Planning and Infrastructure Bill

Nesil Caliskan Excerpts

2nd reading
Monday 24th March 2025 Commons Chamber

[Kevin Hollinrake]

My right hon. Friend is right to express her concerns. What everyone wants to see is fairness. We would expect everybody to carry a fair share of the extra housing, but that is not what is happening. [Interruption.] Labour Members should go and have a word with the House of Commons Library if they do not agree. They can check the numbers out.

The fact that housing delivery provided by new towns will not contribute to the targets will shock many councillors and local residents alike. Neighbourhood plans do not have to be consistent with the NPPF; they merely have to “have regard to” it. Can the Deputy Prime Minister confirm whether that will be changed? There is nothing in Labour’s plans about adequately resourcing or having process reforms of the Planning Inspectorate, which is clearly a key part of the system. Why has she scrapped all the work we did on design codes to move away from identikit housing towards building more beautifully?

We welcome the greater emphasis on local plans, but we would like to see more ambitious requirements for sites to be made available for small builders and for self-build. Currently, it is a 10% requirement on local authorities, but we would like to see a 20% allocation, as requested by the Federation of Master Builders. We would also like to see Homes England’s remit extended to include micro-builders.

[Nesil Caliskan (Barking) (Lab)]

Does the shadow Minister recognise that, under the previous Government, communities were hindered in being able to shape proposed development by only a third of local authorities having up-to-date local plans?

[Kevin Hollinrake]

I agree with that, and I made the same point from the Back Benches on many occasions, including about Labour-run York, which has just put a local plan in place for the first time since 1956.

There are understandable concerns that compulsory purchase orders are an extension of the Government’s attacks on farmers. Tim Bonner of the Countryside Alliance said that

“giving councils more power to reduce the value of land is a step too far, especially in the context of…the inheritance tax fiasco.”

The Deputy Prime Minister and her colleagues should heed the words of National Farmers Union vice-president Rachel Hallos, who said:

“This Bill comes at a time when the UK farming industry is under immense financial pressure due to the loss of direct payments, extreme weather and the impacts of the family farm tax. So, farmers and landowners must be fully consulted every step of the way.”

Can the Deputy Prime Minister confirm whether that will be the case?

The grey belt, which was sold to the public as a few abandoned garage forecourts, has now been exposed as the Trojan horse we predicted it would be. Although not directly part of this Bill, it clearly interacts directly with it. It has been described as a death knell for the green belt due to the removal of parts of the definitions and protections of villages. Villages can now merge together or into nearby towns.

To conclude, we will not oppose the passage of the Bill this evening, but we will seek to amend it in ways that do not undermine the ambition to accelerate the delivery of new homes while ensuring that there are checks and balances that protect communities, rural areas, farmers and the environment and that deliver well-designed, affordable homes for everyone, not least those on lower incomes and first-time buyers.

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[Chris Curtis]

I note the length of time that that reservoir has taken to be built. It would be nice if someone on the Conservative Benches started by acknowledging their Government’s lack of ability to build the infrastructure that this country so desperately needed for decades. The barriers that they constantly put in the way of building it are one reason why we are in this situation.

Our national security is only ever as strong as our economic security. Sure, we should be investing in defence, but we can do so only if we have a strong economy. One of the biggest reasons why we have not had a growing economy or economic security is because it has become too difficult to build in Britain. I am proud to support a Bill that will get Britain building again.

I will talk briefly about the nature restoration fund, which in principle is a policy masterstroke. What is most shameful about our current nature legislation set-up, including the habitats regulations, is not just that it stops us from building the homes and infrastructure that our country needs and that it damages our economy in the meantime, but that it does not even work on its own terms. As was mentioned earlier, Britain is one of the most nature-depleted countries in the world; I am told that it is second only to Singapore. Why is that? Because the money that we force builders to pay for nature projects is not being spent in the most efficient way.

Take for example, as my hon. Friend the Member for Chipping Barnet (Dan Tomlinson) pointed out, the infamous bat tunnel, which cost us more than £120 million to protect a tiny proportion of bats, all while critical infrastructure projects were delayed or cancelled. Imagine what we could have done for nature not just with that money, but with the extra money that would have been provided to our economy by not stalling that project for so long. Although the nature restoration fund is a welcome step forward, we must ensure that it works. It is heavily reliant on Natural England bringing forward workable delivery plans in a timely fashion.

