Large-scale Solar Farms

Debate between Richard Fuller and Rachel Maclean

Thursday 18th April 2024 Westminster Hall

[Richard Fuller]

I am intrigued by the literary references from both my hon. Friends the Members for Redditch (Rachel Maclean) and for Sleaford and North Hykeham (Dr Johnson). However, I want to draw my hon. Friend the Member for Redditch’s attention to the economics. She will be aware that the strike price for solar power was £47 per megawatt hour and at the last auction was going to go to £61 per megawatt hour. Underpinning farmers’ decision that they should perhaps give up their land is that the economics of farming are finding it difficult to compete with the economics of the pricing at those auctions. Does she agree that if it is the case, which I believe to be true, that the Government now have four times the amount of solar production capacity on offer compared with what they actually require, there needs to be an economic answer to both the pricing of solar power and support for our farmers?

[Rachel Maclean]

My hon. Friend has made some excellent points. He is right that commercial pressures and the legislation we signed up for—I was happy to vote for that to reach net zero—are driving this between them. We have a lot of unintended outcomes from the policy; it was introduced for laudable aims, but it is time to pause things and look at the matter again.

People have talked about nimbys. It is a really interesting issue, because people will ask, “Where would you put the solar panels instead? Where would you put the additional ones required to fulfil our solar capacity targets?” Our British energy strategy includes ambitions to have 70 GW of solar capacity by 2035, and we are at something like 15.7 GW as of January this year. I believe that if we oppose something and do not like what is in front of us, we should suggest what should be done instead. We should be constructive. We should not just oppose things and not come up with a solution; that is what Labour does, and that is not my style.

On the subject of Labour, by the way, it is unclear to me and local residents what Labour’s position locally is on the solar power project. It should not really surprise anyone that locally Labour is sitting on the fence—or on the solar panel, if I may stretch the metaphor—on the issue. That is what Labour does on every issue: says one thing and does another, or changes its mind every five minutes. It is certainly doing that locally.

People will probably say to me, “Aren’t you just a nimby?” Maybe I should ask myself that as well. As some Members may know, I had the great privilege of serving as the Housing and Planning Minister, and I am familiar with these debates. However, I say to my hon. and right hon. Friends that that is the wrong question and the wrong way of looking at the problem. I will briefly explain why. Deciding where to put infrastructure, whether it is housing, roads or solar farms, will always be controversial. We need to build these things. Nobody wants them next to them and, certainly to my knowledge, nobody has ever campaigned for more development next to them, be it housing or infrastructure.

It is therefore often said that those people must be nimbys and their views should be pushed aside in the interests of progress. There is no easy way around this, even if we prioritise the views of local communities, because the idea that there is anywhere else in the country where somebody will not object to something being built is a fantasy. It is idiotic to divide people into two camps of nimby and not nimby—unless they are Liberal Democrats, of course, who are bananas. That stands for “build absolutely nothing anywhere near anyone”—that is their policy.

I have the greatest respect for the yimby movement— I really do; it is doing some good things. However, I suspect that were those people to move to a different area, out of the city and into the countryside, next to a development site or into the green belt that was about to be built over, they might change their view. I speak as someone who has a little understanding of the area; I think all of us MPs do. We understand human nature, and we know that people will deceive themselves and others. I would be happy to be proven wrong, but the evidence in front of me strongly suggests that I am right. It is pointless and wrong to attack nimbys when everyone essentially feels the same about our landscape and our area.

Leasehold and Freehold Reform Bill (Fifth sitting)

Debate between Richard Fuller and Rachel Maclean

Committee stage
Tuesday 23rd January 2024 Public Bill Committees

[Richard Fuller (North East Bedfordshire) (Con)]

I want to speak briefly in support of the third point made by the shadow Minister, the hon. Member for Greenwich and Woolwich, in which he addressed the interaction of the Bill with the Government’s ground rent consultation. If I heard him correctly, he was asking the Government at least to be clear as to how those recommendations will affect the Bill. He was asking the Government to be clear on their position; I will not go as far as that, because I think the Government have the discretion to decide when they want to announce that or not.

