Oral Answers to Questions

Rachael Maskell Excerpts

Monday 21st November 2022 Commons Chamber

[Michael Gove]

I say to my hon. Friend, who is a brilliant advocate for his constituents, that we face a need for economy across the board and, funnily enough, as Opposition MPs have reminded us, the council tax base is often broader in areas that are relatively more prosperous such as those that he represents. Of course, I recognise the strains and pressures faced by his constituents. However, at a time when belts are having to be tightened everywhere, although it is a terrible thing to say, I actually feel sorrier for some people not in Christchurch but in other parts of the country because the relatively wealthy and the relatively older in our country already have it relatively better.

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

Since I met the Secretary of State, the pace of short-term holiday lets in my constituency has exploded, with the flipping of private rented homes and the hoovering up of homes to purchase meaning that people in my constituency have nowhere to live. When will he bring forward legislation to license short-term holiday lets? Will he support my private Member’s Bill, which aims to do that?

[Michael Gove]

The hon. Lady raises an important issue also raised by Members from North Devon, North Norfolk and elsewhere. Through the Levelling-up and Regeneration Bill and other measures, in co-operation with the Department for Digital, Culture, Media and Sport, we are looking at what we can do to alleviate some of the pressures that her constituents and others face.

Social Housing Standards

Rachael Maskell Excerpts

Wednesday 16th November 2022 Commons Chamber

[Michael Gove]

I am grateful to the hon. Gentleman for raising that case. The housing and planning Minister, my right hon. and learned Friend the Member for South East Cambridgeshire (Lucy Frazer), is a former Justice Minister; I know that she and the Under-Secretary of State, my hon. Friend the Member for Kensington (Felicity Buchan), appreciate the importance of the issue. I hope that we will be able to make progress.

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

This must be a moment of epiphany. The scale of the problem—damp, cold, overcrowded housing or no housing at all for my constituents and constituents across the country— needs to be addressed by an action plan from every housing provider with a timeline for when the necessary reparation will be made, but there also needs to be a deep dive into the skills available to perform this reparation, because that too is a challenge.

[Michael Gove]

The hon. Lady has made an important point, which gives me the opportunity to say two things. First, we do need professionalism within the sector overall, and that is one of the matters that will be considered in the Social Housing (Regulation) Bill. Secondly, as the hon. Lady rightly said and as so many other Members have pointed out, this individual tragedy is reflective of a broader set of problems in the housing sector. Those problems, as we have discussed, have been exacerbated by the nature of the housing stock that we have in this country—its age and its condition—but that is no excuse for not taking action.

I think—and I hope this reflects the mood of the House—that we have reached a point at which we all recognise that, thanks to this tragedy and thanks to the campaigning of Members on both sides of the House, as well as the campaigning of individuals outside such as Kwajo Tweneboa, Daniel Hewitt and Vicky Spratt, we now know that we need to tackle these questions with a greater degree of urgency than ever before.

Private Rented Sector White Paper

Rachael Maskell Excerpts

Thursday 3rd November 2022 Commons Chamber

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

It is a pleasure to follow the hon. Member for Harrow East (Bob Blackman). I sat on the levelling up Bill Committee, and seven Ministers served us during that time, so I share that frustration. We need a long-term strategy to ensure we address the housing crisis we face.

I congratulate the hon. Member for Dover (Mrs Elphicke) and my hon. Friend the Member for Brighton, Kemptown (Lloyd Russell-Moyle) on securing this important debate, which has caused hon. Members to stay behind on a Thursday because we care so passionately about housing. I also welcome the new Minister to her place. I trust she will produce the goods that we are all longing for: not just a fairer private rented sector and a 12-point plan, but the first step of a comprehensive strategy to address once and for all the housing crisis that we see.

The private rented sector has now become the backstop to housing, as opposed to local authorities, which traditionally had that role. As a result, power has shifted from the state into the hands of private landlords, which is why we face some of these deep-seated crises. In York, 20.4% of people live in the private rented sector. I have looked at the number of class 1 measures that need to be taken because of a failure to keep those homes in good condition. A quarter of homes have trip hazards, poor wiring, mould, rodents—the list goes on. That is why today’s measures on raising those standards are so important. But that can be only a first step.

Most landlords are there to serve a community in their own way, but also to realise the value of their estate and investment. Much extraction of property and money removes those opportunities from anybody else. For any tenant I speak to in the private rented sector, renting is not their choice. It is a matter of needing a home and for many people that home is not satisfactory for them. Since the year began, we have seen a plethora of section 21 notices; they are rising in number. I will talk about that because we are seeing a rise in costs and a decline in conditions. Looking at costs, my constituents spend 32% of their income on rent, which means that, with the cost of living crisis and energy costs, there is little left to start saving for that longed-for home. Property prices are rising in York at a rate that is running away from people, so they are trapped, with no assets, in the private rented sector. We must facilitate people’s ability to break out from that.

Some costs fall heavily on people who receive local housing allowance. I really hope that the Minister will talk to colleagues about that—I appreciate that there is crossover of interest in housing—and how the broad rental market is evaluated. The average rental cost in York is £945 per calendar month, and yet someone would receive only £650 in their LHA for a two-bedded property. That gap means that people cannot afford to live in the private rented sector and have nowhere to go. Ultimately, we see that many people with the vital skills needed to ensure that our economy can function are leaving our city. There are deep-seated challenges because the rental market covers a much broader area than York, which has a particular hotspot in property expense.

We also see people taking real advantage of section 21 notices because of the short-term holiday let market. The hon. Member for North Devon (Selaine Saxby) focused her speech on that, and I will do so, too, because it is hitting holiday hotspots across the country at such an alarming rate. Private landlords are flipping their properties over from the private rented sector to short-term holiday lets. In York, a landlord can get £700 from a property for a weekend. In the light of the measures spoken about by the hon. Member for Harrow East and the changes first in buy-to-let mortgages and then when George Osborne pulled back some tax advantages, landlords say that their margins are too tight to maintain their properties in the private rented sector so, to make any profit on their assets, they need to flip their properties.

We have more than 2,000 short-term holiday lets just in my constituency and the surrounding area, which are hollowing out streets and communities. Ultimately, because of that market, people are being kicked out of their homes and having to leave the area and their jobs, and children are being taken out of school. That is why I have a private Member’s Bill—the Short-term and Holiday-let Accommodation (Licensing) Bill—before Parliament. I hope that the Department will work with me to bring it into being and regulate and license short-term holiday lets. It is due to have its Second Reading on 9 December, and it could transform our ability to regulate that market. That is where the inequality sits and where we need to see significant change.

I welcome the measures in the White Paper for greater accountability and for greater power for tenants—something that has been so absent. That is why I very much hope to see those measures brought forward in a Bill at the earliest possible stage. An ombudsman is a way of bringing powers to book, but it needs to be properly resourced. If it is not, it will be ineffective in bringing about the changes that we need to see and to put curbs on landlords wanting to exploit the system.

I turn to students. My hon. Friend the Member for Brighton, Kemptown mentioned the challenges in student accommodation. I met York Residential Landlords Association to discuss the matter as well as the universities in York. Purpose-built student accommodation has an exemption and can issue just one-year tenancies to students. However, in the private rented sector, there is not that option. That will cause real challenge. Next year’s students are already seeking out their accommodation. Landlords are saying that if the legislation comes in, they will simply start looking for their accommodation during the exam period. That, clearly, would not be in anyone’s interests. My hon. Friend the Member for Brighton, Kemptown came up with a really sensible and positive suggestion, and I hope the Minister can look at it, but we do need to solve this issue for the sake of students. I have 40,000 students in one form or another in York, so it is a major issue for us.

I hope the Minister, in her time in the role, will look internationally at good practice, as there is much to learn from across the globe. In particular, I am attracted to measures taken in Finland where tenants are provided with resourcing, instead of just a local housing benefit, to start being able to access the property market themselves. It is an interesting model that should be considered as an opportunity.

I concur with hon. Members from across the House on the need to build social homes. We really do have a crisis, and when there is a crisis urgent measures need to be taken. The problem with housing is that it is still seen as a short-term fix for developers trying to make their revenue. We have to think far more long-term about it. I urge the Minister to think about the opportunities her Government have to use public land for public good. I am talking about disposals of Ministry of Defence land, NHS property services, Network Rail and so on—significant estates. If we can build social housing and affordable housing on those estates, as opposed to housing to market, it could be a real game changer. The interest of the spending Department is to receive a capital receipt, but if we can find that as a mechanism to deliver the housing our communities need it could be really important.

I will close on this point. When Nye Bevan sat where the Minister is and had the opportunity to deliver housing—I think we all recognise that he delivered more for social housing and more for housing in our country than any other Minister ever has, and I certainly pay tribute to him—he said that the only way to deliver the housing the country needed was to empower local authorities, municipal authorities, to have the authority to go ahead and build. He built and he delivered. I trust the Minister will, too.

--- Later in debate ---

[Felicity Buchan]

The hon. Gentleman will recognise that legal aid does not fall within my remit, but I am happy to meet him and have a conversation.

We empathise strongly with those affected by the cost of living issues. That is why the Government have provided over £37 billion in cost of living support this year to those who need it the most. We have given unprecedented support to protect households from high energy prices. For tenants who are unable to afford their rental payments, there is a range of potential support available through the welfare system.

My hon. Friend the Member for North Devon (Selaine Saxby) and the hon. Member for York Central (Rachael Maskell) both raised the issue of second homes and holiday lets. I am aware of the pressures in their constituencies. The White Paper contains a proposal on that issue, and I point both hon. Ladies to the Department for Digital, Culture, Media and Sport’s call for evidence on the topic.

[Rachael Maskell]

The DCMS call for evidence has closed, but I have a private Member’s Bill before the House. Will the Minister’s Department work with me to ensure that we can regulate short-term holiday lets?

[Felicity Buchan]

Specifically, that falls under the DCMS, but I am happy to have a conversation with the hon. Lady.

Section 21 Evictions

Rachael Maskell Excerpts

Tuesday 25th October 2022 Westminster Hall

[Kevin Hollinrake]

Like the hon. Gentleman, I have seen that briefing. That means that in effect somewhere between 20% and 30% of supply might go overnight, or go very quickly, and we have seen that in Scotland—[Interruption.] The hon. Gentleman can shake his head, but it is a reality. We have seen in Scotland a reduction in supply on the back of the abolition of section 21, followed by rent controls.

Back in York in the mid-1980s, what the Government are saying will happen is—

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

On a point of order, Ms Nokes. I do not mean this with any malice, but I think that the hon. Gentleman should refer to his entry in the Register of Members’ Financial Interests.

[Kevin Hollinrake]

I appreciate that. The hon. Lady could have made an intervention and I would have responded, but she is absolutely right, and I draw Members’ attention to my entry in the Register of Members’ Financial Interests. For many years, I owned an estate agency lettings business, which I do not own any more. I have, I think, four private rented properties in the private rented sector, but I absolutely do not speak on my own behalf; if anything, I speak on behalf of tenants, because I think that the measures being advocated would lead to a reduction in supply, which would ultimately be massively counterproductive for tenants. That is the conversation we should be having: one about whether or not this idea is good for tenants.

If the hon. Member for Liverpool, Walton will just indulge me for a second in terms of responding to his points—he is shaking his head, but if he just listened to my points, it might be useful. Rent controls applied back then. It was not as if rent controls were set according to market value, because there is no market value at that point. As soon as we introduce rent controls, we effectively get rid of market values. That is what happens. Back then the rent offices would compare a property only with other properties that had been rented out, none of which were accessible by the open market. Rent controls take us away from a free market completely.

The Government are also saying that if a landlord needs to reoccupy a property or wants to sell it, they will allow them to do that and ask the tenant to leave on that basis, but that loophole was closed then and it will be closed again. Back then, if someone wanted to ask a tenant to leave, they had to find another house for them. They had to be provided with another house, because the Government did not want that to be used as a back door to getting that tenant out.

--- Later in debate ---

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

It is a pleasure to see you in the Chair this afternoon, Ms Nokes. I congratulate my hon. Friend the Member for Liverpool, Walton (Dan Carden) on his excellent introduction to the debate.

For far too long, housing has been an investment as opposed to a human right. That is why it is so important that we start turning the equation around and ensuring that everybody has access to housing. The reality is that few people want to live in the private rented sector. They aspire to have a home that they can call their own, but as rents increase, they are unable to save up to live the dream. It is important that we build the housing stock required to meet need now and in the future.

[Dan Carden]

There has been discussion about who exactly is in the private rented sector. People may not wish to live long term in the private rented sector, but too many of our constituents are trapped there. The travesty of this Government is that their economic chaos has probably led hundreds of thousands of people in areas such as mine, who would have wanted to get on the housing ladder in the next couple of months and years, to rethink their plans and stay put.

[Rachael Maskell]

My hon. Friend is absolutely right. Many people saved up for that much-wanted mortgage, and events in recent days have meant their sales disappearing before their very eyes. Demand for property is outstripping supply, which means that the availability of property is such that hope is fading fast for so many people.

This issue is about power and control—about who has wealth and who has none in our country. More and more is being extracted from people who are desperate just to have a level playing field. That is why this debate is so important. If a Government have given their word to the electorate, they should keep it—not least when we are dealing with a significant housing crisis. York so exemplifies a place where there is housing chaos and challenge that I would invite the Minister—if he remains in his place this afternoon—to visit us and see what is really happening.

[Wera Hobhouse]

Will the hon. Member give way?

[Rachael Maskell]

I will continue my speech for the moment, if I may. My hon. Friend the Member for Liverpool, Walton highlighted the sudden 52% increase in the number of evictions this year. There is a reason for that, and the hon. Member for Thirsk and Malton (Kevin Hollinrake) referred to it: section 24 of the Finance (No. 2) Act 2015.

We have to look at cause and effect in relation to evictions. In came legislation to curb the advantages of the buy-to-let market, meaning that landlords did not get the tax advantages they had previously had. As a result, they are in negative equity, and are therefore looking at how they can derive a profit. I see that happening in two ways in my constituency: first, landlords putting up rents significantly so that they can break even on their investment; and, secondly, landlords evicting tenants, either to put up rents—that is rare—or to flip the house over to become an Airbnb.

In my constituency, we have seen a sharp increase in the short-term holiday let market. The statistics for whole properties show that back in January 2018 there were 973. Now there are 2,118. That decreases the supply of available housing even more, so if more demand is placed on the market, up go the rents again. People in York are pulling their children out of school, giving notice on their jobs and moving out of the area. That has skewed the local economy. We cannot recruit to our public services, and we are in rapid decline, because those 2,000 homes were built to be residential. With a council that is not building, the market is rapidly becoming overheated; it is broken. When someone can make £700 over a weekend on a property—a party house, as we see in the Airbnb market in York—or £945 on rent every month, why would they hang around and not flip their property? That is how the section 21 notices are being used in the residential areas of York. It is breaking communities and harming the market. It also shows how broken the whole market is.

On top of that, the local housing allowance does not meet the levels required, for people who would much prefer to be in social housing. We have to look at the broad rental market area, which is far too large. When there is a heated-up housing market, people who cannot get into social housing also cannot get into private housing, and they have nowhere to go.