[Nesil Caliskan (Barking) (Lab)]

Does my hon. Friend agree that open green spaces are not always the most biodiverse, and that we need a more joined-up approach to providing investment in those spaces?

[Chris Curtis]

I agree, and I hope that the nature restoration fund can be an opportunity to make those spaces more biodiverse. I am trying to support a wetlands art project in my constituency that would use such money to improve biodiversity. I hope that all the organisations that, like me, care about nature recovery will do the right thing and support these changes—they will be the best thing for nature in decades—rather than trying to defend an indefensible status quo.

Finally, as somebody who owes much of my fantastic upbringing to a development corporation, I turn to the crucial issue of how we will fund development corporations when we start building the new towns. Although the changes introduced by the Bill are promising, at some point we will need to think about that financing. For every pound that was invested in Milton Keynes, many more were given back to the Treasury—somebody said the ratio was 14:1, but I have not found a source for that. Currently, any debt issues by development corporations to private capital must be added to the Government’s balance sheet. However, a simple change to Treasury accounting, to count those corporations in the same way as the banks that fell into public ownership after the financial crash, could unlock huge sums of international private capital to fund these vital homes and projects. That approach is consistent with those taken by many European counterparts, and we should actively explore it as a priority.

I will support the Bill today, but I urge Ministers to be honest that this is not a moment for self-congratulation. We need to continue to go further and faster to build the homes and the infrastructure that this country so desperately needs.

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[Nesil Caliskan (Barking) (Lab)]

I declare an interest as the vice-president of the Local Government Association. I support the Bill because we must do everything we can to deliver the building of more housing in this country. As the Member for Barking, I see and hear at first hand the impact of the housing crisis. Every week, I meet constituents who share their personal and desperate housing stories. To fix the housing crisis, we require political will alongside national initiatives and investment from the Government, but we must also change the policy foundations, because the national planning system is not fit for purpose.

As a former London council leader who delivered a local plan that designated land for 30,000 new homes, I know only too well that the existing planning frameworks frustrate house building and that the voices of those opposing new homes—often individuals who already own their own home—are prioritised. The truth is that our planning system relies too much on the political bravery of local councillors. Local plans for new homes are stopped by a vocal minority in too many cases. This creates a national patchwork of house building, and the planning systems are used to slow down decision making in the hope that the applicant will eventually just give up.

I welcome the fact that, through the Bill, the Government will create a national scheme of delegation. This will allow planning professionals to work more effectively, ensuring consistency across the country. Allowing planning authorities the flexibility to set their own fees and recover costs is an important step, but given that there is a £360 million deficit nationally, will the Minister reassure us all that the councils will be held responsible for ringfencing that income in their planning departments so that local authorities can improve their performance?

Transport and infrastructure form a crucial component in unlocking the potential for house building, because both private and public sector developments need clear business cases to build. Strong business cases rely on land value, which is boosted by infrastructure, including but not exclusively transport connectivity. The measures in the Bill to streamline the process for agreeing nationally important infrastructure are therefore welcome, but I would like the Government to consider whether the Bill goes far enough.

The HS2 bat tunnels are frequently mentioned in this Chamber, but there are other examples, including the Lower Thames crossing, which has been delayed for over three decades. It has become the UK’s biggest ever planning application, with over 2,000 pages and costing £800 million in planning costs. Taking applications through the national significant infrastructure projects process—a mouthful to say—is too costly and takes far too long. A large part of the problem are the statutory pre-application consultation requirements. This means that all the parties involved operate in a hyper-risk-averse manner, focusing on endless negotiations. That serves the taxpayer and our communities in no way, so I encourage my hon. Friend the Minister to look again specifically at reforming the pre-application process to reduce delays and get essential infrastructure consented faster.

[Paul Holmes]

The hon. Lady rightly talks about ambition and ensuring that we get planning applications delivered quickly. Does she think that the 56% reduction and the 1,694 fewer homes that her local Labour council will have to deliver will speed up the length of time it will take for them to get through?

