (LD)]

In my constituency of Twickenham, we do not have many high-rise blocks of flats, but we have quite a lot of low-rise blocks. I have had two cases come to me relating to two different blocks of flats in Twickenham, in which managing agents have wrongly commissioned fire safety assessments for buildings under 18 metres. In one case, the report has been shown to be flawed. The residents cannot sell their homes; they are trapped. In the other block, residents are potentially being charged up to £800,000 for remedial works that are not needed.

[Sir George Howarth (in the Chair)]

Order. Interventions should be brief, particularly given the time pressure.

Oral Answers to Questions

Munira Wilson Excerpts

Monday 20th February 2023 Commons Chamber

[Helen Morgan (North Shropshire) (LD)]

11. What assessment he has made of the implications for his policies of trends in the level of local authority budgets.

[Munira Wilson (Twickenham) (LD)]

17. What assessment he has made of the implications for his policies of trends in the level of local authority budgets.

[The Parliamentary Under-Secretary of State for Levelling Up, Housing and Communities (Lee Rowley)]

The local government finance settlement 2023-24 recently made available nearly £60 billion of funding for local government in England in the coming financial year, responding to the requests of the sector for clarity, space and additional resources.

[Lee Rowley]

The main message we heard from the local government sector in the past 12 months, after covid, inflation and all the pressures it had, was that it wanted stability. What we have tried to offer as part of the financial settlement for 2023-24 is a stable platform upon which colleagues in local government can plan, reform and work through where they are going in the future.

[Munira Wilson]

Both adult and children’s social care are in crisis, but the social care grant, which can be used for both, excludes from its flawed funding formula the needs of tens of thousands of vulnerable children across this country. That means that in London alone councils will miss out on some £600 million by 2025, leaving boroughs such as mine in Richmond struggling to provide high-quality care for those children in need. Will the Minister look at fixing this faulty formula so that the most vulnerable children in our society can get the care they desperately need?

[Lee Rowley]

As I said to the hon. Member for North Shropshire (Helen Morgan), we are prioritising stability this year. Of course we always look at elements of the settlement and what we can or cannot do, and how we can make them better for the long term. However, substantial additional funding, support and resources are going into the local government finance settlement, which we hope will make a difference on the frontline.

Levelling-up and Regeneration Bill

Munira Wilson Excerpts

Report stage
Tuesday 13th December 2022 Commons Chamber

[Ben Everitt (Milton Keynes North) (Con)]

It is an honour to follow the cougher and splutterer from North Shropshire. She did it very well; I did not notice her coughing and spluttering.

It is my pleasure to speak to amendment 3, which is in my name. The Bill is a landmark piece of legislation, which will go a long way to pushing the Government’s ambition to level up our country.

One area of particular significance to Milton Keynes North is affordable housing. I have long campaigned and advocated for the need to build more affordable homes, as that is the best way to bring down house prices and to help families get on the housing ladder. As of now, developers are incentivised to build the highest-value properties they can when they get the chance, and this only serves to exacerbate the problem, as the hon. Member for North Shropshire (Helen Morgan) illustrated in her speech just now. It is an issue in my constituency. Sprawling estates of executive homes have been built with no intention to meet the needs of my constituents. The housing crisis that we face in this country is unprecedented and requires vital intervention from the Government to address. Too few homes are being built, and the homes that are being built are becoming increasingly unaffordable. As a result, people never get on to the housing ladder. Affordable housing developers can provide beautiful homes for those who want to remain in their communities, and we need to work with them to ensure that they are supported in doing so.

On affordable housing, we could be doing much more right now to ensure that as many new homes are brought forward as possible. If we want to address the housing crisis directly, we must tackle the issue at source. That is why I tabled amendment 3, which would provide an exemption from the infrastructure levy for affordable housing as defined in annex 2 of the NPPF. We want to see more affordable housing built throughout the country, and I see the amendment as a simple, straightforward way of achieving that. It is a massive bit of legislation with a massive amendment paper, yet my amendment is just one and a half lines long, so I implore colleagues to add it to the Bill.

The Bill currently has no automatic exemption for housing from the infrastructure levy. My right hon. Friend the Secretary of State has indicated that such an exemption will apply in the regulations, but I think that it really should be in the Bill. This small tweak to the levy would make a great difference in the short term and pay real dividends in the long term.