However, there is another issue that the Minister could perhaps consider: the impact assessment on the valuation, which we, as Members of Parliament, are being asked to address in this Bill. As we heard in the evidence sessions, the current impact assessment may potentially omit a significant amount of value that will be taken into account as part of the ground rent reform. If it is the Government’s intention to introduce amendments on that, as the shadow spokesman was asking, it would be useful to have clarity from the Minister on that, but we should also ask the Minister whether an updated impact assessment can be presented to incorporate what the value of those recommendations would be.

[Rachel Maclean]

I rise briefly to add my support for some of the comments and, most importantly, for the ability of leaseholders to extend their leases. As we know, this is one of the most egregious features of the current system: people buy properties that they then find have short leases, after which they are whacked with massive charges coming out of the blue; they do not understand how those charges are calculated, and they end up having to pay them because they have no choice. They are completely over a barrel. I know that leaseholders will massively welcome this change, which is one of the most important parts of the whole Bill.

Having said that, it is vital that we understand when we will see the Government’s response on the ground rent consultation, as my hon. Friend the Member for North East Bedfordshire and the shadow spokesperson, the hon. Member for Greenwich and Woolwich, have said. It will, of course, affect the calculations.

I also want to raise with the Committee the number of people who have sat in front of me and asked, “When will you bring this forward? I don’t know whether to extend my lease now or wait another year or for another consultation”. It is a huge number of people. I want to make this point to everybody: if we get this right, it will affect a lot of people very beneficially.

Freehold Estate Management Fees

Debate between Richard Fuller and Rachel Maclean

Thursday 13th July 2023 Westminster Hall

[Rachel Maclean]

I thank the hon. Member again for reminding us of this issue. I hope that she will bear with me, as I am coming on to our intended legislative remedy, through which we intend to drive up transparency for homeowners. Better transparency will help people to be better informed about buying a home on a managed estate and empower them to question or challenge the charges when they are billed. Alongside that, they must have better rights to challenge, as the hon. Member just said.

Freeholders on managed estates are currently at a disadvantage compared even with leaseholders, for whom the system is not perfect by a long way, regarding their ability to challenge costs and poor service. Leaseholders already have certain protections and rights that enable them to hold landlords and management companies to account, yet freehold homeowners have no such equivalent, although they may be paying for very similar services. The situation is clearly unfair, and we are committed to introducing legislation to plug the gap.

Let me come on to what we intend to do, which I am sure Members are keen to hear. We intend to create a new statutory regime for freehold homeowners based on the rights that leaseholders have. We will give homeowners the right to challenge the reasonableness of the estate management charges at the first-tier tribunal, and the right to change the provider of management services by applying to the tribunal to appoint a new manager. That will be an important power when a homeowner is unhappy with the service that they are receiving and there is a significant failure by the estate management provider in meeting its obligations.

The hon. Member for North Shropshire mentioned existing homeowner rights, which will depend on the ownership of the land and the terms of the transfer. People should seek independent advice on the options available to them. For example, if a management company is not complying with its obligations, homeowners may be able to use contract law and make an application to the county court for an injunction for specific performance. That will require the management company to comply with its obligations.

Resident-led management companies are independent companies to which residents are appointed as directors. Sometimes the articles of association, which set out how the company will run, will specify that homeowners are automatically part of the company and so can vote at the AGM. Homeowners may also be able to call extraordinary general meetings, and they can apply for an injunction for specific performance if the company is not complying with the articles of association of any management agreement. But we know we must do more, which is why we will consider introducing a right to manage for freehold homeowners. That will follow from our consideration of the Law Commission’s report and recommendations on changes to the right to manage for leaseholders.

It is not only estate management charges that need to be reasonable. As I mentioned in last week’s Westminster Hall debate, the principle must also apply to the administration fees that individual homeowners may face in their dealings with estate management companies. Therefore, we will legislate to require that all administration charges must be reasonable, which will mean that they may be challenged at the first-tier tribunal.

I want briefly to mention the Competition and Markets Authority’s house building market study.

[Richard Fuller]

Before the Minister moves on from charges, I wish to make the point that I made earlier, although she may not wish to comment now. If those changes are made, is it the Government’s intention that people who have been charged excessively, or can make the case that they have been, prior to that legislative change will be provided with access to those tribunal options?

[Rachel Maclean]

My hon. Friend’s point is very much in my mind. He is right to make it—he has made it to me multiple times—because it is a very important point. While the legislation is being prepared, I cannot comment specifically on the individual measures that will be in it, but I have no doubt that when we bring it forward, he will probe and challenge every part of it. I very much hope that we can achieve a successful situation at the end of that process.