[Nesil Caliskan]

The hon. Gentleman gives me an opportunity to highlight the fact that my local authority has been building homes far faster than most local authorities across the country. The general slowing in the delivery of housing over the past two years is absolutely to do with the fact that the previous Government crashed the economy and that interest rates and inflation went through the roof. I have yet to come across a developer or local authority that does not say that all its pipeline was impacted by the economic crisis.

[Paul Holmes]

The hon. Lady is correct to say that there were some issues with housing supply during the last economic crisis, but the numbers that I am asking her about relate to her Government’s proposals under the new scheme. Will she tell her constituents or her Labour councillors—who she does not think should make planning decisions locally—whether she supports the 1,694 fewer houses that her Government are requiring her council to deliver?

[Nesil Caliskan]

My local authority has committed to building homes and it has a good record. One barrier to being able to deliver homes at speed is the fact that we see infrastructure delayed year after year. With the Bill’s proposals to allow CPOs and land assemblies to happen far quicker, we will see homes built at pace in a way that we have not seen in a generation in this country.

I take this opportunity to thank the Ministers and their teams for their work. The Bill provides a generational opportunity for us to get house building back on track in this country. It is a welcome shake-up to the planning system. It will help to deliver the homes and infrastructure that are so desperately needed in this country. It is the first step of many that will allow us to tackle the housing crisis that my constituents in Barking and Dagenham are so badly impacted by every single day.

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[Joe Powell]

I thank the hon. Lady for that point. The housing target for London is 88,000. She will know well that the previous target was never remotely close to being hit under the previous Government. With targets not being hit, we are interested in net new dwellings: affordable and social housing for the people I am most concerned about in my constituency. That is what the Bill will help to achieve.

I am delighted that we finally have a Government who have the ambition to tackle the problem. On energy, I am pleased that the Bill will deliver faster and more certain planning consent for critical infrastructure, including upgrading our electricity networks and maximising new clean energy sources. The Bill will move us on decisively from the era of the onshore wind ban, plummeting investment, and reliance on Putin and his fossil fuel oligarchs. If we are serious about speeding up delivery, however, we must address the capacity crisis in planning departments, so it is welcome that the Government have committed to 300 new planners. What assessment has been made of the total need for planners across the country to get to the level of approvals we need to meet our housing targets? Can the planning fee reform in the Bill support that recruitment through full cost recovery? We know that planning reform must be matched by the people and resources needed to make it work.

[Nesil Caliskan]

I thank my hon. Friend for his speech and for highlighting the gaps that exist in local government. I am sure he will recognise that, as the Local Government Association and the National Housing Federation have said, only 80% of local authorities have the capacity at the moment—in fact, it could be far less. Does he agree that that is a real concern?

New Homes (Solar Generation) Bill

Nesil Caliskan Excerpts

2nd reading
Friday 17th January 2025 Commons Chamber

[Adam Thompson]

I thank the hon. Member for her intervention, and I will cover some of those points shortly. I broadly agree with the sentiment of what she said.

The Bill’s aims, in promoting the installation of solar panels on all new homes, feed into the Government’s overall intent, and I am pleased about that. I note, however, that it is undeniable that solar farms, especially the larger ones, are much more efficient than rooftop solar for a whole spectrum of reasons. Rooftop solar panels are constrained by the size, orientation and structural limitations of individual buildings, while solar farms are optimised for maximum energy generation. The difference in output can be as high as 30%. Economies of scale mean that the cost to install, maintain and centralise the supportive infrastructure notably reduces the ratio of cost per unit of energy generated by solar farms. That is not to say that I do not support rooftop solar, because I very much do, but solar farms are a highly scalable, cost-effective means through which to achieve the green energy transition.

[Nesil Caliskan (Barking) (Lab)]

Is that not exactly the point—we need to do both, because that creates a subsidy for more opportunities to have rooftop solar panels?

[Adam Thompson]

I completely agree. It is not about one solution versus another, but a diverse, broad array of solutions, all feeding into a grand, greener future.