[Kevin Hollinrake]

The hon. Lady is making a good point about holiday homes. Does she concede that section 24, which limits mortgage interest for people who provide homes to the private rented sector but does not apply to holiday homes, is one incentive to make a property a holiday home? If section 21 were abolished, there would be at least two reasons to provide a holiday home, rather than a property to the private rented sector.

[Rachael Maskell]

The hon. Member makes a point, but it is not an either/or scenario. I appreciate that it is a mess, but the Government have to mop up that mess, as it is of their own making. The fact we have seen landlords rapidly flip their properties demonstrates the urgency of addressing the issue.

I hope hon. Members will support my private Member’s Bill—the Short-term and Holiday-let Accommodation (Licensing) Bill—which is due to have its Second Reading on 9 December. I am looking to license the short-term holiday let market to provide security and allow local authorities the control to prevent some of that flipping. We have to get to the source of the problems. I trust the Minister will address that today.

Levelling-up and Regeneration Bill (Twenty Sixth sitting)

Rachael Maskell Excerpts

Committee stage
Thursday 20th October 2022 Public Bill Committees

[The Chair]

Before we begin, I have a few reminders for the Committee, which Mr Speaker has asked me to read out. Please switch electronic devices to silent. No food or drink, except for the water provided, is permitted during sittings of the Committee. Hansard colleagues would be grateful if hon. Members emailed their speaking notes to [e-mail].

New Clause 44

Mission on environmental equality

“(1) When preparing a statement of levelling-up missions under section 1, a Minister of the Crown must include a mission on environmental equality.

(2) The environmental equality mission must include the objective of ensuring equitable access to high quality natural spaces.”—(Rachael Maskell.)

This new clause would require the Government to include a mission on environmental equality, incorporating equitable access to nature in particular, within the levelling up programme.

Brought up, and read the First time.

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

I beg to move, That the clause be read a Second time.

[The Chair]

With this it will be convenient to discuss new clause 46—Nature restoration duty—

“(1) It is the duty of relevant Ministers to identify and maintain a network of sites for the purposes of restoring and protecting the natural environment in local areas.

(2) By 2030 and thereafter, the network must include at least 30% of land in England that is protected, monitored and managed as a "protected site" or other effective area-based conservation measures for the protection and restoration of biodiversity.

(3) For the purposes of subsection (2), ‘protected site’ means a site that satisfies the following conditions—

(a) habitats, species and other significant features of the natural environment with biodiversity value within the site are strictly protected from direct and indirect harm;

(b) management and monitoring provisions are made to ensure that habitats, species and other significant features of the natural environment with biodiversity value within the site are restored to and maintained at favourable condition and are subject to continuing improvement; and

(c) provision is made to ensure that conditions (a) and (b) are met in perpetuity.

(4) In carrying out duties under this section, the Secretary of State must be satisfied that—

(a) any areas of special interest for biodiversity in England as defined in section 28 of the Wildlife and Countryside Act 1981;

(b) all irreplaceable habitats; and

(c) areas identified in Local Nature Recovery Strategies that are protected in the planning system and managed for the recovery of the natural environment

have been identified and designated as a protected site.”

This new clause would require relevant Ministers to identify and maintain a network of sites for nature to protect at least 30% of the land in England for nature by 2030. The clause defines the level of protection sites require to qualify for inclusion in the new network and requires key sites for nature to be included within it.

[Rachael Maskell]

It is a pleasure to serve with you in the Chair, Mr Hollobone, on the final day of our proceedings on this incredible Bill. I want to place on record my thanks to all the Clerks for the support they have given the Committee, particularly when writing our amendments.

There are omissions in the levelling-up agenda. Future generations, let alone the current one, will not forgive a levelling-up plan that fails to focus on the natural environment and to ensure that people have equal access to our greatest assets. Equitable access to the environment needs to be in the Bill through a specified mission. Some 70% of UK adults have said that being close to nature improves their mood, saving the NHS at least £100 million a year, with a nature-rich space leading to healthier and happier people. One in three people in economically deprived areas does not have access to green spaces within 15 minutes of where they live. These measures are therefore vital for our mental and physical health. It is often those who live in urban, deprived communities with the least connection to our natural environment who suffer the most. Making tacking that issue a central mission of the levelling-up agenda would prove that this Government understand that enrichment is for everyone and would bring Government focus to it.

I have constituents who have never been to the country, children who have never run along a beach and adults who have never climbed a mountain, never got lost in a forest and never been to a place where they can breathe the cleanest air. Without nature, our wellbeing is impaired, productivity falls and poverty rises—that is inequality, not levelling up. Access to the natural environment must therefore be a central mission if levelling up is to have any purpose at all.

New clause 46 would place a duty on Ministers to identify and maintain a network of sites for nature, to protect at least 30% of the land in England for nature by 2030, and that land must be monitored and managed for conservation and restoration. If, like me, you miss hedgehogs—perhaps they have no connected corridors—or birds, bees and butterflies, which we have failed to protect from pesticides and whose habitats we have failed to save, you will understand why this new clause is important. If you live somewhere like York and see more and more severe flooding because grouse moor shooting practices have damaged the upper catchment, you will want to see that practice stopped and the land restored. Our incredible natural environment was created to be in perfect balance, but our interference has caused so much harm.

We have a serious duty to monitor the natural environment, end the harm and restore nature before it is too late. Homing in on key sites must be our priority. We have heard so much this year about the climate emergency, and COP15 is highlighting the ruinous state of our natural environment. Just over the weekend, I was reading a WWF report that states that, on average, 69% of populations of mammals, birds and fish have vanished since 1970. We have to stop and save. My new clause would be the first step in that and would show that the Government were serious, not grandstanding, on such a serious issue.

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

It is a pleasure to serve under your chairmanship again, Mr Hollobone. I am again delighted to find some common ground so early in the Committee sitting; I think we were three minutes in when the hon. Member for York Central mentioned her love for hedgehogs—something that I definitely share. I thank her for these proposals, which aim to address the importance of the environment within the levelling-up framework.

New clause 44 concerns the inclusion of a specific mission on environmental equality. While I fully appreciate the sentiment behind it, the missions as depicted in the levelling-up White Paper are the product of extensive analysis and engagement already. They are supported by a clear range of metrics, which will be used to measure them at the appropriate levels of geography. They take into account the wider range of inputs, outputs and outcomes needed to drive progress in the overall mission. They cover a wide range of policy issues that are all clearly linked to the drivers of spatial disparities.

The Government have already explicitly acknowledged the importance of natural capital in the White Paper. As an asset, it underpins sustainable GDP growth, supports productivity over the medium term and provides resilience to future shocks. Natural capital has been estimated to be worth £1.2 trillion in the UK alone. It also has a place under the 25-year environment plan, which sets out the Government’s plans to help the natural world regain and retain good health. It pursues cleaner air and water in our cities and rural landscapes, protection for threatened species and provision of richer wildlife habitats. Importantly, the Environment Act 2021 already contains provision for the setting of long-term environmental targets for England, which is also referenced in the levelling-up White Paper, so the Government’s commitment to the environment is incredibly clear.

The Bill is designed to establish the framework for the missions, rather than the individual missions themselves. The framework provides an opportunity to scrutinise the substance of the missions and further environmental protections against a range of existing Government policy.

New clause 46 aims to establish a duty on relevant Ministers to identify and maintain a network of sites for nature. The Government have already committed to protecting 30% of land for nature by 2030 and to developing the most appropriate approach to increasing and enhancing protected land as we do so. Protected sites are our best existing areas for nature, providing places within which species can thrive, recover and disperse. The nature recovery Green Paper sought views on how the protected site system in England could be improved to better deliver our domestic and international biodiversity objectives, including our commitment to protect 30% of land by 2030 and wider species recovery. We are considering responses to the Green Paper and will be publishing our response in due course. This is the means through which the Government will implement and identify sites for the 30 by 30 commitment, but I hope the Government will be given the opportunity to respond on the Green Paper first. On that basis, I hope I have provided enough reassurance for the hon. Member for York Central not to press her new clauses.

[Rachael Maskell]

I have to disagree with the Minister that such priority is being given to the natural environment. This has to be a central mission, not least because of the recognition that she has given to the value of natural capital. While the 25-year environment plan sets out an ambition, it is weak on targets and monitoring. We need to go far further, which is what this proposal will do if it is a central mission in levelling up.

On new clause 46, I note that the Government are consulting on the issue, and I am interested in the responses. I will not push these new clauses today, save to say that the natural environment does not have high enough priority in this legislation, but it is essential for our future. I beg to ask leave to withdraw the motion.

Clause, by leave, withdrawn.

New Clause 45

General duty to reduce health inequalities and improve well-being

“(1) For the purposes of this section ‘the general health and well-being objective’ is the reduction of health inequalities and the improvement of well-being in England through the exercise of functions in relation to England.

(2) A public authority which has any functions exercisable in relation to England must prepare and publish a plan to be known as a health inequalities and well-being improvement plan.

(3) A relevant planning authority must have regard to the general health and wellbeing objective and that plan when preparing relevant plans, policies and strategies.

(4) A relevant planning authority when making a planning decision must aim to ensure the decision is consistent with achieving the general health and well-being objective.

(5) In complying with this section a relevant planning authority must have special regard to the desirability of—

(a) delivering mixed-use walkable neighbourhoods which accord with the 20 minute neighbourhood principle; and

(b) creating opportunities to enable everyday physical activity, through improving existing and creating new walking, cycling and wheeling routes and networks and natural spaces.

(6) For the purposes of subsection (5)(a), neighbourhoods which accord with the 20 minute neighbourhood principle are places where people can meet most of their daily needs including food shops, schools, health services and natural space within a 20 minute return walk of their home.

(7) Where the relevant authority is a local authority, in complying with this section, the authority must—

(a) include specific objectives for access to natural spaces and ensure that those objectives are met;

(b) ensure that the objectives established under subsection (a) set out standards for high quality accessible natural green and blue spaces, using Natural England’s Accessible Natural Greenspace Standards as a baseline, and going beyond these standards where possible; and (c) implement and monitor the delivery of those objectives.”—(Rachael Maskell.)

Brought up, and read the First time.

[Rachael Maskell]

I beg to move, That the clause be read a Second time.

We are a sick nation physically. Our health outcomes are regressing and we are sinking into a mental health quagmire. Levelling up has to address this agenda, or else it has no purpose. The new clause recognises the inequality and demands change. It should be welcome and should integrated into the Bill, not least with the health disparities White Paper scrapped. If we have poor planning, residential or economic, people’s health is impacted. If we have poor transport planning, pollution reduces their life expectancy. If someone has a cold, damp house or faces housing insecurity, they will have poor educational outcomes and a poor job, poor pay and poor prospects, and they will get trapped in a cycle. Levelling up should break them free of that.

In his 2010 “Fair Society, Healthy Lives” review, Professor Sir Michael Marmot understood this. It is his life’s work to consider how planning, transport, environment and housing must come together to address wider health determinants. The new clause seeks to heed his work and to act. Planning has the most significant role to play, yet it does not have statutory engagement with this agenda. We urgently need to address inequality and shape sustainable, thriving and healthy places for physical activity and mental wellbeing—natural places for walking, cycling and wheeling that have clean air and that are accessible. Although there is an existing legal duty on local authorities and the Secretary of State to improve public health in England, there are no corresponding legal duties to reduce health inequalities and improve wellbeing in local authorities, but they are the delivery vehicle of this agenda.

A health inequalities and wellbeing improvement plan must integrate health, planning, transport, environment and housing to address social determinants. Let us make one. Delivering 20-minute neighbourhoods would not only change the way we live our lives, but build community for all, creating, as a planning purpose, opportunities for active travel and natural space, enhancing wellbeing and economic output, and levelling up. Building in natural green and blue spaces is therefore vital to the planning and levelling-up agendas.

We have talked for years—decades—but talking does not make anything happen. We need action, infrastructure, obligations and a further levelling-up mission. Let us legislate and support the new clause.

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

It is a pleasure to serve under your guidance today, Mr Hollobone. On this last day of the Committee, I want to put on record my thanks to the Clerk here and those who are not present for their work and support throughout the Committee. I also thank colleagues on both sides. Although I have been disappointed that the Government have not accepted amendments from the Opposition or from their own Back Benchers, I have nevertheless appreciated the courtesy with which that has been done. I have enjoyed this time on the Committee with all Members present—I genuinely mean that.

I have a few words to say on the new clause. Health inequalities are hugely significant for levelling up, and I want to pick just two issues that affect rural communities—not just mine, but others too. I will start with GPs. In my constituency alone there has been a 17% drop in the number of GPs in the past five and a half years—that is more than one in six GPs gone—and the average GP there serves 403 more patients than they did in 2016. Any Government criticism or implied criticism of GPs not seeing people quickly enough needs to be seen in that context. Let us support our GPs with the resources they need, rather than lambasting them.

It is worth pointing out that that period coincides with the time since the Government got rid of the minimum practice income guarantee, and I am going to argue that those things are connected. The minimum practice income guarantee was money that supported small, often rural, surgeries to ensure they were sustainable. Its removal has led to the closure of a number of surgeries, including the current threat to the Ambleside and Hawkshead surgeries in my constituency. A new small surgeries strategic rural fund could support those surgeries, make sure we do not lose more and bring some back.

The second issue is about cancer. In the north of Cumbria, 59% of people with a cancer diagnosis are not seen within two months of their diagnosis—they are not being treated for the first time for more than 62 days after diagnosis. In the south of Cumbria, the figure is 41%. Either way, that is outrageous. People are dying unnecessarily.

There are a whole range of reasons for that. One is the lack of easy access to radiotherapy. According to the Government’s national radiotherapy advisory group, any patient who has to travel more than 45 minutes one way for radiotherapy treatment is in receipt of “bad practice”. That information was published a few years ago now, but it still absolutely stands, clinically and in every other way. There is not a single person living in my constituency who can get to treatment within 45 minutes—not one. Mobile or satellite units at places such as Kendal and Penrith are absolutely essential. If we are going to tackle levelling up and health inequalities between rural areas and others, we need to ensure that small rural surgeries are properly funded and that there are satellite radiotherapy units.

--- Later in debate ---

Although I understand the spirit of the new clause, the Government must oppose it because the new approach to co-ordinating local efforts to improve health outcomes and policies in place as part of the planning system already ensures that those important issues are considered by public authorities. I kindly encourage the hon. Member for York Central to withdraw her new clause.

[Rachael Maskell]

I am incredibly grateful to the hon. Member for Westmorland and Lonsdale for raising the situation in Cumbria, including the shocking statistics about what is happening around cancer care in that area, of which he is an incredible champion.

My challenge to the Minister is this. The Government have lots of initiatives, but no co-ordination, focus and drive to deliver, which is why creating a duty to address health inequalities is important. ICSs are distracted by the crumbling of the NHS and have so many priorities placed on them. The planning expectations are just not being met and delivered, as there are other pressures and priorities that come through the planning system.

Public health is an important issue for all of us, but it does not fall within the ABCD of the Secretary of State’s priorities for the health services. This is another missed opportunity to create a mechanism to measure and manage health inequalities and disparities through the planning system. It absolutely belongs within levelling-up legislation; it is a shame that the Minister will not support that.

