Richard Bacon
Main Page: Richard Bacon (Conservative - South Norfolk)New Housing Design
Richard Bacon Excerpts(7 years, 2 months ago)
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Mrs Maria Miller (Basingstoke) (Con)
It is a pleasure to speak in this debate under your chairmanship, Sir David. I congratulate my hon. Friend the Member for Tiverton and Honiton (Neil Parish) on calling the debate and giving so many people the opportunity to share their thoughts and concerns about this matter. I commend also my hon. Friend the Minister for coming today and the work of the Government in trying to innovate in the housing market. I am talking particularly about things such as self-build projects, which the Government have been so good at getting behind. My hon. Friend the Member for South Norfolk (Mr Bacon) spearheaded a lot of the work in that respect. My constituency will be one of the pilot areas for that, and I am excited to look at the innovative thinking.
There has been a fundamental change in the house building market in this country, but that has not been reflected in any fundamental changes to the way the market is regulated. Most homes in this country are now built by just a handful of house builders—about five or six—and now, more than ever, buyers rely on the Government to ensure that those well designed homes are also built well. I hope that the Minister can update the House today on the work that he is doing to update building regulations, because it is hugely important that they reflect the almost monopolistic market in which we operate.
It is sad to hear that more than half of homebuyers have experienced major problems with their new homes. That was in a YouGov report earlier this year. I would like to reflect briefly on four issues. First, we have to ensure that new design actually works. My hon. Friend the Member for Tiverton and Honiton mentioned the report by the all-party parliamentary group for excellence in the built environment, which I have co-chaired. It talked about having in place an ombudsman to ensure that any problems that are experienced—problems are widespread, as we have heard—are mediated and resolved swiftly. Like many other hon. Members present, I have a number of ongoing cases in which major house builders are, frankly, dragging their feet over dealing with major problems with my constituents’ homes, and making their lives hell. That is not good enough.
Mr Richard Bacon (South Norfolk) (Con)
I am listening with interest to my right hon. Friend’s contribution. Last year, I spoke at the Federation of Master Builders’ annual conference, where the technical guru from the National House Building Council put up some slides of really shoddy workmanship. Interestingly, the largest number of examples of shoddy workmanship came from the largest house builders—the biggest of the top three. Does my right hon. Friend not find that surprising, as those are plainly the businesses that could do more about it if they chose, and is it not now time for the Government to stop the warm words and actually grip this issue?
Mrs Miller
My hon. Friend is absolutely right. That is why an ombudsman would be so important—so that people could get redress. The house builders would know that there was someone holding their feet to the fire and now is the time to act.
My second issue is also about the warranties that house builders give. I think that most people do not realise that not all home warranties are the same. A Premier Guarantee is not the same as one from the NHBC. Consumers do not understand that, and I think that consumers are potentially being misled.
The Minister may know from looking through his in-tray from his predecessor that I campaigned very hard for a change in building control performance standards, because of the problems of inspections of houses on-site being carried out in a shoddy way. New performance standards came in on 1 April this year to reflect that. Will he update the House on how the implementation of those new performance design control standards is going, and in particular the improved role of the inspector?
New houses should promote wellbeing in our community; they should not promote disharmony and concern. As part of that review of building control standards, will the Minister look at a particular issue that has been raised by one of my councillors, Councillor Onnalee Cubitt, about sound insulation in houses? I have written to the Minister about the fact that many new homes have poor sound insulation with plasterboard walls. That is not good design; it is not groundbreaking design. Should he not look at amending part E2 of the building regulations, which sets the standards for sound transmission in homes? I think that those standards currently fall short of what people need in order to have good mental health when living in new homes.
Finally, will the Minister indicate when the Government might respond to the Women and Equalities Committee report on the availability of housing to disabled people? Our report made a number of important recommendations about the availability of housing for disabled people. In particular, as people get old they perhaps get more disabled, as my hon. Friend the Member for Taunton Deane (Rebecca Pow) mentioned in her intervention. When will he give me a response on that important set of recommendations?
Emma Dent Coad (Kensington) (Lab)
I am very happy to have the opportunity to talk about a subject that I have been writing about for most of my career. I concur 100% with my hon. Friends on the issues that they covered.
I must challenge the hon. Member for Tiverton and Honiton (Neil Parish) on his view of modern design as ugly. It is not ugly to everybody; it is a question of personal taste. We should remember that the ’60s gave us some rotten buildings, but they also gave us some amazing estates such as Trellick Tower, which is very solid, Cressingham Gardens, Golden Lane, Pepler House and of course Grenfell Tower, which amazingly is still standing despite what happened there. The structure is still there; it was very solidly built. Some of those buildings could continue for ever.
[Joan Ryan in the Chair]
It has been interesting to witness how the debate has moved from design to construction quality. I have a lot of very new builds in my patch, such as Catalyst Housing’s developments in Portobello Square. I actually have more casework from new buildings than from old buildings—collapsed ceilings, collapsed floors, you name it. It is absolutely appalling.
Poundbury, I am afraid to say, is also suffering as a result of very poor construction quality—so I have heard from people who visited it recently. So from Portobello to Poundbury we have the same problem, and it must be addressed. As I have found when trying to deal with Catalyst’s development, a lot is down to what can and cannot be done. Planning officers came and shook their heads—
Emma Dent Coad
An esteemed architectural journalist who has written widely about it in the press told me about it. I have not visited myself.
Emma Dent Coad
I am talking about the construction quality, not the design. If I may continue, we were talking about what we can and cannot do with the new homes ombudsman. In theory, it is a good idea, but there should be another whole level of monitoring way before we get to that stage because planning officers will shake their heads on odd points of design that may or may not have been dealt with correctly yet there is no proper enforcement in terms of quality at that level. There really should be a level at which building enforcement officers can come in before a building or a ceiling actually collapses and look at its quality. All of that is to do, of course, with local government funding, the funding formulas for how buildings are put together and the cost savings that have to be made, as we have heard recently—but that is for another day. We really must review the whole way in which design and build has diminished the quality of the buildings that are delivered.