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[Matthew Pennycook]

The hon. Lady makes a fair challenge, but the Government do not intend to proceed on the basis of primary legislation. She might find that the primary legislation route is ultimately slower than the way in which we intend to introduce the future standards later this year. Speed is absolutely an issue we are grappling with, but I gently challenge the idea that this private Member’s Bill is the fastest way to proceed, even leaving aside the points I have raised, which I do not consider to be minor or technical.

In contrast, the future homes standards consultation sets out two options for transitional arrangements, which we believe are far more robust. The first option involves a six-month period between the laying date of the regulations and the regulations coming into force. The second option involves a period of up to 12 months. That approach to transition will ensure that as many homes as possible are required to meet the new standards in a way that is structured and achievable.

It is our responsibility to ensure that the standards we set for new homes are ambitious, but also technically feasible and deliverable, as I have said. For the reasons I have set out, and others that I have not covered today, we believe that forthcoming future standards, developed as a clear and coherent response to the 2023 consultation, are a more appropriate and arguably faster means of achieving the Bill’s aims, which we fully share with the hon. Member for Cheltenham.

[Nesil Caliskan]

Reflecting on the point made by the hon. Member for Broxbourne (Lewis Cocking) about industry using excuses to push back on delivering homes, can the Minister give assurances that in their efforts the Government will push ahead with renewable energy, particularly solar, and do everything they can to ensure that industry and housing companies do not use viability as an excuse not to deliver the many new homes that we need?

[Matthew Pennycook]

My hon. Friend makes a good point. I am afraid that the time to go into it is not available to me, but I would mention the Government’s intention to revise viability guidance this year to strengthen the section 106 developer contributions system rather than implementing the infrastructure levy that the previous Government devised. In lots of different respects, this Government are absolutely ensuring that developers are held to the commitments they make, and, as she will know, we gave significant weight to the benefits of renewable and low-carbon energy proposals more generally in the NPPF.

As I was saying, maintaining consistency with the established direction of travel is vital. There is a history of environmental standards being committed to and then withdrawn by previous Governments, which has understandably left industry reluctant to invest in preparing for new standards. However, since its announcement in 2019, the future homes standard has become a world-recognised framework, giving industry time to develop the necessary supply chains, skills and construction practices, and many developers are already building to higher standards in anticipation of its roll-out. Introducing conflicting legislation at this stage could create significant confusion and risks reversing the confidence and momentum that we have worked hard to establish.

Let me reassure the House that it is our firm intention to legislate for future standards later this year, as I have made clear, and to increase rooftop solar deployment significantly as a result. I understand that hon. Members and industry will need more details about what the standards will entail before they can arrive at a judgment as to their efficacy. Although we need to take the necessary time to get that right, my intention is to set out further details as soon as I am able—in the not-too-distant future, I hope.

Building Homes

Nesil Caliskan Excerpts

Thursday 12th December 2024 Commons Chamber

[Matthew Pennycook]

Local authorities are already required to put in place plans for infrastructure delivery, and to set out how that infrastructure is funded and should come forward. We have made a number of targeted changes to the framework today, to support the delivery of infrastructure. That will not be not the last word on our reforms to the housing and planning system, and we are considering what more we can do to ensure that we get infrastructure for developments up front, in the way that communities want.

[Nesil Caliskan (Barking) (Lab)]

One in four Barking households is privately renting, which is higher than the national average, and 40% of residents are homeowners, which is 20% below the national average. The number of people in temporary accommodation is through the roof because of the housing crisis. My constituents will welcome the Government’s steps to address the housing crisis. Viability and land value considerations often hold up shovel-ready development schemes, which then cannot be built. The six infrastructure commitments that the Government have made since the general election are critical. Can the Minister give assurances that the Government will deliver infrastructure to ensure that land values increase, viability is met, and homes can be built?

[Matthew Pennycook]

My hon. Friend makes a good point. Viability is stalling development in lots of areas in the country. We need to look at what support can be put in place for particular schemes—our new homes accelerator, for example, is providing planning capacity support and other forms of support—and at why some schemes, particularly consented or near-consented large schemes, are being held up. As I have said before in the House, we are giving further thought to how we examine these issues, and to what more we can do to ensure that consented schemes are built out in good time.