I will not push the new clause to a vote, but I hope the Minister will take on board those points and see how they can be further integrated into the Bill. I beg to ask leave to withdraw the motion.

Clause, by leave, withdrawn.

New Clause 47

Churches and church land to be registered as assets of community value

“(1) The Assets of Community Value (England) Regulations 2012 (S.I. 2421/2012) are amended as follows.

(2) After regulation 2 (list of assets of community value), insert—

‘2A Parish churches and associated glebe land are land of community value and must be listed.’”—(Rachael Maskell.)

This new clause would require parish churches and associated glebe land to be listed as assets of community value, meaning communities would have the right to bid on them before any sale.

Brought up, and read the First time.

[Rachael Maskell]

I beg to move, That the clause be read a Second time.

New clause 47 raises quite a niche issue, but none the less an important one. The post office is long gone; the village shop has closed; the pub is now holiday lets. Some may not realise that the Church of England is currently looking to dispose of 356 churches. They were paid for and built by parishes and are now under threat. They are the very last community space, sucked out by the secularisation of society. The need for financial prudence over community value and a spiritual space within a community has never been more apparent. Having met with the Save the Parish campaign, I believe that these spaces are too important to just go to the market. Instead, parish churches and associated glebe land should be designated as land of community value.

[Greg Smith (Buckingham) (Con)]

I am curious as to why the hon. Lady is defining this as narrowly as parish churches. For example, a church in my constituency was never a parish church—it was attached to a mental health facility that has long closed—but it is just as architecturally beautiful and as much a piece of heritage as the nearby parish churches. There are many similar chapels out there; in many cases they were attached to hospitals or military facilities. They also add community value and need saving. Will the hon. Lady expand her scope to include those premises?

[Rachael Maskell]

I am incredibly grateful to the hon. Member for Buckingham for raising that issue. He is absolutely right; we need to look at the broadest possible scope. This particular issue has been raised within the Church of England, but he is right—there are many places of worship that should be marked as community assets.

When those assets are disposed of, communities should have a right to access them and bid for them, as we have discussed during previous stages of the Bill, rather than them going straight to market sale. That leaves communities devoid of any assets whatsoever. It is so important for communities to have the option to maintain an asset and use it for multiple purposes, including as a place of worship or as a place to serve the community.

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

I thank the hon. Member for York Central for putting forward the new clause. She powerfully made her point about the importance of church properties and church land at the centre of our communities. We have all recently seen buildings that have brought communities together for decades and centuries, very sadly, no longer able to continue in the way that they have previously, and they may be released for other purposes. I accept that; we all regret it and many people in the communities regret it. I have an example in my constituency: there was a long-standing campaign for St Andrew’s Parish Church in Barrow Hill, which concluded only a few months ago. It was an early version of a church built along the lines of the arts and crafts movement. It has significance, and yet it looks as though it will leave ecclesiastical aegis.

I completely understand the hon. Member’s sentiment and she has made a cogent case for the new clause, but the challenge—and why I will ask her to withdraw it—is that the assets of community value scheme allows local communities to make applications to retain community assets where they think it is reasonable and proportionate. On balance, while I accept her point, it would be better to allow local communities to continue to make those decisions. When the challenges that she highlighted arise, I hope that communities try to ensure that churches are protected as much as possible.

[Lee Rowley]

I am grateful to my hon. Friend for his intervention. He is absolutely right that, historically, we have attempted to address such issues, both through the continuation of the asset of community value process, which allows local communities to try to intervene should they feel that appropriate, and the community ownership fund, which is £150 million of taxpayer subsidy that supports communities to save at-risk assets.

Although I accept the point made by the hon. Member for York Central, my personal preference, and that of the Government, is that local communities reserve the right to request assets of community value and to go through that process. Automatically designating churches as assets of community value may not be appropriate in all circumstances. I ask that the hon. Lady kindly withdraw the motion.

[Rachael Maskell]

I want to pick up on a couple of points. I thank the hon. Member for South Suffolk for raising his concerns. Considerable public money is invested in many such historic buildings before they end up at market, so we need to consider that opportunity. However, churches are not just ordinary buildings; they are very special buildings in our communities. We must consider the broader value that such places bring to our communities. Although I will not press the motion to a Division, I hope that the Minister will regard this as a new issue on his desk and that, when we have debates on later stages of the Bill, he will look further at how we can protect these vital community assets. I beg to ask leave to withdraw the motion.

Clause, by leave, withdrawn.

New Clause 48

Requirement to hold a referendum for large and strategic sites

“(1) A planning application which a local planning authority has received is subject to approval by residents in a referendum in either of the following cases—

(a) the planning application is for a site of two hectares or over, or

(b) the planning application is for a site of one hundred housing units or over.

(2) The local planning authority may not approve an application under section (1) unless the result of the referendum is to approve the application.

(3) Where the result of the referendum is not to secure an application the applicant may resubmit an application to the local planning authority if the following conditions are met—

(a) they have carried out further public consultation on the plan, and

(b) the plan has been substantively revised as a result of this consultation.”—(Rachael Maskell.)

This new clause would require planning applications for large and strategic sites to be subject to approval by residents in a referendum.

Brought up, and read the First time.

[Rachael Maskell]

I beg to move, That the clause be read a Second time.

[The Chair]

With this it will be convenient to discuss the following:

New clause 49—Requirement to hold a referendum where planning permission has been granted—

“(1) A planning application which a local planning authority has received is subject to approval by residents in a referendum in either of the following cases—

(a) where outline planning permission has been granted, all applications for sites with over fifty housing units that have been in place for five years or more without the approved development being completed, or

(b) where full planning permission has been granted, all applications for sites with over fifty housing units that have been in place for three years or more without the approved development being completed.

(2) The local planning authority may not approve an application under section (1) unless the result of the referendum is to approve the application.

(3) Where the result of the referendum is not to secure an application the applicant may resubmit an application to the local planning authority if the following conditions are met—

(a) they have carried out further public consultation on the plan, and

(b) the plan has been substantively revised as a result of this consultation.”

This new clause would require that applications which have already been granted are subject to approval by referendum after a certain period of time for large sites.

New clause 50—Requirement to hold a referendum: affordable housing targets—

“(1) A planning application which a local planning authority has received is subject to approval by residents in a referendum if—

(a) the planning application is for a site of fifty housing units or more, or

(b) the planning application is for a site identified for housing in an adopted or draft Local Plan

and the application fails to meet the local planning authority’s quota for the delivery of affordable housing.

(2) The local planning authority may not approve an application under section (1) unless the result of the referendum is to approve the application.

(3) Where the result of the referendum is not to secure an application the applicant may resubmit an application to the local planning authority if the following conditions are met—

(a) they have carried out further public consultation on the plan, and

(b) the plan has been substantively revised as a result of this consultation.”

This new clause would subject planning applications for less affordable housing to approval by residents in a referendum.

[Rachael Maskell]

Communities are very much removed from the planning system, as I have mentioned multiples times to the Committee. However, what comes before a local planning authority is the future of a community’s homes, jobs, streets and town centres. On larger sites, that can have even more significance. The new clause provides that, on sites of more than 2 hectares or of over 100 housing units, the public would be given a meaningful say over developments.

York Central, which will become Airbnb central before long, is a development of 2,500 units on a 45 hectare site. The units are too costly for local people, and the wrong kind of housing for my community, so they will simply be assets for investors. No one in York wants the development to go ahead as planned, but no one has had a say. In fact, the community has been ignored and snubbed, while all those who will gain capital receipts, and our inept council, nod it through. People need a say, and how better than through a public vote? They want the site to be developed, but with homes and jobs for them. Where developers have not advanced their planning, they too should be given an opportunity to have a say over those sites. People in communities should be at the heart of planning; they are instead ignored.

I have one objective: for people to be given back their communities. Communities should have homes, jobs and natural assets that benefit them, and be empowered and valued. Instead, landowners—public and private—developers, and poor planning ride roughshod over them. They extract what they can for their gain, rather than for investment for others. That has to stop, and new clause 48 seeks to stop it. New clause 50 would change the balance of housing developed, so that, rather than market profiteering, the community determines its own gain. Through a public vote, communities would be able to deliver affordable housing.

I believe that we are all on one side in wanting that outcome; it is just that Labour plans to do something about it. My earlier new clauses, through which I sought a process of deliberative democracy, would of course be more powerful, as the right solutions would be achieved from the very start.

[Lee Rowley]

This is an interesting set of new clauses, on which I could detain the Committee for many hours, although I wonder whether it would be keen on that. In the interest of brevity, I will limit my comments, because the clauses go to a philosophical question about where and how decisions should be made, and about the rights of individuals to at least propose activities on their own property with their own capital.

A single principle that has been part of the planning system for many decades is that people have the right to make applications within an existing and approved framework or, if that existing and approved framework is not in place, within the broader national planning policy framework, and for them to be heard. Although I understand the point made by the hon. Member for York Central, that important principle should be upheld.

There is a broader question about whether we should seek to disintermediate the planning system more generally in terms of public involvement, but that is probably one for another forum. I would be happy to debate that question with the hon. Lady, as it raises a number of broader and more interesting issues. As an expert in this area, she will know that it is important to note that the significant number of interventions currently in the planning system allow people to have their say.

I do not necessarily think that the system is broken, but a lot of people feel that their voices are not heard at the right time or in a substantive way, and I completely appreciate their frustration, even if I am not sure about the kind of structural reforms that the hon. Lady proposes. Fundamentally, if local councillors do not consistently do the right thing on planning—if they fail to bring forward local plans, fail to be clear about what should or should not go into plans and where things should or should not go, and fail to create a framework because there has been no local planning, or the framework is wrong—residents should vote them out and replace them with councillors who will. That is what happened in North East Derbyshire in 2019, and I encourage all local residents who feel that their councillors are not consistently doing the right thing on planning over many years to look at whether they have the right leadership in place.

Although the hon. Lady made a strong point—with which I agree—about the importance of democracy in the planning system, I hope that she will not press the new clauses, as I do not think they are necessarily the way to go at this time.

[Rachael Maskell]

I am sure the residents of York will heed the Minister’s advice in May and ensure that they have a council that engages with them and listens to their needs. While we wait for that event, I think it is clear that, across the planning system, communities may have a voice but they do not have the power to influence decisions. We need to ensure greater democratisation of our planning system, which should be about people and communities, and their homes, futures and jobs. At the moment, the planning system is insufficient in helping people to level up, which is what the Bill is all about.

The Minister has heard my arguments, and I am sure that we will debate this further, but I trust that, in the interim between this stage and Report, he will give further consideration to how that balance can be tipped more towards communities, ensuring that they have a proper say, so that that the Bill does not become another developers’ charter under which developers hold all the cards and all the power. I beg to ask leave to withdraw the motion.

Clause, by leave, withdrawn.

New Clause 51

Disposal of land held by public bodies

“(1) The Local Government Act 1972 is amended in accordance with subsections (2) and (3).

(2) In section 123 (disposal of land by principal councils), after subsection (2) insert—

‘(2ZA) But the Secretary of State must give consent if the disposal is in accordance with section [Disposal of land held by public bodies] of the Levelling-up and Regeneration Act 2022.’

(3) In section 127(3) (disposal of land held by parishes and communities), after ‘(2A)’ insert ‘, (2ZA)’.

(4) The National Health Service Act 2006 is amended in accordance with subsection (5).

(5) After section 211 (acquisition, use and maintenance of property) insert—

‘211A Disposal of land held by NHS bodies

Any power granted by this Act to an NHS body to dispose of land is exercisable in accordance with section [Disposal of land held by public bodies] of the Levelling-up and Regeneration Act 2022 as if the NHS body were a local authority.’

(6) Subject to subsection (8), a disposal of land is in accordance with this section if it is in accordance with the Local Government Act 1972 General Disposal Consent (England) 2003 published in Department for Communities and Local Government Circular 06/03, as amended by subsection (7).

(7) Those amendments to the Local Government Act 1972 General Disposal Consent (England) 2003 are—

(a) after paragraph 1 insert—

‘(1A) This consent also applies to any NHS body in England as if it were a local authority in accordance with section 211A of the National Health Service Act 2006;’;

(b) in paragraph 2(b), for ‘£2,000,000 (two million pounds)’ substitute ‘£3,000,000 (three million pounds) or 40% of the unrestricted market value, whichever is greater’;

(c) for paragraph 3(1)(vii) substitute—

‘(viii) a Police and Crime Commissioner established under the Police Reform and Social Responsibility Act 2011;’;

(d) for paragraph 3(1)(ix) substitute—

‘(ix) the Mayor’s Office for Policing and Crime;’;

(e) for paragraph 3(1)(x) substitute—

‘(x) the London Fire Commissioner;’;

(f) after paragraph 3(1)(xii) insert—

‘(xiii) a combined authority;

(xiv) a mayoral combined authority;

(xv) the Greater London Authority;

(xvi) any successor body established by or under an Act of Parliament to any body listed in this sub-paragraph.’.”

(8) The Secretary of State may, to reflect inflation, further amend the cash value that the difference between the unrestricted value of the land to be disposed of and the consideration for the disposal must not exceed.—(Tim Farron.)

This new clause would bring an amended and updated version of the Local Government Act 1972 General Disposal Consent (England) 2003 into primary legislation, extends its application to NHS bodies and clarifies that the Consent applies to Police and Crime Commissioners, MOPAC and the London Fire Commissioner.

Brought up, and read the First time.

[Tim Farron]

I beg to move, That the clause be read a Second time.

New clause 51 addresses an outdated element and we hope that the Government will take it on board. Land and property sold by local authorities, the NHS, the fire brigade and police forces should, where possible, be prioritised for public services and social and affordable housing, which benefit the local communities that those buildings previously served. As things stand, however, the law is ambiguous and outdated when it comes to the sale of publicly owned assets below what is known as “best value”, which is defined as the market value—the highest price achievable on the open market.

This situation has been illuminated by the case of Teddington police station, a publicly owned asset in the constituency of my hon. Friend the Member for Twickenham (Munira Wilson), where local residents have thrown their support behind a bid to turn what is now a disused building into affordable housing and new premises for a GP’s surgery, so that the building can keep serving the local community.

The Mayor of London has consistently argued that he has a statutory duty to achieve best value and is minded to favour the highest bidder. That is likely to be a property developer with deep pockets looking to turn the former Teddington police station into luxury flats. The Mayor’s Office for Policing and Crime is currently seeking legal advice, for which we are grateful, on whether they can legally sell the site for less than its maximum market value where it achieves social value, following a campaign led by my hon. Friend the Member for Twickenham.

Doubt has arisen, because the original law allowing the sale of public sector assets below market value is obsolete. It includes public authorities that have long since ceased to exist, but not their successors—their current equivalents. It allows a difference of price of £2 million, a sum that has not increased with inflation over the past two decades, or almost two decades. It is long overdue an update and an upgrade.

So, the new clause would be that much-needed update, ensuring that local authorities and other public bodies can once again place the good of local communities at the heart of the process when selling off assets. The new clause seeks to do four things. First, it would include new local authorities created since 2003, such as police and crime commissioners and indeed the Mayor’s Office for Policing and Crime, and it makes it clear that any future iterations of those authorities would also be covered.