In February, the Competition and Markets Authority launched a market study on house building, as part of which it will examine the fairness of estate management fees charged for unadopted roads and amenities. It will make recommendations about policy and regulatory changes. My hon. Friend the Member for North East Bedfordshire may be interested to find out about those.

There is also an issue of redress in relation to the fit and finish of residents’ homes on new estates. Invariably, the problems are the result of inadequate quality control. People have encountered unfinished roads, half-built playgrounds and a lack of recourse to resolve those issues, all of which are unacceptable. We have been clear that new housing developments should be finished on time and to a high standard. If things go wrong, homebuyers must be treated promptly and fairly.

There are existing routes to redress, which we are strengthening through the Building Safety Act 2022. We have included a provision for a statutory new homes ombudsman, which will make developers more accountable and make it easier and simpler for new home buyers to seek redress when things go wrong. We are considering the arrangements for the statutory scheme and are working on the next steps, which we will set out in due course. In the meantime, the independent New Homes Quality Board has established the voluntary new homes ombudsman service, which launched last autumn. It can handle complaints from homebuyers about new homes built by developers that have registered, and it is 100% free for homebuyers to use.

Let me turn finally to the most important matter for hon. Members: the timing of these changes. Unfortunately, I do not have much to add to what I have already said, which is that legislation for the next Session will be set out in the King’s Speech. Everybody in the Chamber will have heard the Secretary of State and I say that it is our intention that the King’s Speech will contain a Bill that will address the issues that have rightly been raised. That remains our priority.

Fairness needs to be at the heart of the housing system. The arrangements for the upkeep of open spaces and roads on freehold estates should always be clear to potential homebuyers, and costs charged must be transparent and reasonable. Homeowners need to have access to redress when things go wrong and be empowered to hold their estate management companies to account. That is why we remain committed to legislating as soon as we can. I thank all colleagues for their consistent advocacy and campaigning on this vital issue, which, as has been said, affects a million people around the country.

Oral Answers to Questions

Debate between Richard Fuller and Rachel Maclean

Monday 10th July 2023 Commons Chamber

[Richard Fuller (North East Bedfordshire) (Con)]

T5. The recent transfer of the administration of home equity loans from Target to Lenvi has gone appallingly badly, with my constituents reporting unanswered emails and phones that ring out with no reply when they are looking to transfer their home in a time-critical phase. Will my right hon. Friend update me on what is going on with the administration?

[Rachel Maclean]

I have been having daily meetings with Homes England and the service provider. It is the case that there have been some issues with the transfer, as my hon. Friend highlights. I want anyone listening to this to know that they can contact either their local MP or the service line, and we will resolve it. I have insisted that additional call centre staff are available and extended working hours. We are very much seeing the issues being worked through at pace now.

Oral Answers to Questions

Debate between Richard Fuller and Rachel Maclean

Monday 27th March 2023 Commons Chamber

[Richard Fuller (North East Bedfordshire) (Con)]

2. If he will make an assessment with Cabinet colleagues of the potential merits of updating the report on the Cambridge-Milton Keynes-Oxford growth arc published by the National Infrastructure Commission in 2017.

[The Minister of State, Department for Levelling Up, Housing and Communities (Rachel Maclean)]

The Government completed a 12-week public consultation gathering views to shape a vision for an Oxford-Cambridge arc spatial framework. We are currently considering the responses to that consultation and will provide more information in due course.

[Richard Fuller]

Over the past decade, housing growth in Bedfordshire has been two and a half times the national average, with acute pressures on our GPs, dentists and other local services. Today’s progress review by the National Infrastructure Commission confirmed what many of us have always known—namely, that East West Rail is an excuse for even greater housing development in Bedfordshire and the region. Will my hon. Friend please meet me and ensure that we do not progress housing growth in the Ox-Cam arc before the shortages in services are settled?

[Rachel Maclean]

I thank my hon. Friend for raising the concerns of his constituents, which are shared by many communities. We know how important it is that infrastructure is delivered alongside housing growth. That is why, through the Levelling-up and Regeneration Bill, we will require local authorities to produce an infrastructure strategy as part of the infrastructure levy. I would be delighted to meet my hon. Friend to discuss it further.