Renters’ Rights Bill

Nesil Caliskan Excerpts

Wednesday 9th October 2024 Commons Chamber

[Mrs Badenoch]

Private landlords react to legislation, which is why we say that such legislation will reduce housing in the private rented sector. Fifty-six per cent. of landlords cited our Renters (Reform) Bill as a factor in their decision to sell. We already recognise those flaws, and such a reduction in supply is bad for both tenants and landlords. We are losing homes in the private rented sector.

[Nesil Caliskan (Barking) (Lab)]

Does the right hon. Lady recognise that the reduction in supply over the past few years is primarily down to the increase in interest rates, which has driven landlords out of the sector? A sector that is fundamentally broken requires the Government to take action to provide security for those who need a home for themselves and their children.

[Mrs Badenoch]

Of course we want people to have security in homes, but to do that we need to increase supply. We did what we could when we were in government, and we will help this Government to deliver. The fact of the matter is that this legislation is not going to help. We would love it if it did—we tried to make it work and we could not—but it would have a negative effect.

Landlords provide a vital service. The private rented sector is essential for those who cannot yet afford a mortgage, for young people and for those who need to move for work. Landlords selling and giving up homes for rent for mortgages do not help many of the people who need to rent. The overwhelming majority of landlords are responsible—I am glad the Secretary of State acknowledged that—and law abiding, and they see their property as a sustainable long-term investment.

The Government claim the Bill will reform the rental market. We do not believe it will—it will break it. Respect for property rights is not just an abstract principle. It underpins confidence in our economy and legal system. If the Government do not protect property rights, investment is damaged. If investment is damaged, growth is hit. It is painfully clear to anyone who understands markets that the Bill will act as a powerful disincentive for anyone to rent out their property. Most tenants do not have friends and family to rent from and, unlike Members of the Labour party, they do not have millionaire donors to put them up, so they will suffer most when supply goes down and rents go up.

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[Dame Siobhain McDonagh (Mitcham and Morden) (Lab)]

I stand to support the Second Reading of this Bill, particularly the abolition of section 21 no-fault evictions. It falls to my right hon. Friend the Secretary of State to introduce a Bill that will fulfil the hopes of the former Member for Surrey Heath to abolish section 21 evictions, which are the sole cause of crisis for homeless families right across our country.

We currently have 117,450 families in temporary accommodation, including 151,630 children and—disgracefully—more than 20,000 babies under the age of one. That comes at a cost to the British taxpayer of £1.6 billion a year—all of it public money badly spent; all of it undermining the finances of local authorities of all sizes and in every part of this country.

What bothers me most, however, is the families who present to me in my Mitcham and Morden constituency who are going through a section 21 eviction and know that temporary accommodation is on its way. Merton is a small south-west London borough and does not face the pressure that many others do, but those families know that they are going to be placed tens of miles away, if not hundreds of miles away, from their families and support networks.

[Nesil Caliskan]

On the point about temporary accommodation, does my hon. Friend agree that there is something perverse in this broken market when a family is faced with an eviction notice and a local authority has to rehouse them again in the private sector, costing the taxpayer more money?

[Dame Siobhain McDonagh]

I thank my hon. Friend for that intervention. Local authorities have to rehouse those families in identical accommodation, only in worse repair, because there are not the same legal provisions for temporary accommodation.

Children lose their places at school and their educational attainment falls, parents lose their employment, and babies die. We know through the work of Dr Laura Neilson, who works with me on the all-party parliamentary group for households in temporary accommodation, that between 2019 and 2023, 55 babies in temporary accommodation—in the 21st century, in the fifth biggest economy in the world—died for the want of a cot. Members right across the House know this, because we see the families and we talk to them, but most of our friends and neighbours would be shocked to the core that these things happen in our country.