Secondly, the new clause would expand the list of public authorities to include the NHS, combined authorities and the Greater London Authority. Thirdly, it would increase the maximum difference in value that a public authority can accept for a bid that benefits the local community, raising it from £2 million to £3 million, to account for inflation since 2003. Finally, it would introduce a percentage value difference in addition to the cash value, to level up across the board and take variations of land prices across England and Wales into account.

This seems a wise and timely new clause, which we hope the Government will accept, and I commend it to the Committee.

[Rachael Maskell]

I, too, want to support the new clause and briefly draw attention to the way that we need to ensure that public land is used for public good. Whether it has been NHS Property Services, which has been selling off land to private developers, or Network Rail, which has been using its land to maximise capital receipts, or the Ministry of Defence selling off much of its estate, which we know has not gone well for the Government, we need to ensure that this type of land is used to build the homes that people need now and in the future. I can cite many examples of places in York where it feels that the city is, bit by bit, being sold off—not for the public benefit, but for the benefit of developers. That is why I will support this new clause today.

[Lee Rowley]

I thank the hon. Members for Westmorland and Lonsdale and for York Central for expressing their views on this new clause.

The legislative framework governing the disposal of surplus land is, as the hon. Gentleman outlined, a long-standing one and it is designed to protect taxpayers’ money. The starting point is that land should generally be disposed of at the best price that is reasonably obtainable. However, as he also indicated, there are on occasions the opportunity to dispose of land for less than its maximum value where that creates wider public benefits, such as facilitating community projects. Therefore, it is possible, with the Secretary of State’s consent, for local authorities to dispose of land at less than best consideration in some circumstances.

As the hon. Gentleman also indicated, a general consent is in place for disposals where there would be a loss of value of up to £2 million, and in those cases it is at the discretion of local authorities, and above this threshold—as he also indicated, because he is seeking to change it—disposals require a specific application to the Secretary of State for consent. The legislative framework is designed for local authorities and other locally accountable bodies. It already includes the fire commissioner, and other bodies are accountable in different ways to different regimes.

So, while I completely appreciate the sentiment that the hon. Gentleman expressed, and I have read the correspondence from the hon. Member for Twickenham—although I cannot comment on individual cases, I know that she is making a very clear case regarding a particular instance within her Twickenham constituency—I ask him whether he would be prepared to withdraw the new clause. I know that it seeks to offer solutions.

As a new Minister, I would be interested to understand in more detail from the hon. Member for Twickenham the specific problems that she sees, and while I cannot give her any guarantees, if she wants to write to me with that detail I will happily read it and go through it in more detail. However, at this time I ask him whether he would consider withdrawing the new clause.

--- Later in debate ---

[Alex Norris]

Across England there has been a steady decline in the availability of public toilets—something that does not get a lot of airtime in this place, so this is a good opportunity to rectify that. I do not intend to press new clause 59 to a Division. I wrote the new clauses a long time ago—we have been doing this for a long time—and I did not anticipate that it would be quite so close to a Budget or whatever we call the 31 October event. I do not think the Minister will be keen to make spending commitments prior to that, and I also know that our shadow Treasury team would not be keen for me to make a commitment on its behalf. However, it is an interesting idea and one worthy of discussion.

In 2016 a BBC report highlighted that local authorities had closed one in seven public toilets between 2010 and 2013. The report identified 10 areas in England and Wales with no council-run toilets at all. By 2018, the follow-up report found that the number of areas without any public conveniences had increased to 37. That is a trend likely to accelerate with the pressures on local authorities. It has led to closures or transfers to perhaps voluntary groups or charities. The good will engendered in that is a welcome thing, but it means that accountability for that essential social infrastructure has been lost. We have to be clear about this. I do not think public toilets are a “nice to have”. Lack of adequate facilities disproportionately affects all sorts of groups, including people who work outdoors, people with ill health or disability, the elderly and the homeless. Such essential facilities can make the difference between being able to confidently leave the house or not.

In June this year, the Bathroom Manufacturers Association published results of a survey of 2,000 members of the public. They had been asked about toilet provision in their area. The results were significant: 58% of those surveyed said that there were not enough toilet facilities in their community, and 43% did not believe that there were enough for disabled people, for example. If we are to reimagine our high streets—a theme of some of our debates—encourage mobility, meet equality ambitions and level up communities, improving public toilets will be part of that.

[Rachael Maskell]

My hon. Friend is making a powerful speech. Public toilets are also a public health measure. We have to look at them within that agenda. Changing places are also important, so that disabled people can access public toilets too.

[Alex Norris]

Yes, changing place toilets are hugely important. I pay tribute to Martin Jackaman, the pioneer of those places and a Nottinghamian. Where available, changing places have been life-transforming for some of the most profoundly challenged families in the country. We want more such places, and to be clear that everyone going out in their city or town centre should have access to such provision—with a hoist and all those things that make the difference. That is why the issue is important.

On my new clauses, first, new clause 57 proposes a review of public conveniences. The Government would be asked to form an independent panel to assess the level of need for public conveniences within various communities and, having determined that need, to assess the level of provision. If there is a gap—I suspect there might well be—the panel should ascertain its root causes and make recommendations about what might be done to rectify the situation. I hope that the Government will encourage the devolved Administrations to undertake similar exercises.

Secondly, as addressed in new clause 58, one of the barriers to improving provision is a bit of a gap in ownership of the problem. Therefore, my new clause suggests that there should be a new duty on tier 2 councils to produce a local public convenience plan. That is not to dictate how councils use their resources, but it seems reasonable to have a plan for provision in the area. One would hope to work with partners for public convenience provisions and accountability.

Thirdly, new clause 59 is one proposal that could close the gap more quickly. Where businesses—we should recognise that many businesses up and down the country already do this—allow their toilet facilities to be used by non-patrons, that is a wonderful thing. If they do so, that could be reflected in the business rate. I am interested in the Minister’s views. My new clause might not be ready for the legislation today. That range of things would help close the gap in provision. We cannot afford to do nothing in this area. The gaps should close, but they continue to be a limiting factor on our high streets and in our town centres. I am interested to hear the Minister’s views.

--- Later in debate ---

[Matthew Pennycook]

I beg to move, That the clause be read a Second time.

The proceedings of this Committee over the many months of its existence clearly detail the unwillingness of Ministers to address the issue of inadequate funding, which is the root cause of many of the challenges local planning authorities face. However, the Government have conceded that those authorities have performance and service quality issues that need to be addressed, and they have committed to developing a planning skills strategy for local planning authorities as a result—an issue I will return to when we discuss new clause 71. With a view to making the planning system more effective at a local level, new clause 70 seeks to probe the Government on a proposal included in their 2020 “Planning for the future” White Paper, as well as older studies such as the Building Better, Building Beautiful Commission’s final report and the Barker review of land use planning—namely, making it a requirement that each local planning authority appoints a chief planning officer or place-maker.

In the immediate post-war decades, the corporate and strategic influence of planners in local government was institutionalised in the senior position of the chief planning officer. However, despite planning being a statutory function, a combination of factors over recent decades has led to a situation where only a minority of councils now employ a head of planning who is a member of the senior management team and reports directly to the chief executive. Analysis undertaken by the Royal Town Planning Institute suggests that one in 10 local authorities does not fund a head of planning role of any kind. That progressive downgrading of the status and prominence of planning officers within local planning authorities, entailing a loss of skills capacity and the dilution of planning as a strategic function, has had a detrimental impact on planning outcomes, including in terms of design standards and quality.

Placing a duty on local planning authorities to appoint a chief planning officer, as provided for by new clause 70, would help ensure not only that councils attract professionals with the necessary high-quality expertise on creating places, connecting communities and spatial planning but that the spatial implications of other local authority functions are properly considered when it comes to planning decisions and local plans, thereby making the system more effective and ensuring that all aspects of place-making are properly considered at a corporate level.

[Rachael Maskell]

This is a really important new clause. York no longer has a chief planner, which means that planning decisions are often delayed and that the challenge is not brought to developers that are trying to bring forward their plans for fear of litigation. That is a serious consideration for local authorities, which is why this is such an important new clause.

[Matthew Pennycook]

That example perfectly illustrates the pressures that planning departments are under. There is a general resourcing issue. We know that applications can be delayed by months, if not years, because of a lack of staff. When planning officers move on, applications and all the knowledge around them can be delayed.

There is a wider point, in addition to those general resource pressures, which is that employing chief planning officers with the necessary skills, who sit at an appropriately senior level within the local authority, would have a number of benefits and would help the Government implement the new measures and the burdens they are placing on those authorities through this Bill. As the Minister will know, the Scottish Government introduced legislation in 2019 that requires each planning authority in Scotland to have a chief planning officer, and new clause 17 would achieve the same outcome in relation to England. We believe inserting such a requirement into the Bill would not only assist local planning authorities in implementing the new planning and regeneration measures it contains but would help improve the overall functioning of the planning system, and on that basis, I hope the Minister will give it serious consideration.

Levelling-up and Regeneration Bill (Twenty Seventh sitting)

Rachael Maskell Excerpts

Committee stage
Thursday 20th October 2022 Public Bill Committees

[Alex Norris]

I beg to move, That the clause be read a Second time.

Ministers have talked about the importance of building houses, but as a country we are still not building enough affordable homes. Crucially, we are not building them in the places that need them the most to support growth. We could talk about that all day. My hon. Friend the Member for Greenwich and Woolwich has made many good points about why that has happened.

To bring this back to levelling up, we need to ensure that all organisations that touch communities have a strategic drive to level up. At the moment, levelling up is not a strategic priority for Homes England. Its focus is on supply and quality, rather than reducing regional inequalities, so we think we should add that. For example, through the so-called 80:20 rule, housing infrastructure cash has tended to be targeted at London and the south of England.

New clause 75 seeks to address that disconnect. I hope I am on relatively good ground with the Minister. In a previous discussion, the hon. Member for Harborough (Neil O’Brien) said in response to one of my interventions that he expected Homes England to adopt levelling up as a statutory objective, but I want to be clear on that.

The new clause would add three statutory objectives. First, it would require Homes England to consider levelling up as part of its spending decisions. Secondly, it would require Homes England to reduce regional inequality by delivering homes and stimulating related economic activity. Thirdly, to ensure transparency and accountability, it would require Homes England to report back once a year on the progress that has been made towards reducing regional inequalities.

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

I want to support this new clause, with reference to proposed new subsection (2)(e). There is a real disconnect in Homes England: it does not understand the way communities work, including transport systems, the economy and housing. In addition, the fact that it is so distant—it is London-centric—means that it does not focus on communities. That is a real faultline in Homes England that must be addressed.

[Alex Norris]

That is precisely why I tabled the new clause. Writing that into the fibre of the being of Homes England would make a real difference in those areas, as my hon. Friend says. The Minister may be able to give us some clarity, but I understand that a revised strategic plan for the Department has been drafted. I will be keen to know from the Minister, if he is unable to tell us quite what is in that, when we might get to see it, and whether it is his view, as it was that of the then Under-Secretary of State for Levelling Up, Housing and Communities, the hon. Member for Harborough that levelling up will be reflected as a priority for the agency in the coming years.

--- Later in debate ---

[Mrs Lewell-Buck]

I thank the Minister for that response. My new clause would have given an extra layer of protection. She has misunderstood how impossible an environment can make it to speak truth to power. The clause would have helped people who are stuck in that situation, but I am happy to withdraw it. I beg to ask leave to withdraw the motion.

Clause, by leave, withdrawn.

New Clause 80

Licensing scheme: holiday lets

“(1) The Secretary of State must make regulations to require each relevant local authority in England to introduce a local licensing scheme for holiday lets.

(2) Any local licensing scheme introduced pursuant to regulations made under subsection (1)(a) must require any owner of a holiday let to—

(a) obtain any fire, gas and electricity safety certificates as specified by the scheme;

(b) ensure that the holiday let complies with any health and safety regulations specified by the scheme, including the completion of any risk assessments required by those regulations;

(c) secure a licence for the holiday let from the local authority prior to trading;

(d) obtain a licence and renew this licence—

(i) every three years,

(ii) when the property changes ownership, or

(iii) when there is a change in the person holding day to day responsibility for the property; and

(e) not let out a property without a valid licence.

(3) A local authority introducing a licensing scheme must—

(a) outline—

(i) the terms and conditions of the licence,

(ii) the application process for securing the licence, and

(iii) the licence renewal process;

(b) determine an annual licence fee for each licensed property;

(c) inspect any property prior to issuing a licence;

(d) require the owner of a short term holiday let to —

(i) apply for and hold a licence to operate for each property they let prior to trading,

(ii) pay a licence application fee and annual charge for the licence,

(iii) renew the licence as required by the local authority under their licensing scheme,

(iv) pay any fines associated with breaches of a licence as laid out in the local licensing scheme,

(v) ensure that the holiday let complies with any health and safety regulations specified by the scheme, including the completion of any risk assessments required by those regulations, and

(vi) provide up to date property details including details of who will hold responsibility for the day to day management of the property;

(e) maintain an up to date list of all licensed short term holiday let properties within the local authority area to include—

(i) the address of the property,

(ii) whether this is a shared property occupied by the owner or a separate let,

(iii) how many people are eligible to stay at the property, and

(iv) how many days of the year that the property will be advertised for letting and be let;

(f) inspect the property following a report from the public of an issue of concern relating to the property or to any other property owned by the same person;

(g) monitor compliance with the licensing scheme;

(h) publish an annual report on the number and location of licences including the number and location of licences in each ward and their impact on local residential housing supply and details of any breaches reported and fines issued; and

(i) provide residents adjacent to the short term holiday let contact details of their enforcement officer should they experience any issue at the property.

(4) A licensing scheme must allow the local authority to—

(a) set out details of any area where the granting or renewal of licences will be banned, suspended or limited;

(b) set limits and or thresholds on the level of the licencing permitted in any area;

(c) require property owners to renew their licences every three years, or when a property changes in ownership;

(d) issue fines or remove a licence of a property if—

(i) fire, health and safety conditions are breached,

(ii) criminal activity occurs at the property, or

(iii) excess noise and nuisance or anti-social behaviour rules as set out in the licensing conditions are repeatedly breached, or

(iv) the registered owner or the person listed as holding responsibility for the property has had licences on other properties removed; and

(e) issue penalties or licensing bans on those renting properties without a licence.

(5) In this section—

An ‘area’ may be—

(a) a polling district;

(b) a ward; or

(c) the whole local authority area;

‘holiday let’ means—

(a) a dwelling-house let for the purpose of conferring on the tenant the right to occupy the dwelling-house for a holiday, or

(b) any part of a dwelling-house let for the purpose of conferring on the tenant to occupy that part of the house for a holiday;

‘relevant local authority’ means—

(a) a district council in England;

(b) a county council in England for an area for which there is no district council;

(c) a London borough council;

(d) the Common Council of the City of London.”—(Rachael Maskell.)

This new clause provides for the introduction of a licensing scheme for holiday lets.

Brought up, and read the First time.

[Rachael Maskell]

I beg to move, That the clause be read a Second time.

It is a pleasure to see you in the Chair, Mrs Murray, for the last time on this Bill. The new clause is in my name, and the name of hon. Members from across the House; it also has much support from colleagues who have not been able to sign their names to it because of their position in Government.