The Minister of State, Department for Communities and Local Government (Alok Sharma)
Thank you, Ms Ryan. It is a pleasure to serve under your chairmanship, I think for the first time in this Parliament. I start by congratulating my hon. Friend the Member for Tiverton and Honiton (Neil Parish) on securing this debate on new housing design. He is a long-standing advocate of high-quality development and his passion about the subject has come through clearly today and in the media as well; indeed, all Members who have spoken today have spoken with passion about why design is important.
We all acknowledge that it is critical that we build more homes. Our housing White Paper, published earlier this year, set out how we intend to tackle that challenge. Just as important as building more homes is the need to ensure that they are of good quality, are well designed and respond positively to the local context.
Around the country, there have been some fantastic examples of good design in new house building and a number of colleagues have pointed to examples in their own constituencies. However, we can also all point to soulless developments that ultimately destroy the character of a local area. That is something we must change.
The Government have put in place a robust framework that promotes and supports high-quality design. Both the national planning policy framework and our planning guidance emphasise the importance of good design and provide advice on planning processes and tools, which local planning authorities can use to help achieve that aim. Over the months ahead, the Government will engage with the housing industry to showcase good practice and develop new policies that support that ambition, but we know we must do more.
The housing White Paper contains proposals to improve the quality and character of new development. We want to strengthen the national planning policy framework to introduce an expectation that local and neighbourhood plans in development plan documents should set out clear design expectations. That will provide greater certainty for applicants about what types of designs are acceptable in a local area.
We also want to use national planning policy to strengthen the importance of early, pre-application discussions, as a means to encourage more valued discussion of the design of new homes between communities, developers and local authorities. The Government also have a longer-term ambition to support the development of digital platforms on design.
My hon. Friend the Member for Tiverton and Honiton talked about a number of surveys. He concluded that people would support the building of homes if they are well-designed and in keeping with their local area. It is important that local authorities and developers work with communities to ensure that they get the quality of new housing development that they want. A range of tools is in place to engage the local community, both when preparing plans and at planning application stage, yet I know community engagement is far too inconsistent. Far too often local people hear about new housing schemes late in the day, after a planning application has been submitted.
There are of course good examples of where engagement works. The hon. Member for Cambridge (Daniel Zeichner) talked about the Beauty-In-My-Back-Yard toolkit; there are of course others. Our housing White Paper proposals will go a step further to help make sure that local communities are not left behind.
A number of colleagues have mentioned neighbourhood planning. I see plans driven by local people with a vested interest in the quality of design for the place they live in as an incredibly valuable tool to achieve good design and local engagement. Since 2012, more than 2,200 groups have started the neighbourhood planning process in areas covering nearly 13 million people. In some areas, neighbourhood planning groups are keen to ensure that good design does happen in practice. For example, the plan for Bristol Old Market Quarter sets out design principles for the development of key sites to ensure that new buildings make a valuable contribution to the character of the neighbourhood. The Government recognise the significant effort neighbourhood planning groups make and that is why we are supporting them with funding. The housing White Paper sets out our commitment to further funding for neighbourhood planning groups in this Parliament. We are committed to providing £25 million of funding to boost the capacity and capability of local authorities for a three-year period, starting this year, which will open up opportunities to support and provide design resources to neighbourhood planning groups.
Turning to the issue of a new housing ombudsman, we have already published proposals to tackle unfair lease practices, including banning the sale of new leasehold houses, but it is the case that, according to the latest Home Builders Federation survey, 84% of new home buyers would recommend their builder to a friend. That figure has fallen steadily from 90% over the last four years, and means that 16% of new home buyers would not recommend their builder. In any other market, that would spell the end of the most poorly performing companies. I am having a set of discussions with developers; I also make the point to them about the need to improve quality and design.
Alok Sharma
My hon. Friend makes the point perfectly. It shows that customer satisfaction is absolutely key. House builders need to step up to the plate.
The housing White Paper sets out the Government’s plan to diversify the housing market, which will play a part in helping to improve quality. My hon. Friend the Member for Witney (Robert Courts) and the hon. Members for Strangford (Jim Shannon) and for Plymouth, Sutton and Devonport (Luke Pollard) talked about custom building and the importance of small and medium-sized builders as well.
Of course mechanisms are in place for redress, such as the consumer code for home builders, which a number of colleagues have talked about. I have been encouraged by the industry’s response to last year’s report by the all-party parliamentary group for excellence in the built environment, “More homes, fewer complaints”. A working group was set up by the Home Builders Federation and has commissioned an independent report into consumer redress. We expect that to come forward in the next few weeks. I will review the report in detail and I will consider the call from my hon. Friend the Member for Tiverton and Honiton for a new homes ombudsman.
My right hon. Friend the Member for Basingstoke (Mrs Miller) talked about the Women and Equalities Committee’s report. We expect to respond next month. Colleagues also raised the issue of space. As the hon. Members for Dulwich and West Norwood (Helen Hayes) and for Rochdale (Tony Lloyd) will know, we have committed in the White Paper to reviewing the nationally described space standards, because of feedback from the sector.
My hon. Friend the Member for Weston-super-Mare (John Penrose) talked about building out. We will amend the national planning policy framework to address the scope for higher density housing in urban locations.
The Government will continue to work with industry, local communities, developers and all those with an interest in the quality of new homes to drive up standards and create the type of places that people want to live in. It is clear that Members and their constituents want that to happen, and I want that to happen too.