[Munira Wilson (Twickenham) (LD)]

I rise to speak to new clause 6, in my name, which seeks to ensure that publicly owned assets can be more easily retained for the public good when sold off. I thank the Minister for her time meeting me before today to discuss this. The new clause has been born out of a local campaign in my constituency but is of relevance to the whole country. Thousands of residents are calling for the former Teddington police station site to be sold to a local housing association and a GP surgery, which have put in a joint bid backed by the local council, The bid, if successful, would prioritise the needs of the local community by providing a much-needed new state-of-the-art facility for Park Road GP surgery and a number of social and affordable homes above it. Sadly, in this highly desirable location they cannot outbid private developers who will deliver yet more unneeded luxury flats with the bare minimum number of affordable units that they can get away with.

Having lobbied the Mayor of London and his deputy for policing and crime, I was told that their hands are tied by statute whereby they have to secure best value, which is defined as the best price available on the open market. The new clause has a simple aim to make the law clear and unequivocal, with a single schedule covering all relevant public bodies, from the NHS to police and fire services on the same terms, granting them permission to sell publicly owned land and buildings for below market value, up to a certain level, to bids that put the environmental, economic or social infrastructure needs of the community first.

[Rachael Maskell]

Does the hon. Member recognise that Network Rail is trying to dispose of much of its estate and that the Department for Transport is saying that it must also get the highest level of capital receipt? That, too, could benefit from her proposal.

[Munira Wilson]

I could not agree more. I thank the hon. Lady for supporting my proposal today as well as in the Bill Committee.

The new clause would also update existing provisions in line with recent and rising land values. In boroughs such as Richmond upon Thames, where we have more than 5,000 people on the social housing waiting list, sites to build new homes are vanishingly scarce. My constituency casework is dominated by families in desperately overcrowded and unsuitable housing. I therefore believe that whenever a suitable site becomes available, particularly if it is publicly owned, it should be considered for social or affordable housing.

I am proud that Lib Dem-run Richmond Council is leading by example by ensuring that many of its own asset sales are prioritised for social housing, where appropriate. That comes at a cost for a cash-strapped council. Indeed, a concern has been raised with me, not least by the Metropolitan Police Commissioner, about the impact that the new clause would have on its finances if it sold below market value. We could have a debate about whether it should be better funded in the first place so that it does not have to sell off sites at top dollar, because that is robbing Peter to pay Paul.

Crucially, the amendment would allow, and not force, public bodies to put local communities at the heart of their estates strategy. Whether it is the Metropolitan police selling off sites in Notting Hill, Barnet or Teddington, or Surrey police, which has sold off 20 properties in the last five years, all those sites could potentially be used for better public infrastructure and affordable housing that would benefit key workers, such as police officers and nurses, and young people in our constituencies.

Given that the Secretary of State said to me on Second Reading that we could have consensus on that policy point, I implore the Minister to work with me to take the amendment forward and get it on to the statute book, for the sake of communities across the country, such as Teddington, that desperately need new homes, GP surgeries and other community infrastructure.

Levelling-up and Regeneration Bill

Munira Wilson Excerpts

2nd reading
Wednesday 8th June 2022 Commons Chamber

[Michael Gove]

I have a lot of sympathy for the hon. Lady and the situation in which she finds herself. I know that she is a doughty champion for York—it is a beautiful city, and a potential home for the House of Lords if it does not want to move to Stoke—and that York needs the right type of housing and commercial investment. I look forward to working with her and with Homes England, and also to consider what we can do in the Bill to deal with some of the consequences of some of her constituents foolishly having voted for Liberal Democrats at the local level.

[Munira Wilson (Twickenham) (LD)]

The Secretary of State was asking for good ideas on things that have been missed in the Bill. On building more social and affordable housing and GP surgeries, there is a missed opportunity here to ensure that public sector-owned assets such as land and buildings, including police stations, can be sold for slightly below market value where a GP surgery is needed or housing associations want to build social housing. He is aware that I have been campaigning for that on Teddington police station in my constituency, which the Labour Mayor wants to sell to the highest bidder for luxury housing, even though the community wants a new GP surgery and more affordable housing. Will he put that provision in the Bill?

[Michael Gove]

Well, this is a first. It is the first time—certainly in the last seven years—that there has been a Lib Dem policy proposal that makes sense. I am nostalgic for those coalition years when, every so often, there was a Lib Dem policy proposal that made sense—they normally came from people who are no longer in the House—and that one does. Yes, she is absolutely right.