I hope that the Government will buck the trend and accept the new clause, because it is so important. Up and down the country, there is a sharp rise in the number of Airbnbs. Across the world, jurisdictions are licensing Airbnbs in order to control what is happening not just in the holiday industry, but in housing. This new clause would address the crisis in communities.

Over the last five years, there has been a sharp rise in Airbnbs in my community; the number is 2,118 and still rising sharply. The reason is that private rented accommodation is being flipped into Airbnbs because of the differentiation in tax introduced by George Osborne to try to address the buy-to-let market. Unfortunately, that is having serious consequences. Our stock of housing for purchase is also being hoovered up, mainly by purchasers from London and the south-east. They are buying family houses as assets to turn them into Airbnbs. That impacts not just housing, but communities, which are becoming more fragmented and fractious. Weekend after weekend, there are parties in these properties—that happens in the urban setting that I represent—and it causes people to feel unsafe in their community. It is breaking up communities.

It is vital that the Government moves forward by supporting this new clause. They should also look at what is happening in Scotland, where the Government have just passed legislation to license Airbnbs, not just register them. I appreciate that the Government Whip, the hon. Member for Mid Worcestershire, took forward a consultation on Airbnbs in his former role; however, any scheme has to go further than registration.

This evening, Councillor Michael Pavlovic in York will move a motion that would allow local authorities to go as far as they can on the issue, but it will not be far enough. That is why we need legislation to license Airbnbs. I draw the Minister’s attention to my private Member’s Bill, which is due for its Second Reading on 9 December. I trust that we can work together to ensure that that will be the moment—if not today—that we see the full licensing of Airbnbs.

--- Later in debate ---

[Dehenna Davison]

I am incredibly grateful to the hon. Member for York Central for raising the issue so passionately. I know she is deeply concerned about it and has been campaigning incredibly hard on it throughout her time in Parliament. I note she mentioned her private Member’s Bill. I have already offered to engage with her on issues that we have discussed previously in Committee, and I am happy to engage with her on that as well.

Online platforms have enabled greater choice in accommodation for holidaymakers and have brought benefits to the tourism sector. On the one hand, it is an incredible compliment to a place to see a lot of Airbnb rental properties popping up, as the area becomes a tourism hotspot and a lot of people want to visit incredible places such as York and Cumbria, but unfortunately we know the issues that can come with that as well.

The hon. Member for Westmorland and Lonsdale mentioned local school numbers declining and local shops and pubs seeing their year-round trade turning to seasonal trade, which is not something they necessarily expected or planned for. Many hon. Members from across the House are familiar with such arguments and have raised them in debates. I have had particular representations from hon. Members from Cornwall and Devon, who I know face similar issues.

The hon. Member for York Central mentioned illegal activity and gave examples from her constituency. That is another area where it is crucial that we get our policy right. That is why DCMS launched the call for evidence on this topic, which she made reference to, as an important first step in understanding how we can continue to reap the benefits of short-term lets, while also protecting holidaymakers and local interests.

The Government are now carefully analysing over 4,000 responses to this exercise. What local people and affected stakeholders have said will help to inform the development of evidence-based and proportionate policy proposals. Accepting this amendment before we have analysed those responses would pre-empt the necessary policy development needed. We plan to publish our response to the consultation in the usual way. We want to make sure we get the policy right because we recognise that there are so many issues related to it.

[Rachael Maskell]

I have two points. First, could the Minister set out a timeline? This is so urgent because of the pace of change, so we really need to understand what the timeline is. There has been a lot of talk and debate in this place; many colleagues from across the House have articulated the pain this issue is causing their communities. Secondly, would the Minister be willing to hold a cross-party roundtable to enable Members to get a full understanding of those experiences? The most acute problems are essentially occurring in holiday destinations and places that people come to visit, so it would be important to ensure a combination of coastal, rural and urban. That could help to move the debate forward and land the legislation in the right place, so that it pays heed not just to what are seen as the benefits of the short-term holiday let industry, but to our communities.

[Dehenna Davison]

I am grateful to the hon. Lady for the constructive way she is approaching this important debate. As I say, this is a DCMS consultation, so I cannot provide a timeline today, but I will write to her to follow up and try to provide as much clarity as I can on that point. I would certainly be happy to hold a roundtable, but this specific policy does not actually sit within my brief. However, I will endeavour to write to the relevant Ministers and encourage them to take this up. As I say, I will follow up in writing on those points.

[Rachael Maskell]

If I may, I seek the indulgence of the Committee a little longer. The Minister has raised a real issue here: the matter now needs to move into the Levelling Up Department. The impact on housing is enormous. Although I appreciate that it started in DCMS, it now needs to move, because this is essentially a housing issue. It is about how the housing sector is working, rather than about the tourism sector. The industry has grown and become far more professionalised; it now clearly needs to move Departments in order to bring forward the legislation.

[Dehenna Davison]

On that point, I have heard from my colleague sitting beside me, the Housing Minister, my hon. Friend the Member for North East Derbyshire, that he is happy to meet with the hon. Lady to discuss the matter in further detail.

[Rachael Maskell]

I am grateful to both Ministers for that, and I welcome that opportunity. I am quite relaxed about other colleagues also bringing their experiences to that meeting. It is important that we get this nailed now and get it right for all our communities. It is far too important. Time is of the essence. I will most certainly take up that offer.

I will not push the new clause to a vote today, although I will bring it back on Report. I cannot wait around—people in my community are exiting at such an alarming rate that I need to get this addressed. However, I thank the Ministers for being able to debate this matter this afternoon and to have a bit more time on it. It is of real importance for all of us and we have to get it right. I beg to ask leave to withdraw the motion.

Clause, by leave, withdrawn.

New Clause 81

Cycling, walking and rights of way plans: incorporation in development plans

“(1) A local planning authority must ensure that the development plan incorporates, so far as relevant to the use or development of land in the local planning authority’s area, the policies and proposals set out in—

(a) any local cycling and walking infrastructure plan or plans prepared by a local transport authority;

(b) any rights of way improvement plan.

(2) In dealing with an application for planning permission or permission in principle the local planning authority shall also have regard to any policies or proposals contained within a local cycling and walking infrastructure plan or plans and any rights of way improvement plan which have not been included as part of the development plan, so far as material to the application.

(3) In this section—

(a) ‘local planning authority’ has the same meaning as in section 15LF of PCPA 2004;

(b) ‘local transport authority’ has the same meaning as in section 108 of the Transport Act 2000;

(c) ‘local highway authority’ has the same meaning as in the Highways Act 1980;

(d) a ‘rights of way improvement plan’ is a plan published by a local highway authority under section 60 of the Countryside and Rights of Way Act 2000.”—(Rachael Maskell.)

This new clause would require development plans to incorporate policies and proposals for cycling and walking infrastructure plans and rights of way improvement plans. Local planning authorities would be required to have regard to any such policies and proposals where they have not been incorporated in a development plan.

Brought up, and read the First time.

[Rachael Maskell]

I beg to move, That the clause be read a Second time.

I will be brief in speaking to new clause 81. Cycling and walking are the future. Ensuring that walking and cycling infrastructure plans are hardwired into the planning system is not before its time. That infrastructure may vary from charging points for electric bikes and parking spaces for bikes to wider transport planning and planning for cycling, walking and wheeling routes. We must also think about wheelchair users and people who use other accessible forms of transport, who also need safe, accessible routes. That is essential in any new build area of housing across the country. Rights of way have to be determined and we have to ensure that all routes facilitate greater take-up of active travel. We need to see a real transition from the dependency on cars, which so many communities have, into a new era.

They were talking on the news today about the shortfall in available raw materials, which is preventing the escalation of electric vehicle production. A good public transport system sitting alongside active travel will help to facilitate that. Infrastructure can often deter people from participating in cycling and walking, yet in places such as Holland, where there has been significant investment, that is the main mode of transport for short distances. With the advent of electric scooters and electric bikes, people can make journeys over longer distances. Good, safe infrastructure makes a real difference. Holland has had a 40-year campaign to reach its current standard, and we know that other communities across the world are raising their standards. I draw the Minister’s attention to Ghent, which has made a real pivot in its active travel offer. It is time that we really look at ensuring cycling, walking and wheeling rights of way plans are hardwired into development plans.

[Lee Rowley]

I thank the hon. Member for her amendment on this important matter, and for recognising the importance of walking and cycling and the important role that the planning system plays. I understand the sentiment behind the new clause, and I accept the challenge that she gives, rightly, to the system and the Government as a whole, but I am not convinced that it is necessarily proportionate to hardwire, as she says, this level of detail in legislation.

My preference is for these matters to continue to be dealt with at national planning policy level. There is already a requirement for local authorities to consider such issues when preparing a development plan; they are also material considerations in planning decisions. Local authorities have tools already. I do not think the Bill changes that in any way, and it will perhaps even strengthen the importance of national policies when they relate to such decision making.

My preference is to remain with the existing NPPF on transport issues, particularly around the promotion of walking and cycling, with the recognition that these can be material considerations in dealing with planning applications already. Given that the decision maker must take into account all material considerations, I am not convinced that this additional provision is necessary in law at this stage, although I understand the underlying point. I therefore ask the hon. Lady to consider withdrawing the new clause.

[Rachael Maskell]

We as a nation creep forward. This afternoon, we have seen why it is a creep, rather than the change we see in other jurisdictions. We need to do far more on enabling and facilitating active travel. I will not press the new clause this afternoon, but I hope that the Minister takes the proposal back and looks again at how we can escalate, within the national planning framework, getting good-quality infrastructure built for cycling, walking and wheeling. I beg to ask leave to withdraw the motion.

Clause, by leave, withdrawn.

New Clause 83

Review of public health and poverty effects of Act

“(1) The Secretary of State must review the public health and poverty effects of the provisions of this Act and lay a report of that review before the House of Commons within six months of the passing of this Act.

(2) The review must consider—

(a) the effects of the provisions of this Act on the levels of relative and absolute poverty across the UK including devolved nations and regions,

(b) the effects of the provisions of this Act on socioeconomic inequalities and on population groups with protected characteristics as defined by the 2010 Equality Act across the UK, including by devolved nations and regions,

(c) the effects of the provisions of this Act on life expectancy and healthy life expectancy across the UK, including by devolved nations and regions, and

(d) the implications for the public finances of the public health effects of the provisions of this Act.”—(Rachel Maskell.)

This new clause would require the Government to report on the public health and poverty effects of the provisions of the Act.

Brought up, and read the First time.

[Rachael Maskell]

I beg to move, That the clause be read a Second time.

I hear a cheer in the room as I rise to my feet for a final time. I thank you, Mrs Murray, for your chairing of the Committee. I also thank your colleagues, the Clerks and Hansard. We have had a lot of really important debates.

New clause 83 stands in my name and that of my hon. Friend the Member for Oldham East and Saddleworth (Debbie Abrahams). Reviewing our public health policy is really important. Understanding its context and impact on poverty is at the heart of what levelling up is all about. The new clause would ensure a real focus on the data that is required and a proper review of public health policies, which is vital, with a report being laid before Parliament within six months of the passing of the Bill. That would ensure that Parliament’s eyes are on the issue.

The new clause focuses on relative and absolute poverty, and putting forward the data that has often been debated and disputed in the House, so that we can see what is happening from an authoritative source. We ultimately have to measure what is happening. Levelling up cannot be just about the infrastructure and the pounds spent; it has to be about the outcomes that really impact people. When poverty is such an issue in our country, we have to look at the inequality and disparities that we see. Having data to properly manage the system and drive inputs and outcomes is really important.

The new clause also looks at the socioeconomic inequalities and population groups with protected characteristics. We all know that black, Asian and minority ethnic, LGBT, elderly, young and disabled people experience disparity when it comes to so many issues within the levelling-up missions. It is important to look at ensuring that people with protected characteristics have the necessary assessment to ensure that they, too, are levelling up and not being left behind. Covid was a real example of why that is so necessary; we saw it for whole swathes of communities, particularly those from the black, Asian and minority ethnic community, who faced the worst impact because of their socioeconomic status.

Life expectancy, and healthy life expectancy, is really important for planning an economy for the future. We need to understand its impact, particularly on excess deaths due to poverty, to ensure that we are monitoring what is happening among those communities. In my constituency there is a 10-year disparity in life expectancy between the poorest and the richest communities. That is a really serious issue within levelling up. I appreciate that there is a debate within that about extent of life versus quality of life, but those with shorter lives also do not have a good quality of life on many occasions. We have to drive down inequality in that area.

The new clause also looks at funding for public health provision. We know that there is a real deficit in areas of deprivation, and we need to ensure a proper matrix for health spending as we move forward. The new clause is about providing the good, solid data that is required to analyse what is happening with the levelling-up agenda, and putting that before Parliament and Ministers to ensure that the right policy decisions are being made to level up our country.

[Dehenna Davison]

I thank the hon. Member for York Central for these proposals, which speak to an objective that I think we all share of reducing the entrenched spatial inequalities across the UK. That is fundamentally what levelling up is all about.

While I appreciate the sentiment behind the new clause, the specific mechanisms proposed may not be the best way to add value in this area for a couple of reasons. First, there are robust and long-standing mechanisms in place to assess trends in public health and poverty already, including through the public health outcomes frameworks, relevant statistics for which are regularly updated and published by the Office for National Statistics. Additionally, the Bill will create a statutory responsibility on the Government to define and report against long-term levelling-up missions to address spatial disparities. The missions in the levelling-up White Paper, for example, include living standards, pay and productivity, and healthy life expectancy. Those are particularly relevant in addressing the themes and concerns that the hon. Member raised.

The Government have established cross-departmental structures to measure long-term progress against their levelling-up missions and to assess how their policies and programmes are contributing to making progress towards those missions. I refer the hon. Member to comments that I have already made about the spatial data unit, and the role it can play in helping on that assessment. The measures in the Bill will not operate in isolation but as part of a much wider range of both legislative and non-legislative measures, which will in turn shape outcomes on the ground. It is right that we should pursue our policy objectives through the more systemic frameworks that I have outlined rather than what could be seen as more fragmented reports and reviews, as called for in the new clause.

The hon. Member will be aware of the well-established mechanisms overseen by His Majesty’s Treasury and highlighted in “Managing Public Money” and elsewhere to assess the impact of policy interventions on the public finances and to allow Parliament to hold the Government to account on their expenditure. As such, we do not feel that an additional specific assessment of the impact of measures in the Bill would add value as we pursue our aim to level up the country. I hope that I have provided enough reassurance for her to withdraw the motion.

[Rachael Maskell]

I listened with interest to the Minister’s response. The challenge that I would put back to her, and ask her to reflect on further, is that it is because we have a very fragmented framework across many different Government Departments that we are not making progress. While the levelling-up agenda was very much a central agenda, with some clear missions to try to measure it and move it forward, excluding this form of monitoring and advancing public health information by leaving out the new clause will not help the Government.

While I appreciate what the Minister says about the spatial data unit, this is really about the analysis and bringing the whole agenda together on the levelling-up missions, to be able to start driving down the inequality that exists across our society, which is so damaging to our nation and to people across the country. I will not push the new clause to a vote—I am sure that it will return at later stages of the Bill—but I ask her to reflect on how we bring these agendas together. On Second Reading—if we can remember that far back—we were very much talking about trying to bring an agenda together in order to take our country forward. Leaving out really important elements such as this could take us back, not forward. However, I beg to ask leave to withdraw the motion.