I will give two examples from my last surgery. Mrs S is a nurse at St Helier hospital and Mr S works morning shifts at a local supermarket. They have three children, one of whom is non-verbal and has autism. Following a section 21 eviction from their home, they were placed 31 miles away from Merton, in Windsor—but only after they had spent eight hours in the reception of the civic centre and got their accommodation so late that when they turned up at Windsor, the estate agent was closed and they had nowhere to go. Mr S had to pay £300 for them to be in a hotel that night. Next day, when they turned up at the house, there were no beds, because nobody from the local authority—nobody from any local authority—checks the accommodation before the families move in. I say to hon. Members, “Don’t believe your local authority if they tell you they do, because they simply can’t do it.”

My second example is just in case anybody thinks this issue only affects families. Mr H has dementia. When he was evicted, he was placed 8 miles away, in Croydon. That is not far, but it caused South West London and St George’s Mental Health NHS Trust to remove him from its list and he lost the support he got from the geriatrician. We are doing these things to the most vulnerable people. That keeps me awake at night, and I think it should keep all of us awake at night.

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[Helen Hayes (Dulwich and West Norwood) (Lab)]

I support this long-overdue Bill. Almost a quarter of households in Dulwich and West Norwood are renting privately, and many of them live with the instability caused by an under-regulated market. I am contacted every week by constituents who are living in unacceptable conditions, facing unaffordable rent increases or threatened with a section 21 no-fault eviction. Private renting is fundamentally unsustainable and unstable.

Too many local renters are living in poor-quality accommodation, suffering with damp and mould, but with limited levers to hold their landlord or letting agency to account. Those who complain risk reprisal evictions, from which they have no protection. Tenants are forced by rent hikes and section 21 notices to move frequently, and they are denied the security of a long-term home. Parents put children into school not knowing whether they will be able to afford to stay in the area for the duration of their education. Increasingly, young families are being priced out of London, and that contributes to a dramatic drop in school rolls, so I warmly welcome this Bill.

[Nesil Caliskan]

I recognise the crisis that my hon. Friend describes. Does she agree that individuals and families are paying the cost of this crisis, not only with money but with the trauma of being moved from home to home?

[Helen Hayes]

My hon. Friend makes a good point. This crisis in private renting is taking an unbearable toll on the health and wellbeing, the financial security and the stability of families across the country, which is why this Bill is so welcome.

I will table an amendment to the Bill. Last year, constituents of mine tragically lost their son to suicide. He was in his first year of university and had signed a tenancy for his second-year accommodation shortly before his death. The tenancy, which had not started when this young man died, included a guarantor agreement signed by his parents. After their son’s death, the letting agency insisted that the agreement applied even in the event of a tenant’s death and, shockingly, began pursuing my constituents for rent payments. While facing the unbearable loss of their son, my constituents were forced to find another student to take on his tenancy in order to be relieved of their responsibility for the rent. This type of clause is not in every guarantor agreement, and it is wholly unnecessary. Landlords can insure themselves against loss of rent in the event of the death of a tenant. My amendment would outlaw the pursuit of guarantors for rent owed by a deceased tenant, to protect other families from this cruel treatment while they are grieving.

I am grateful to the Minister for Housing and Planning for his positive engagement on this issue, both in opposition and since he has been appointed to the Department. I hope the Government can accept my amendment, which was drafted with assistance from lawyers at Shelter, as a straightforward solution. I hope Members from across the House can all agree that no one facing bereavement should have to worry that they will be pursued for their loved one’s rent.

Finally, on affordability, rents in Lambeth and Southwark have grown rapidly in recent years. I welcome the measures in the Bill to ensure limits to rent increases under the section 8 process, and to ban landlords from accepting rents from prospective tenants above the asking price. However, the scale of the crisis in London is so significant that there is a need for further action on rent rises. I hope that as the Bill progresses through the House, my hon. Friends will listen to the calls of the Renter’s Reform Coalition and the Mayor of London, and will consider what more can be done to stabilise rents and assist with affordability.

For too long, reform of the private rented sector has been neglected, leaving renters in Dulwich and West Norwood suffering with insecurity, poor accommodation and rising costs. The effect of this crisis in private renting is destabilising for our communities and harmful for health; I see the impact of the crisis every single week in my constituency. The Renters’ Rights Bill will be transformative for my constituents, and I will be proud to support it this evening.