Madam Deputy Speaker, I should probably quit while I am ahead. We have consensus on one particular area where reform is needed. I stressed earlier, in introducing the Bill, that it sets out to ensure that urban regeneration becomes a reality, that our planning system is modernised, that the missions we have to level up this country are on the face of the Bill and that we are accountable to this House. There are so many colleagues who want to contribute, because that mission is so important. I beg leave to ask the House to give the Bill its Second Reading. With that, Madam Deputy Speaker, I will sit down.

--- Later in debate ---

[Sir Geoffrey Clifton-Brown (The Cotswolds) (Con)]

I am grateful to have caught your eye in this very important debate, Madam Deputy Speaker, but I am not so grateful to have to follow the speech of the hon. Member for Wigan (Lisa Nandy). I cannot believe that in a speech that lasted more than half an hour, she could not find something to welcome in the Bill, which will help to level up some of our poorest communities in this country. I can only conclude that she and I have been reading different Bills.

I declare my registered interest as a Fellow of the Royal Institution of Chartered Surveyors; I have practised professionally in planning matters. I welcome the fact that earlier zonal planning proposals were dropped, and I welcome the abolition of the five-year land supply. It is right to try to speed up the planning process by better using data and digitalisation. Where better to start than by streaming and accelerating the local planning process, and concurrently introducing neighbourhood development orders in clause 89 to make the neighbourhood plan process easier? That is important, because those plans are where most people become involved in the planning process. They are a truly democratic part of that process.

Unfortunately, the democratic theme applies with a vengeance to the national development management policies set out in clauses 83 and 84, which I referred to in an intervention on the Secretary of State. It is very important that we think carefully about them, because they set a dangerous precedent that begins to nationalise planning policy and upsets the delicate balance between national and local policy that has existed since the Town and Country Planning Act 1947, which largely decentralised planning.

[Munira Wilson]

Will the hon. Gentleman give way?

[Sir Geoffrey Clifton-Brown]

I will not, because I have only four minutes.

Given the enabling power in the Bill to implement NDMPs, and the enormous centralising power, what will they contain and what will be the consultation process to create and amend them? That is a key question, and I hope that the Minister for Housing will provide some answers when he sums up.

I was heavily involved in the Public Accounts Committee’s inquiry into local government finance; indeed, I secured an Adjournment debate on the subject on 27 April—it is printed at column 845 of the Official Report—to urge the Government to stop local authorities such as Cotswold District Council, which wants to borrow £76.5 million on an annual core spending budget of just £11.2 million. The Liberal Democrats running that council are financially illiterate.

I welcome the implementation of the Letwin review to speed up development with the introduction of a development commencement notice that sets out the annual rate of housing delivery within large developments and the consequent completion notice. I also welcome the new infrastructure levy in clause 113, to be set in conjunction with the retained section 106 powers. In the Cotswolds, agricultural land is worth between £10,000 and £15,000 per acre; with planning permission, that could increase to half a million pounds or more. With good tax advice, only 10% is paid on the gain.

If the infrastructure levy is properly implemented, it could provide substantial infrastructure. It could end the endless argument about delays and viability, because the developer would know before purchasing the site what they would be expected to provide. The construct of charging on the gross development value—I urge the Minister to listen to this—is interesting, but will deter any aspect of environmental design improvement unless it is statutorily required. A better construct might be to capture the increase in land value, which I have demonstrated is there.

Finally, the increase in planning and enforcement fees is welcome. Most planning departments are poorly funded; they should be properly funded to determine applications rapidly and should employ good and well-qualified planners. Thank you for allowing me to speak in this debate, Madam Deputy Speaker.

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[Dr Liam Fox (North Somerset) (Con)]

Since 1996, 22,317 houses have been built in North Somerset compared with a target of 24,687, which shows that this is not a nimby district. However, as many colleagues will recognise, the overall figures hide enormous variability. During the years when the town of Portishead, a triumph of regeneration, was growing, we exceeded our targets by some way. Taking the period as a whole, targets were exceeded in seven years but missed in 18 years. That is a very good reason for housing planning to be considered over longer periods. Five-year housing land supply measures are nonsensical and should be dropped.