Clause, by leave, withdrawn.

Question proposed, That the Chair do report the Bill, as amended, to the House.

[Alex Norris]

I want to put on record for myself and on behalf of my colleagues our thanks to you, Mrs Murray, and your colleagues in the Chair; to the world-class Clerks for all their assistance; to the Doorkeepers and the Hansard Reporters for all their work; and to Government colleagues, both Front Benchers and Back Benchers, for the discussions and debates. I know that they have been lengthy, but that is because the Bill is important, and we appreciate the spirit in which that has been done. I extend that to the Government’s officials, as well as our own staff. I am very grateful. Thank you.

Levelling-up and Regeneration Bill (Twenty Fifth sitting)

Rachael Maskell Excerpts

Committee stage
Tuesday 18th October 2022 Public Bill Committees

[The Chair]

Welcome to the afternoon sitting. We now come to new clauses 2 to 7, which have already been debated. Does Rachael Maskell wish to move any of the new clauses formally?

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

We wish to bring them back later in proceedings, at which point we will press them to a Division.

New Clause 8

Industrial support reporting

“(1) The Secretary of State must prepare annual reports on—

(a) the rates of the matters in subsection (2), and

(b) the extent to which the fiscal and regulatory framework supports growth in those matters in areas with rates of poverty, unemployment or economic inactivity above the national average.

(2) The matters are—

(a) new factory openings,

(b) investment in new factory equipment,

(c) the introduction of tailored skills-acquisition programmes, and

(d) the creation of manufacturing jobs.

(3) The first such report must be laid before Parliament before the end of 2023.

(4) A further such report must be laid before Parliament in each subsequent calendar year.”—(Mrs Lewell-Buck.)

This new clause would require the Secretary of State to report annually to Parliament on the rates of, and the extent to which the fiscal and regulatory framework supports, new factory openings, investment in new factory equipment, introduction of tailored skills-acquisition programmes and creation of manufacturing jobs in areas with rates of poverty, unemployment or economic inactivity above the national average.

Brought up, and read the First time.

[Mrs Emma Lewell-Buck (South Shields) (Lab)]

I beg to move, That the clause be read a Second time.

The new clause is tabled in my name and that of hon. Friends and hon. Members right across the House. Time and again, we have heard from the many Ministers who have sat opposite us during our short time considering the Bill that the Government are committed and serious about levelling up, yet time and again, when the Opposition have suggested amendments to support and strengthen those aims, the Government have voted against them. I hope that the Minister will give serious consideration to new clause 8, as it will actually help the Government.

The Government have struggled to define what levelling up means and, consequently, how its success can be measured. In fact, in their own technical annex to the White Paper, when addressing how they will measure boosts in productivity, pay, jobs and living standards—especially in areas where they are lagging—the Government state that further work needs to be undertaken to refine the metric. I humbly suggest that new clause 8 does just that.

Legislating for a reporting mechanism that is linked to a revival in manufacturing will focus the efforts of this and any future Government into job and skills creation, as well as the promotion of the UK as a manufacturing powerhouse once again. For too long our economy has been reliant on the service sector, where jobs can often be low paid and insecure, especially in coastal communities such as mine—coastal communities, towns and cities that were once the manufacturing hubs of the UK.

In the last 12 years we have seen a marked increase in low rates of economic growth, leading to stagnation in productivity and living standards. That is felt most starkly in the north-east, where Hartlepool, Redcar, Cleveland, Darlington, Newcastle, South Tyneside and Sunderland have all seen significantly decreased manufacturing outputs compared with 2010. The consequence has been an over 50% decrease in apprenticeships in engineering and manufacturing technologies in every single north-east local authority since 2010. Manufacturing makes up only approximately 9% of UK output, compared with 17% in the early ’90s. In other countries, such as Germany, Japan, Switzerland and South Korea, it is nearly as high as 25%.

The UK brand is still powerful; we have the skills and talents to be making and doing so much more. I do not have all the answers, and I know it can be difficult to create the right environment for manufacturing to thrive, but there are plenty of people smarter than me out there who have thought it through and do have the answers. What we need is a Government who are willing to listen to them, and to be held accountable for any action they take. New clause 8 would do that.

I suspect that the Minister will try to explain why the Government do not support the new clause. I suspect that she will explain that there is already provision for measuring and monitoring the missions in the Bill. However, new clause 8 goes further than that: it cuts across nearly every one of the levelling up missions but, more than that, it targets them directly at the very areas that the Bill claims it wants to level up. I look forward to hearing the Minister’s views on the new clause.

--- Later in debate ---

[Greg Smith]

I beg to move, That the clause be read a Second time.

This new clause gets to the heart of a frustration for many communities, be it Maids Moreton in my constituency, Ickford or many others. Planning permission is granted—or conceivably in some places not granted—but the community is opposed to the application. Conversely, the community wants it, but it is not given permission. We know that, as it stands at the moment, there is little power for communities to challenge that, short of the judicial review process. We all know how much judicial reviews can cost and how unlikely they are, in many cases, to succeed, because they are dependent on technical legal requirements, as opposed to the wider planning law environment.

The new clause would bring in a community right of appeal. It would mean that a community that felt particularly hard done by as a result of a decision of a planning authority, rather than being forced down the route of judicial review at great—often unaffordable—expense, could lodge an appeal, just as a developer can who is not content with the way that their application has been determined. This is about fairness—about giving those on both sides of the debate the same right of appeal. It is a point of principle that I hope the Government will listen to, and I hope that they find a way of getting this measure into the Bill.

[Rachael Maskell]

It is a pleasure to see you in the Chair, Sir Mark. I add my support for these measures, because it is incredibly important that power be given back to people in communities. On many occasions, I have seen developers across York move into a space and determine the future of a community without engaging it, even if only in a consultative way. Occasionally, the community may be lucky enough to meet the partners cursorily, yet those developers will derive serious profit from the land. Also, what they place on the land will have huge implications for local housing prices and economic opportunities for the community, but the community is completely disregarded.

That feeds into a wider agenda around people identifying with their place. Across society, we are wrestling with that issue, and with people having a franchise in place. People are feeling more and more disconnected from their locality. It is crucial that we find a way, across communities, to rebalance people’s right to steer through a mechanism. In debate on my earlier amendments, I talked about deliberative democracy. The community should absolutely be involved in processes before they get to a certain point. It is far better to prevent an incident than to try to recover once it has happened. It is important to find a way to give people franchise over their community, particularly when we contrast the harm that could be done with the profit that developing companies and landowners will reap. This huge extraction economy, as I have been calling it, is playing off the localism that people want in their vicinity, and causing a lot of stress and tension, because while it benefit others, it causes the community harm. A community right of appeal will start to tilt the balance back towards local people, which is absolutely essential.

[Tim Farron]

This important new clause gets to the heart of a historical imbalance, injustice and inequity in the planning system. Developers, who tend to have significantly more resources than those who question or oppose a development, have the right to appeal against the local authority or national park that turned down their planning permission, and they have the resources to see that through; but what happens if a community that has opposed a development loses? It may have opposed not development, but the nature of the development proposed. In my constituency, we are very often happy with the number of houses proposed, but outraged that none of the houses is affordable to local people.

The ability to challenge a developer and a decision seems to be at the heart of democracy. To really level up, we must not just level up geographically, but level out the imbalance of power between developers, many of which have substantial resources, and local communities, who, generally speaking, do not.

The new clause is a sensible move in the direction of winning people’s consent to the planning system, so that communities do not feel that things are being done to them. If levelling up is to mean anything, and if devolution is to mean anything, the Government should surely want to embrace proposals such as this.

[Lee Rowley]

I thank hon. Members for their contributions. At a high level, the new clause is attractive, and I am tempted by it, but for reasons that I will outline, I am afraid that we will be resisting it. I completely accept the way in which all three of my colleagues have articulated the issues. I am sure that everybody in this room has stories of cases in which, although planning applications have gone through the process, there is a general lack of consent from the community to the manner in which they went forward.

Notwithstanding that, and notwithstanding my acceptance of the points that the hon. Member for York Central rightly made about the importance of franchise of place and embedding local consent in decision making, two fundamental principles mean that I am unable to accept the new clause. First, it is absolutely vital that we retain the principle that those who own land have the right to make applications, and to understand the processes that they can go through. Once that due process has been concluded, those landowners have the right to do as they wish with their land, within the established framework that the Government deem it reasonable and proportionate to apply.

Secondly—I recognise that I am speaking to people with a great interest in this area, and I am probably telling them lots of things that they already know—we would all accept that planning is a long, difficult and convoluted process at the best of times. In another part of my portfolio, I am looking at the reasons why a large proportion of local authorities do not have a local plan; a local plan is one of the processes through which discussion takes place and consent, hopefully, is given to development. That is a multi-stage, multi-consultative process in which people can put forward ideas, and in which those ideas can be tested, and then accepted or not, first in the community, and then with an additional body looking at them. Once that process has concluded, on most occasions, there is the opportunity for planning applications to be debated in principle. The community has the opportunity to get involved at that stage, and then once again in the case of reserved matters.

That is a very imperfect process, and we will all have lots of experience of it not leading to communities liking, or particularly wanting, individual applications. However, it is important to note the multi-stage nature of the process and the multiple elements of consultation in. While I understand the sentiments behind the new clause and the frustrations that have been articulated, and while I recognise that the system is very imperfect, I ask my hon. Friend the Member for Buckingham to consider withdrawing the new clause. As many Members know, and occasionally remark on, I am only six weeks in post, but I have spoken to a number of people who have been involved with these matters for years. I understand that this proposal has been around for many decades, and one of the reasons why it has not been taken forward is the fundamental change it would make to the planning system. I accept and understand the importance of the new clause, but we are not able to accept it.

[Rachael Maskell]

I appreciate that the Minister was not here for earlier stages of debate on the Bill. Will he consider my suggestion about greater community engagement and involvement, and my point about ensuring deliberative democracy when sites are brought forward for use? It would be a way of trying to address the problem at source, rather than retrospectively, and it would give communities that engagement, franchise, and opportunity to determine how the community develops.

[Lee Rowley]

I am grateful to the hon. Lady for her comments. We may have another discussion about deliberative democracy when we debate another amendment in a few minutes’ time.

I am a great advocate of local communities having as much involvement in these discussions as possible. It is a shame when councils—I experienced this in North East Derbyshire a number of years ago—do not emphasise the discussion at the appropriate point, and people do not feel as involved as they need to if they are to understand what happens later in the process. I hope that local councils take opportunities to be as broad and open in their discussions as possible. I am also a big fan of neighbourhood plans, because they give communities the opportunity to be more involved in discussion. There are parts of the system that can be used at the moment, though I respect and acknowledge the challenge of involving local communities in it. I ask my hon. Friend to withdraw the new clause.

--- Later in debate ---

[Greg Smith]

I welcome the Minister’s comments, and as I acknowledged, it is a difficult issue to navigate. It almost reopens some of the devolution questions. It is an anomaly that many London colleagues, certainly on the Conservative Benches, feel and I welcome the Minister’s commitment to work with them and me. Like him, I was a London borough councillor just a little way up the river from him for 12 years, some moons ago, and felt the same pressures. If he is willing to work with London colleagues to find a satisfactory way through this, I am content to ask leave to withdraw the motion.

Clause, by leave, withdrawn.

New Clause 34

Local government capital investments: economic appraisal

“(1) This section applies to local government capital investments of a value of £2 million or more.

(2) Before making an investment to which this section applies, a local authority must—

(a) commission an economic appraisal of the investment, and

(b) publish the findings of that appraisal.”—(Rachael Maskell.)

This new clause would require local authorities to commission, and publish the findings of any capital investment of the value of £2 million or more.

Brought up, and read the First time.

[Rachael Maskell]

I beg to move, That the clause be read a Second time.

It is a pleasure to move the new clause and to give the hon. Member for Buckingham some respite. The new clause relates to fiscal responsibility in local government. Without proper viability being sought, local authorities can pay millions of pounds on projects and never reap the return. That is why the new clause relates to capital investments and economic appraisals, which should be undertaken and understood, but without a Green Book-style appraisal, local authorities can end up paying and developers and landowners gaining, with ultimately no reward and benefit to the local community. The new clause is designed to ensure that the finances on any project are transparent and for the benefit of local people. It would ensure that there is gain for all and not ultimate loss, not least given that we are talking about the use of public resources. That is why the new clause is important.

The case study to which I want to refer particularly is that of the York Central site. The cost of bringing that site forward is now believed to be £200 million of public funding. As that project moves forward, more and more is being demanded from public sources to fund it, and yet the local authority may never see a return on that investment. City of York’s infrastructure investment was planned to be around £35 million, but it has now been given an estimated debt cost of £57 million based on April interest rates, which will clearly be significantly higher now.

The Department for Levelling Up, Housing and Communities has also put in £77 million and it is believed that more than £50 million will have to come through the Mayor’s budget once it is approved and in place—we are expecting that to be in 2024. In a briefing, councillors were told that the council would need to put in £85 million and debt costs to fill the gap, but we could now be talking about nearer £100 million rather than the £35 million once rejected. As a result, it is necessary to weigh up the viability of the site not for the developers, as set out, but for the local authority. It is that check that is not required for such a project today, but it is really important, not least because local authorities simply do not have the necessary margins and, as a result, have to cut back on vital services to fund such capital projects.

My amendment therefore calls for prudence. On sites where any capital investment over the value of £2 million is made, there must be an economic appraisal commissioned and then published assessing the financial viability of the site to the authority. York Central has been developed for housing, so it will not reap the opportunities that a larger business owner could bring in nor those to do with council tax, as most of the properties being developed will be for investment, not for local residents to live in. They will either be empty units, leading to a cost to our city, or will be turned into Airbnbs, a matter that I will turn to later. Of course, Airbnb falls under the thresholds of flipping the property, not paying council tax and not paying business rates either, so the local authority loses millions of pounds as Airbnbs dodge the system.

At a time of significant austerity in local government, it is crucial that more scrutiny is given to the costs it has to expend on sites. My amendment simply calls for proper governance over finances and, at a time when the whole nation is looking at how Governments at all levels are more prudent with the spending of their money, it is right to bring forward such a measure to ensure that public money is spent in a way that will see its return and will be for the benefit of the people, not the developers and landowners who ultimately gain from such development.

[Dehenna Davison]

I am grateful to the hon. Member for York Central, who always talks incredibly passionately about her constituency. I thank her for bringing her experience of the capital project she mentioned to the Committee. As a Conservative, my ideology tells me that ultimately we always need to get best value for taxpayers’ money.

The Government recognise the importance of local capital investment for economic growth, improved public services and meeting our priorities, such as on housing delivery. That is why we need a robust system that supports the benefits of local decision making and allows sensible investment while safeguarding taxpayer’s money and protecting the local government finance system. Unfortunately, in recent years a small minority of local authorities have taken excessive risks with taxpayers’ money; they have become too indebted or have made investments that have ultimately proved too risky. That is why we need to ensure that the system is fit for purpose.

The changes made through clause 71 provide a flexible range of interventions for the Government to investigate where capital practices may have placed financial sustainability at risk and to take steps to remediate issues if necessary. We think that that is sufficient to address risk.

We have recently taken a number of steps to improve the transparency of local authority capital investment and borrowing. Last year we completed our data survey, which is designed to extract new data from local government and fill our identified information gaps. As of February 2022, we amended our regular statistical returns to obtain more detailed data on local authority investment activity. That will provide the Government with the clarity they need on the performance of investment assets as well as the location and risk management of investment properties.

The Government regularly review how data can be improved further. Additional data asks need to be considered carefully to make sure that they are appropriate and proportionate to identifying risk. We are also developing an analytical process to pre-emptively identify risks in the sector, including those local authorities that might be engaging in risky activity or non-compliance with the existing framework. This includes better use of the quantitative data we collect, combined with intelligence gathered from sector engagement and monitoring.

[Rachael Maskell]

I am grateful for the Minister’s contribution. However, will she acknowledge that even if the viability of a site stands up, some of the investors in it may not? What ultimately happens is that local authorities become the backstop for financing and have to fill the gaps in order for those sites to be brought forward. As a result, the benefit goes to the developer and the risk sits with local authorities.

[Dehenna Davison]

I have certainly heard what the hon. Member has said, and we all have examples from our own constituencies and authorities. The current legislation and statutory codes allow local government to appraise risks as they stand. Alongside that, the monitoring and provisions that we are seeking through clause 71 will provide central Government with assurance. We think that the new clause is unnecessary, and I ask the hon. Member to withdraw it.

[Rachael Maskell]

I am grateful to the Minister for giving way again. Reflecting on the example that I gave, will she say how her Department would scrutinise the funding of sites such as the one in York Central to assess the viability of the local authority’s having to make increased contributions? Has the Department done that?

[Dehenna Davison]

I will be happy to follow up with the hon. Member on that point in writing.

[Rachael Maskell]

I thank the Minister for her response, but I am not satisfied that what she says will be sufficient to ensure that there are safeguards on local public resourcing that is brought forward on a site, particularly one as important as the York Central site, where eye-watering sums of money are being spent. I will therefore read with care what she writes to me to see whether there are sufficient safeguards. If I am not satisfied, I will want to return to this issue at a further stage of the Bill, but for now I beg to ask leave to withdraw the motion.

Clause, by leave, withdrawn.

New Clause 38

New use classes for second homes and holiday lets

“(1) Part 1 of Schedule 1 of the Town and Country Planning (Use Classes) Order 1987 (S.I. 1987/764) is amended as follows.

(2) In paragraph 3 (dwellinghouses)—

(a) for ‘whether or not as a sole or’ substitute ‘as a’, and

(b) after ‘residence’ insert ‘other than a use within Class 3B)’.

(3) After paragraph 3 insert—

‘3A Class C3A Second homes

Use, following a change of ownership, as a dwellinghouse as a secondary or supplementary residence by—

(a) a single person or by people to be regarded as forming a single household;

(b) not more than six residents living together as a single household where care is provided for residents; or

(c) not more than six residents living together as a single household where no care is provided to residents (other than a use within class C4).

Interpretation of Class C3A

For the purposes of Class C3A “single household” is to be construed in accordance with section 258 of the Housing Act 2004.

Class C3B Holiday rentals

Use, following a change of ownership, as a dwellinghouse as a holiday rental property.’”—(Tim Farron.)

This new clause would create new class uses for second homes and short-term holiday lets.

Brought up, and read the First time.

Question put, That the clause be read a Second time.

--- Later in debate ---

Brought up, and read the First time.

[Rachael Maskell]

I beg to move, That the clause be read a Second time.

[The Chair]

With this it will be convenient to discuss new clause 68—Review of Permitted Development Rights—

“(1) The Secretary of State must establish a review of permitted development rights under Schedule 2 of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended).

(2) The review should include an assessment of:

(a) the past effectiveness of permitted development rights in achieving housing targets;

(b) the quality of housing delivered under permitted development rights;

(c) the impacts of permitted development on heritage, conservation areas and setting;

(d) the estimated carbon impact of the use of permitted development rights since the expansion of permitted development to demolition;

(e) the relative cost to local planning authorities of processing permitted development compared to full planning consents;

(f) potential conflict between existing permitted development rights and the application of national development management policies;

(g) the impact of permitted development rights, or other policies in this Bill designed to deliver streamlined consent, on the efficacy of levelling-up missions.

(3) The Secretary of State must publish a report of the recommendations made by this review no later than twelve months after this Act comes into force.”

This new clause would commit the government to carrying out a comprehensive review of permitted development rights within 12 months of the Bill securing Royal Assent.

[Rachael Maskell]

I rise to move new clause 43 and to support new clause 68. They mirror one another and therefore emphasise the need for a review of permitted development rights, which are a major issue in planning.

New clause 43 calls for a change in the Town and Country Planning (General Permitted Development) (England) Order 2015. It would require a review to be published, within a year of the Bill becoming law, on the effectiveness of permitted development rights in achieving housing targets. Much planning permission is granted on the basis of balancing the economic viability of a site in favour of developers. Planning authorities may stipulate the framework around that, but it is not uncommon for developers to come back to authorities pleading that the site does not hold viability and seeking to change the tenure of units planned for it.

Furthermore, we have a housing crisis. The Government are right to want to fix it by setting targets for the number of units to be built, but if those units are unaffordable to a local population, or if they are sold as investment properties—as assets—and remain empty or are converted into short-term holiday lets, the housing demand is not addressed. Worse, property prices can heat up the market, resulting in a greater pool of people who are unable to access housing, which is making things far worse.

By allowing such a liberalisation of planning, not least for developers, the Government are creating a worsening situation. Rather than resolving the housing situation, they are pushing people out of their localities, as people cannot afford to either buy or rent. Now, with the economic crisis, they cannot get a mortgage either, but cash buyers can scoop up properties and then drive revenue through holiday lets. In York, we are seeing that in spades. York Central promises to be such a site of investment properties rather than homes, with the wrong housing in the wrong place heating up the market and exposing our city to even greater numbers of short-term holiday lets. This has to stop.

My new clause would enable a review, which would include an examination of the quality of housing delivered. I cannot tell hon. Members the scale of shoddy workmanship that we are witnessing. Developers hand their properties over to property management companies and then deny responsibility. Water ingress is common. Sinks are fitted just with silicone, and not properly plumbed in. Wiring is half done. Bin stores are turned into inaccessible bike shelters. The list of unresolved complaints is endless.

York is naturally concerned about its heritage and conservation sites, and we want to ensure that its archaeology is preserved, too. On the environment, we know that new developments help to solve the carbon crisis rather than add to it. If measures are not reviewed and taken seriously, we know that transport planning can be poor, as we are seeing on the York Central site. That will have an impact on the rest of the city. I have already mentioned the thorny issue of the cost to local authorities of the mess that is being created.

Reviewing permitted development rights, as the new clause seeks to do, is about addressing all the consequences, foreseen and unforeseen, of rushing planning through, not least at a time when planning departments across our communities are significantly under-resourced and under-powered. The new clause seeks a review, which is needed, and we want to see action following on from that. If the Government committed the resources and time needed to carry out a review of a such a significant issue, they could make such a difference to communities up and down the country. The review would ultimately be of real value to the Government, by ensuring that the planning system is working effectively for the purpose for which it is designed.

[Matthew Pennycook]

I rise to speak to new clause 68, in my name and those of my colleagues, and to speak in support of new clause 43. I congratulate my hon. Friend the Member for York Central on tabling new clause 43 and on her powerful remarks, not least about the contribution of the extension of permitted development rights to the affordability pressures in urban parts of the country such as hers.

It is a matter of public record that the Opposition have long-standing concerns about the detrimental impact of the liberalisation of permitted development rights on local communities. The Government have always justified the progressive liberalisation of those rights on the grounds that it removes unnecessary administrative impediments to development in the planning system. There is no doubt that the extension of PD rights since 2013 has boosted housing supply; estimates suggest that it has led to a net increase of around 100,000 dwellings. However, the increased supply secured as a result of deregulatory measures over recent years, and the significantly reduced control of rural and urban land that they entail, has come at the cost of a loss of affordable housing and infrastructure contributions, and an increase in poor-quality housing, with obvious implications for public health and wellbeing.

Evidence of the negative impact of the extension of permitted development for the conversion of office, commercial and industrial units to housing is now ubiquitous. A report published by the Ministry of Housing, Communities and Local Government in July 2020—at the same time, incidentally, that Ministers were setting out plans for a further extension of PD rights—found that, in comparison with schemes created through planning permission, permitted development schemes were far less likely to meet national space standards and far more likely to have reduced access to natural daylight and sunlight.

Members may well have come across some of the more well-publicised examples of poor-quality PD schemes. Those include the Wellstones site in Watford, which involved the conversion of a light industrial building into 15 flats, seven of which had no windows at all; 106 Shirley Road in Southampton, a former electric and gas fire shop, which was converted into six studio flats, each roughly the size of a single car parking space; and Terminus House in Harlow, a former office block converted into hundreds of homes, many with just one openable window, which has rightly been described as a “human warehouse”.

--- Later in debate ---

[Lee Rowley]

I know that Hansard will demonstrate the context. I was saying that no system is perfect. I was not making any comment on individual PDRs, but I have said to colleagues on both sides of the Committee that I am happy to discuss individual areas where they have concerns, outside of a proposal for every single one of the 155-odd PDRs to be reviewed in detail within a timeframe that is not particularly proportionate. If there is a problem, let us talk about it in individual areas, but this approach is disproportionate. I hope that the Opposition will consider withdrawing the motion and having a separate discussion about specific instances that have been raised, and others that they are concerned about.

[Rachael Maskell]

I listened carefully to the debate, and I am grateful for all the contributions to it. The Minister will know that we are not putting forward a plan to tear up the whole PDR framework; we are simply calling for a review, as we believe is appropriate. After a scoping review, we would determine which points to drill down on, to ensure that we are looking at the parts of the system that are simply not working. That is the intention behind the new clause. Although it has a broader scope, it homes in on some of the challenges in the system. I therefore do not think that the proposal to put a scoping exercise in the legislation is unreasonable. I welcome the Minister’s offer of dialogue on these matters, which clearly are significantly impacting our communities. Dialogue will be really important. I will not press my new clause to a vote, but I will certainly take up that offer.

[Matthew Pennycook]

As I think the Minister will expect, I am naturally disappointed by his response. There are times when hiding behind the fact that there are trade-offs in balancing problems is appropriate; there are times when it is just a fig leaf, and not doing anything about a glaring problem. His own Department has produced evidence that it is not just a problem at the margins. I encourage him to go and see some of the sites being allowed on appeal because of national planning policy. It is not a problem at the margins; it is endemic, and intrinsic to the liberalisation of PD rights that has been allowed over the past nine years.

It is a straw man for the Minister to say, “We can’t do this, because it’s reviewing all PD rights.” Uncontroversial elements of PD can be dealt with very quickly; we are talking about the problematic aspects and the expansion of PD rights over the past nine years. It is causing a huge amount of human suffering, if nothing else. For that reason, not least to signal the Opposition’s intent to deal with this matter if and when we form the next Government, I will press new clause 68 to a Division when the time comes.

[Rachael Maskell]

I beg to ask leave to withdraw the motion.

Clause, by leave, withdrawn.

Ordered, That further consideration be now adjourned. —(Nigel Huddleston.)

Levelling-up and Regeneration Bill (Twenty Fourth sitting)

Rachael Maskell Excerpts

Committee stage
Tuesday 18th October 2022 Public Bill Committees

[Alex Norris]

I am grateful for that. It is of note that those who know of what they speak in this area, particularly on a day-to-day basis, feel the way they do. However, the Minister’s offer is a good one and I will take her up on it. I beg to ask leave to withdraw the amendment.

Amendment, by leave, withdrawn.

Schedule 17 agreed to.

Clause 185

Historic environment records

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

I beg to move amendment 130, in clause 185, page 190, line 2, leave out “an historic environment record” and insert

“or have access to an historic environment record and adequate specialist advisory capacity”

This amendment is intended to ensure that all current models for service provision of HERs are covered by the provisions of Clause 185 and that HERs have access to specialist archaeologists and conservation officers.

It is a pleasure to serve with you in the Chair, Mr Hollobone. We are making good progress. Although the provision in the legislation on historic environment records is good in itself, it simply does not go far enough. My amendment calls for specialist archaeologists and conservation officers to be engaged in the planning process to a greater degree.

Historic environment records extensively map the physically accessible historic environment and archaeological areas. However, they do not come with a voice, a brain or context. The amendment, which is supported by those who work in the field, recognises the unique importance of specialist archaeologists and conservation officers in the process and the need to draw on their skills and expertise to advance the understanding of a site, which often is missed when just looking at historic records.

Although HERs are an important starting point, it is about the interpretation of the relevance of a site and using that specialist knowledge combined with the records that makes a significant impact on the site and makes it significant. Eighty areas in England are covered by HERs; two thirds of records are held online and are accessible via local authorities. An archaeologist can interpret the HER data, bringing it to life, placing it into context and giving the site relevance, weighing the possibilities and asking the challenging questions about that site: why is it there? What is it about? How does it impact on us, past and present?

I use York as an example of the discoveries made, because there have been so many incredibly significant finds in the city that have led to further exploration and understanding of the context of our history. Ensuring that we engage specialist archaeologists and conservation officers extends the understanding of our past and the influences on us. In York there have been so many finds on the Coppergate site. People think about the Jorvik centre, but behind that is the understanding of our city as an international place of trade, and what that meant then and today for diversity in our country and where we all come from. Those issues are so important in the archaeological context, but we would not get that from an HER. That is why it is so important to extend the legislation to ensure that we have those minds and that knowledge applied to the records, to ensure that there is significance.

I think about the Richard III finding in Leicester. Had the minds not been there, that site could have so quickly been missed. Yet the discovery of Richard III has given a huge economic opportunity for that city, not least from tourism. It is important that the skills that we have educated people in, which they have applied in their science and their art, can be brought into the process. That will ensure that we have the specialist archaeological and conservation officers’ engagement with the historic environment records, which will give real value to this process and ensure that we are not just looking at a paper exercise, but using the science and arts of archaeology and conservation to ensure the value of that site and build it into the identity of the community.

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

It is a pleasure to serve under your chairmanship, Mr Hollobone. I am grateful to the hon. Member for York Central for introducing this amendment. We agree that historic environment records are an important source of information about the historic environment of any given area, especially its archaeology. I defer to the hon. Member for York Central in terms of her knowledge of the history, particularly in her area. HERs can help the public learn more about where they live and ensure that local plans and planning decisions are informed by an understanding of an area’s history. I am glad that the hon. Lady and others have broadly welcomed clause 185 and the fact that we are putting historic environment records on a statutory footing for the first time. I know that the heritage sector has warmly welcomed that as well.

I completely understand the sentiment behind the hon. Lady’s amendment. The first philosophical question we have to deal with is not whether this is a good thing in principle, but whether it is necessary to have it in primary legislation. My gentle challenge to the hon. Lady—and the reason that in a moment I will ask her to withdraw her amendment—is that I am not convinced this necessarily needs to be put forward in primary legislation in this instance, given what I am about to outline and the fact that there will be other opportunities for her to make her case and for the Government to consider what is possible.