But these figures show the effect of two important factors which need to be tackled in this legislation. The first is the conflicting signals given by central Government to local authorities on planning priorities. While overall housing target numbers are given, there are simultaneous restrictions being put in place. In North Somerset, the land area is 40% green belt, 30% flood zone and 15% area of outstanding natural beauty. In my discussion with the Secretary of State, he made clear he hoped the Planning Inspectorate would take account of local authorities that had tried to balance these conflicting and sometimes contradictory factors when it comes to housing targets, but we have to go much further. We need to furnish local authorities with a clear mechanism to net off the proportion of their land covered by things such as green belt, floodplain and AONB so that more realistic housing targets can be set, reflecting more accurately the availability of land in any one locality.

The second issue we need to tackle is land banking and build-out, which creates a Catch-22 for local authorities. Developers are given permission to build, but they do not do so. They then complain to the Planning Inspectorate that the local authority needs to give more land for housing, which creates a huge amount of uncertainty for local residents and even planning blight, but it helps to fill the developers’ pockets.

[Munira Wilson]

Will the right hon. Gentleman give way?

[Dr Fox]

I will not give way because so many colleagues want to take part.

The next issue is the green belt. The current framework has stood the test of time and represents a good balance between the values represented by green-belt policy and the need for some unavoidable development to meet local need. The village in which I live has seen two examples of redevelopment and infilling, which represents small and more acceptable development much better than the huge housing estates we have seen in other towns such as Backwell, Nailsea and Yatton in my constituency.

That brings me to my brief final point. We need to see more small developers coming into the housing market to provide much-needed competition and flexibility. I would like the Government to consider whether we can make it easier to have small developments of perhaps 30 to 40 houses, which would be much more attractive to small, new, innovative builders and much less attractive to the current dominant players in the housing market. As a matter of policy, we should introduce competition into the house building market. After all, if I remember correctly, we are a Conservative Government.

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[Theresa Villiers (Chipping Barnet) (Con)]

There is much in the Bill that I welcome, such as digitising the planning system, tackling land banking and enforcing planning controls. I also welcome the important omission of the growth zone proposals that were in the “Planning for the Future” White Paper. These zones would have removed local input on what is built in areas designated for growth. I campaigned strongly against them, and I thank the Secretary of State and the Minister for killing them off.

There are other measures that urgently need to be added to the Bill because, as it stands, it does not curb the powers of the Planning Inspectorate, it has no new protections for greenfield sites and it does not reduce or disapply housing targets. Excessive housing targets are creating ever greater pressure on elected local councillors to approve applications that amount to overdevelopment. Where committees turn down such proposals, they are at risk of being overturned on appeal.

Targets remain very high, even after the Government’s climbdown on the so-called “mutant algorithm.” The Bill’s focus on better design does not resolve these issues. Loss of precious green space remains problematic even if what is built on it is well designed. A block of flats is still a block of flats no matter how tastefully it is presented.

In one respect, as we have heard already today, the Bill worsens the problems that Back-Bench colleagues and I have been highlighting about the erosion of local control over planning. Clauses 83 and 84 empower the Secretary of State to set development management policies at a national level, which will override local plans.

[Munira Wilson]

rose—

[Theresa Villiers]

I am sorry, but I am unable to give way.

This radical change departs from a long-established planning principle that primacy should be given to elected councillors making decisions in accordance with their local plan. Management policies of this kind are at the heart of almost all planning decisions, covering matters as crucial as character, tall buildings, affordable housing and protection of open spaces. Removing from councils the power to set these management policies will severely weaken democratic control of the planning process. Development management policies form a bulwark of defence against inappropriate development. Centralised control would almost inevitably force councils to approve many applications that they would previously have rejected. These clauses amount to an aggressive power grab by the centre, and I hope they will be dropped.

--- Later in debate ---

[Bob Seely]

I would rather not give way as I have only one minute—

[Munira Wilson]

rose—

[Bob Seely]

Okay, I give way.

[Munira Wilson]

I know the hon. Gentleman was desperate to get an extra minute. He is making a really impassioned speech and I agree with much of what he has said so far. He mentioned developers snapping up greenfield sites. In my constituency, the local community rose up to protect a site called Udney Park Playing Fields in Teddington, and thanks to a legal challenge it is now protected green space. The developer, however, will not now sell the site back to the community despite a good bid to turn it into playing fields, because they paid over the odds and they will wait years and years until planning policy changes. Meanwhile, the site is going to rack and ruin. Do we not need powers to tackle that?