Furthermore, though I understand the intent behind the amendment, we are concerned that the wording may potentially water down some of the statutory duties of local authorities, if it is looked at in certain ways. It may also be inconsistent with the current drafting of subsections (4) and (5), which provides for how the duty should be discharged by a local authority. I know that is not the intention of the hon. Lady, but it is something that has been raised by officials in discussion and appropriate assessment of this. Consequently, I will ask the hon. Lady if she would be minded to withdraw her amendment. She may be aware that we intend to publish accompanying guidance alongside the intention of putting HERs on a statutory footing. That will give some clearer views about how those records can be maintained. If she is willing, we will be happy to receive more detail about her concerns, and I will ask that officials give those concerns complete consideration when we are creating that guidance. I hope that some of the understandable concerns she has outlined today can be assuaged through that process. Therefore I will ask the hon. Member if she is content to withdraw her amendment.

[Rachael Maskell]

I welcome the Minister to his place. I take the challenge straight on. First, I reiterate the point that records themselves do not have application—they are presented in the way they are but they do not have a voice, they do not have context and understanding and they certainly do not have a brain, though they are written by those who do. Of course, archaeology is about a process and a journey; it is not static, but is moving the whole time. Therefore that context is really important to engage with.

I issue a challenge back to the Minster on the matter of watering down the role of local authorities. We all have a huge responsibility to preserve our heritage, understand our history and ensure that we are using the science of that. I know that archaeologists know more about science than we do, but we draw on the opportunities that that presents, which takes us into a stronger future as well as having commercial benefits. However, I am heartened to hear that there will be guidance that looks specifically at HERs and their application. I hope that when drafting the guidance the Minister ensures that specialist archaeologist resources are drawn on, as well as that of conservation officers, so that the maximum opportunity can be derived from looking at the historical context within the planning system. I will closely examine that guidance. I beg to ask leave to withdraw the amendment.

Amendment, by leave, withdrawn.

Question proposed, That the clause stand part of the Bill.

--- Later in debate ---

At the beginning of the pandemic, the Government did good work—let us give them credit—in ensuring that the majority of people who are street homeless became not street homeless in a matter of weeks. That showed what we can do if we put our minds to it. However, even considering reinstating the essential principles behind the 1824 Act, through clause 187, is morally wrong in any era. The Government should withdraw the clause immediately.

[Rachael Maskell]

I, too, rise in disgust at the piece of legislation before us today, and I urge the Government to think again. It is an insult not only to Parliament, which strongly voted to abolish the Vagrancy Act 1824 just this year, but to those incredibly vulnerable people who find themselves on our streets, for whatever reason. It is not for us to judge them; we should provide support and pathways for people out of that situation.

Yesterday at the Dispatch Box, the new Chancellor announced a new era of compassionate Conservatism. Today, we have this legislation before us, which is anything but. It is about othering people—the most vulnerable people in our society. It is about calling them out, and using despicable language to describe them: “vagabonds” and “rogues”. These people are incredibly troubled. Today, language has moved on. We recognise that people who have serious mental health problems or addictions need support. We recognise people who simply do not have the money to survive in our society. That population is growing. There are three people officially registered as on the streets in York, yet when I went out the other morning, there were 23 people sleeping rough.

This is not just about people who are sleeping rough. Many people who are living in hostel accommodation, sofa surfing, and so on find themselves begging on the street. Many people I talk to—and this is where the Government must engage with the community—simply find applying for social security too complicated. They are fed up of being rejected by the complex process of getting access to the public money to which they are entitled. They therefore turn to begging as a mechanism by which to survive, feed themselves and get through the day or night. Many people have multiple challenges pressing down on them, including financial debt and other things that they owe.

To put into legislation once again, having just repealed them, measures that criminalise people who are trying to find their pathway through life—trying to survive—is an abomination. It is completely unacceptable to criminalise those individuals. This measure is not just about civil penalties; it is about the criminalisation of the most vulnerable people. Any compassionate Government would reach out and recognise their duty, and would recognise their blame and responsibility for allowing people to fall into that state. The language used is horrific. It is a horrific piece of legislation. I urge the Government to U-turn on it, and will praise them for it if they do. It is prejudicial and insulting, and it is certainly not beign done in my name, or in the name of my hon. Friends who are signed up to the amendment, which is significant.

Although the Conservative party is desperately trying to rebrand itself, deep down the roots of prejudice seem to continue to exist. If this Government spent time with those vulnerable people across our society, and understood their pathways and stories, they would not write such appalling pieces of legislation. It is not for any of us to judge those individuals, or to place our prejudices on them. It is for us to provide support and pathways out, so that they have the future that we have been afforded, and the opportunities we have had the privilege of having. We need to enable people to have that fresh start, however many attempts it takes. We need restitution and opportunity, not blame and criminalisation of the most vulnerable people in our communities. It is therefore disgraceful to see this measure before us, and I trust that the Minister will withdraw the clause.

[Dehenna Davison]

The hon. Lady made a very good point when she said that it is for us not to judge, but to provide support and pathways, and the Government are absolutely committed to that. I have already outlined the rough sleeping strategy, which was announced just a few weeks ago.

I want to reassure the Committee that the Government are absolutely committed—we have repeatedly been clear about this—to not criminalising anybody simply for having nowhere to live. The intent of any replacement legislation will not be to criminalise people for being homeless. I want to put that point very firmly on the record.

On our support for rough sleepers, we want to ensure that rough sleeping is ended in a way that is sustainable in the long term. That means preventing people from needing to sleep rough where possible and, where rough sleeping does occur, ensuring that those spells are rare, brief and non-recurring. We recently published our strategy, which is backed by more than £2 billion of funding over the next three years. As part of that, we announced the new £200 million single homelessness accommodation programme, which aims to provide up to 2,400 supported homes for rough sleepers by March 2025, and £500 million to provide 14,000 beds for rough sleepers and 3,000 staff to provide tailored support across England. That support is absolutely crucial in ensuring that those who are homeless can get back on their feet. The support includes helping individuals to find work, manage their finances and access mental and physical health services. We will fully enforce the landmark Homelessness Reduction Act 2017, which we believe is the most ambitious reform to homelessness legislation in decades.

--- Later in debate ---

[Dehenna Davison]

As I outlined, this is a placeholder, and we are analysing the consultation responses. The commitment I have given is that no criminalisation will result from the fact that someone is homeless. I want to put that point on the record incredibly strongly.

I cannot pre-empt the outcome of the consultation, but I have spoken to the Minister with responsibility for rough sleeping, who has committed to writing to Committee members to outline the next steps. As I say, this issue does not usually sit within my brief, but we are limited by the number of Ministers we can have in Committee today. Hopefully, that Minister will be able to provide additional reassurance.

[Rachael Maskell]

This measure was not brought forward in the Police, Crime, Sentencing and Courts Bill, so we have had a period in which the Government have not had the opportunity to criminalise people for being homeless or begging on our streets. Nothing has changed since Parliament as a whole gave the Government a clear indication that it wanted to see off a 200-year-old piece of legislation, yet today, Government are trying to resurrect the opportunity to criminalise people.

The Minister says that there is no need for the measure, but it is hardwired into the legislation. It is the text of the statute, not what the Minister says, that decides what the Government have the capacity to do. The clause is completely unnecessary, yet the Government push it before us. Will the Minister explain the context of having such measures written into the Bill? We have not had them for the past six months; indeed, she says, while still analysing her consultation, that we will not need them moving forward. The measure is seen as a draconian move, and should be taken out of law.

[Dehenna Davison]

I genuinely thank the hon. Member for her passion on this issue, which is prevalent in the City of York, and she has campaigned on it well and strongly in recent years. The best thing that I can do is ask the Minister with responsibility for homelessness to write to her directly. Indeed, he has committed to writing to all Committee members to set out the next step. I hope that he can provide some reassurance. However, at this stage, I ask that the clause remain part of the Bill.

Question put and agreed to.

Clause 187 accordingly ordered to stand part of the Bill.

Clause 188

Data protection

Question proposed, That the clause stand part of the Bill.

Levelling-up and Regeneration Bill (Twenty Second sitting)

Rachael Maskell Excerpts

Committee stage
Thursday 13th October 2022 Public Bill Committees

[The Chair]

With this it will be convenient to discuss clause 151 stand part.

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

I want to make a brief point on clause 151, which is being taken together with clause 150. It relates to subsection (3), which mentions the exclusion of warehouses.

Of course, every community is different. In the centre of York there have been a number of warehouses along a street called Piccadilly, and we have seen those warehouses brought back into use through some really innovative work in our community. I think about the site now known as Spark, where containers were brought in for a limited period, but that has now been extended due to the success of that site in what was a warehouse. Those containers contain community interest companies—new, little businesses that are feeling their way right at the heart of our city and learning their trade. They are also building new standards around the environment and really adding to the community. Spark is bringing that whole part of York to life, particularly with the younger community, and it has really good values. We see little shops, a little community being built and a social space where the community can sit. There is also space where classes take place and the community is really involved.

Excluding warehouses and sites of warehouses would seem to be an omission from the legislation, because it is not using those opportunities. Piccadilly leads on to our main high street, so this would be a really important inclusion. Surely, it should be for local determination to say whether such a site would be suitable for a high street auction, rather than discounting that within the Bill.

[Alex Norris]

I have two quick points. First, to reiterate— I feel like I should do that thing on “Countdown” where I show my working—I share that view on clause 151(3), and I hope the Minister can address that. I also wanted to talk about subsection (2)(b), which reads:

“the local authority considers them to be suitable for a high-street use.”

In this case, “them” refers to qualifying high street premises. That gets to our concerns that it might be in the eye of the beholder. I wonder whether the Minister might talk about what safeguards there are in this case.

Levelling-up and Regeneration Bill (Twenty Third sitting)

Rachael Maskell Excerpts

Committee stage
Thursday 13th October 2022 Public Bill Committees

[The Chair]

With this, it will be convenient to discuss the following:

Clause 164 stand part.

That schedule 16 be the Sixteenth schedule to the Bill.

Clauses 165 to 168 stand part.

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

It is a pleasure to serve with you in the Chair this afternoon, Mr Hollobone. I have a few points to make about clauses 164 and 165. The first is a drafting issue with schedule 16, which is not mentioned at all in the substantive text of the clauses now under consideration, and which is the only schedule not to be referenced. I do not know what bearing that has on the schedule, because it refers to clause 164. The lack of reference to the schedule in the clauses does not follow the usual processes, so I draw that to the Minister’s attention.

I want to pick up on two issues relating to the content of the terms of the contract for the tenancy. This is about practicalities. Many of our vacant high street premises were department stores. That is the nature of the businesses that have vacated the market over the last few years in particular, leaving large premises vacant on the high street. Few businesses will be able to replace that footprint.

In places such as York, where there is 65% penetration of independents, there is real opportunity for small and new businesses to get a foothold by occupying those premises, but the legislation is not clear on how such contracts would be handled. Would there be subcontracting opportunities whereby a body could take a major contract and then subcontract to a smaller business? Or could a multi-purpose auction allow a consortium bid from a number of businesses? We want those premises to be occupied in future, so can the Minister clarify how the legislation would deal with such a proposal, because I cannot see it written into the Bill?

Another issue in my constituency, which may happen elsewhere, is that of premises being opened to licensing. In York, a takeover by licensed premises is having seriously ugly consequences. One thing we do not want is those big department stores becoming super-nightclubs right in the middle of a designated shopping area. My concern is that some people might try to take advantage of the legislation to advance such businesses. What controls can be put in place so that local authorities have oversight of tenancies and can ensure that the use of premises is in keeping with the direction of travel they want for their local communities? I cannot see any clarity in the Bill about how such matters would be handled or about controls to ensure that the use of those premises is in keeping with the local community’s aspirations.

[Alex Norris]

I have three questions. Clause 163(1)(b) provides the power to contract for a tenancy if

“the period of 42 days beginning with the day on which that notice took effect has elapsed”.

I understand why there needs to be time, but I am not sure why a minimum time has been set quite so quickly. It might take a number of weeks to get a tenancy together, but why include a hard six-week period that will add to and elongate the process?

Clauses 164(5) and 166(3) address, respectively, pre-tenancy works and work that the local authority might have to do

“in order to make an effective grant.”

Are the costs incurred by a local authority in making a premises ready rechargeable?

Clause 165(7) provides for a reserve power to make regulation. I will not rehash that argument, but for clarity, do the Government expect a relatively simple tenancy equivalent to a general market or high street tenancy?

[Dehenna Davison]

I am grateful to the hon. Members for York Central and for Nottingham North for their remarks.

The hon. Lady raised a good point. On her drafting concern, clause 165(6) refers to schedule 16. Will she please let me know if that is not clear, and I will ensure that it is rectified? But my expert team have told me that that is the case. We can pick this up afterwards if need be.

[Rachael Maskell]

Schedule 16 refers back to clause 164, not 165, according to the note next to the schedule, on page 320. I am curious, shall we say, and that further adds to my curiosity, because there is no true cross-referencing, then, to the right clause.

--- Later in debate ---

[Rachael Maskell]

If premises were to be wholly let, but let in separate lots, how would that be covered by those clauses? It seems that the Minister is talking about, for example, half a building being let. However, if we are talking about half a building to be used in 10 separate sections, how would the legislation cover that scenario?

[Dehenna Davison]

I will write to the hon. Member on that specific scenario and provide additional clarity. The definition of short-term tenancy is also found here, which limits the term of tenancies granted under high street rental auction powers between one and five years. It also includes setting out what is meant by local authority. They are district councils in England, and county councils where there are no district councils, London borough councils, the common council of the City of London and the councils of the Isle of Skye. The clauses underpin the workings of this part of the Bill, and I urge the Committee to support them.

On new clause 55, I am grateful to hon. Members for seeking to ensure that local authorities have the resources necessary to auction vacant high street premises. I agree that is incredibly important. I want to reassure hon. Members that we intend to work with local authorities to produce detailed guidance to help them through the auction process, minimising burdens wherever possible. The provision would permit local authorities to charge landlords for costs associated with the high street rental auction process. The details of the rental auction process, including how we will distribute the costs of the process, will be set out in regulations following consultation with local authorities, landlords and tenants. I do not believe publishing a report within three months of the Act being in force, when local authorities may only just be starting to engage with the process, will benefit the aims of the Bill.

To go back to the point about premises being partially or fully let, as raised by the hon. Member for York Central, we will consult on a standardised lease that will deal with sub-lettings. There will be a consultation on that point to ensure that we get the policy right.

[Rachael Maskell]

I am grateful to the Minister for raising that, but I wonder how will relate to the legislation. Obviously, this is the authoritative source. While the Minister may be consulting, is she saying that there will be greater clarity brought within regulations? How will that come forth? I think it will be of real interest across the country. It is the very scenario that the clauses are trying to address. Can the Minister bring more clarity?

[Dehenna Davison]

Absolutely. I go back to my earlier point; we all see those larger units that need to be let out, and we know that smaller businesses or community groups would be able to benefit from those smaller spaces. We intend to set this out later in regulations once we have consulted again to ensure that we get this absolutely right. It is a novel policy, so it will take some tweaking. We want to get it right to ensure that it works and fulfils the ultimate aim of getting our vacant high street premises filled.