[Madam Deputy Speaker (Dame Rosie Winterton)]

Order. We need short interventions, because there are many people who wish to speak.

--- Later in debate ---

[Stuart Andrew]

Yes, there will be, and it will come at the second stage of Committee.

[Munira Wilson]

The Minister talked about building the homes that communities want and need, and he made a commitment to the hon. Member for Gloucester (Richard Graham) about not devolving powers upwards. Last year, central Government pushed through permitted development rights, which enable developers to put whole storeys on top of existing buildings, causing misery for leaseholders even when residents and local planning authorities have opposed them. Will he look at rescinding those powers in the Bill?

[Stuart Andrew]

No, I will not.

As I said, these new freedoms will help communities to repurpose and redesign old unused sites, and turn them into new vibrant communities. The Bill allows us to become a regeneration nation. It will support the housing and construction sector to play its part in growing our economy, creating well-paid jobs and levelling up. At the same time, the Bill brings our ageing analogue planning system into the digital age, with residents able to share their views at the touch of a smartphone. It places local people at the heart of a smoother, simpler more streamlined planning system using street votes, new design codes and community-led plans.

Most importantly, by enshrining the 12 missions of our levelling-up White Paper into law and offering every part of England a devolution deal by 2030, the Bill fulfils our promise to the British people—a fundamental promise upon which the Government were elected—to take power away from Whitehall and place it directly in the hands of communities, so that they can determine their future and realise their full potential. That is the pledge we made and that is what the Bill delivers. I commend it to the House.

Question put and agreed to.

Bill accordingly read a Second time.

Oral Answers to Questions

Munira Wilson Excerpts

Monday 7th March 2022 Commons Chamber

[Michael Gove]

I respectfully disagree with the hon. and learned Lady. Not only are we respecting the devolution settlement; we are enhancing it. Only the other week, I had the chance to speak to the Convention of Scottish Local Authorities, which, as she will know, is the successor body to the oldest local government organisation in the world. There was a huge welcome from the Scottish National party, Conservative, independent, Liberal Democrat and Labour councillors in Scotland for the approach that we were taking in the UK Government. [Interruption.] There is a straightforward division between us. I prefer to trust locally elected councillors in Scotland, whereas she prefers the view of the House of Lords. You know:

“Ye see yon birkie, ca’d a lord…A Man’s a Man for a’ That”.

[Munira Wilson (Twickenham) (LD)]

T1. If he will make a statement on his departmental responsibilities.

[The Secretary of State for Levelling Up, Housing and Communities and Minister for Intergovernmental Relations (Michael Gove)]

The situation in Ukraine is at the forefront of the minds of us all in this House, and I am grateful for the immensely hard work of civil servants across Government, and of those in local government, as well as those involved in diplomatic and humanitarian efforts at this time.

My Department has two specific roles in supporting cross-Government work. The first is exploring how we can support the Foreign, Commonwealth and Development Office and other Departments with a sanctions regime that meets the needs of the hour, and in particular how we can target the property and assets of those in this country who have been supporting the Putin regime. We are also responsible for ensuring that we can provide appropriate support for refugees arriving in this country. My right hon. Friend the Home Secretary has already expanded the family sponsorship system, and we have an existing humanitarian sponsorship scheme, which is being expanded now to ensure that local authorities and others can play their part in ensuring a warm and safe welcome for those fleeing persecution.

[Munira Wilson]

More than 2,100 residents have signed my petition to see the former Teddington police station site repurposed for community use and affordable housing. The Under-Secretary of State for Levelling Up, Housing and Communities, the hon. Member for Harborough (Neil O’Brien), confirmed last week that there is nothing in law or guidance that says the Mayor of London has to sell the site to the highest bidder, as he claims, and he has reportedly rejected a bid for a new home for Park Road GP surgery and affordable homes because he is insisting on getting the highest price—probably from luxury developers. Will the Minister join me in calling on the Mayor to reconsider this decision, as Teddington residents are demanding?

[Michael Gove]

I know how determined the hon. Lady has been to represent the residents of Teddington in this matter, and I know she has raised it in a Westminster Hall debate with my hon. Friend the Under-Secretary. I will seek to ensure that my ministerial team are closely engaged with the hon. Lady to ensure that we can come to a fair and equitable solution for her residents.