Commercial Property Tenants and Landlords
Robert Jenrick Excerpts(4 years, 2 months ago)
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The Secretary of State for Housing, Communities and Local Government (Robert Jenrick)
I am today informing the House that I have laid a statutory instrument that will extend the moratorium on commercial landlords’ right to forfeit a lease due to the non-payment of rent to the end of the year.
The moratorium was established via Section 82 of the Coronavirus Act 2020 and was due to expire on 30 September. It has now been extended by three months and will expire on 31 December 2020. This extension will help provide businesses and employees with certainty and protect vital jobs, particularly in the retail and hospitality sectors.
This is being accompanied by an amendment to Commercial Rent Arrears Recovery measures led by the Ministry of Justice. Accompanying restrictions on the service of statutory demands and winding-up petitions, implemented through the Corporate Insolvency and Governance Act 2020, are currently in place until 30 September, and we are working closely across Government to consider a similar extension to these.
Since March, Government have implemented a range of measures to support commercial property tenants and landlords. The objective of these measures was to preserve tenants’ businesses through the covid-19 lockdown and to give time and space to landlords and tenants to agree reasonable adjustments to rent and lease terms, including terms for the payment of accumulated rent arrears.
This is a temporary measure being extended; however Government recognise that it cannot go on indefinitely. We recognise the impact that this extension has on landlords, therefore we expect both sides of the sector to use this time to negotiate and Government will intervene further if necessary.
This extension will provide the businesses with certainty as they scale up their recovery from covid-19 and will ensure that sectors most acutely impacted by the closure of non-essential retail can benefit from the Christmas trading period.
This is not a rent holiday. Government are clear that landlords and tenants should be coming together to negotiate in good faith where a tenant is unable to pay in full, using the principles set out in the voluntary code of practice we published in June which recommends that those tenants who can pay should do so while those landlords who are able to grant concessions should do so. This code of practice and approach was supported by a wide range of sector bodies representing tenants and landlords.
England, Northern Ireland and Wales are covered by the protection from forfeiture in the Coronavirus Act. Section 82 relates to England and Wales, and the Welsh Government have already laid a statutory instrument to extend the measures for an additional three months. Section 83 relates to Northern Ireland, who are currently considering a similar extension. The Scottish Government passed separate emergency legislation to implement similar measures.
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Coronavirus: Renters
Robert Jenrick Excerpts(4 years, 2 months ago)
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The Secretary of State for Housing, Communities and Local Government (Robert Jenrick)
I wish to update the House on the comprehensive measures that the Government are taking to ensure renters affected by coronavirus continue to be protected over autumn and winter.
The Government have already taken unprecedented action to ensure that renters were protected from eviction at the height of the coronavirus pandemic, including agreeing with the courts to stay possession proceedings for a total of six months.
I would like to express my thanks to landlords for their forbearance in many cases, and my sympathy to smaller landlords and buy-to-let landlords, who in some cases have experienced hardship as a result.
We have also put in place a major package of financial support to help communities through the pandemic. Through the coronavirus job retention scheme, we have provided support for businesses to pay staff salaries and have also strengthened the welfare safety-net with a nearly £9.3 billion boost to the welfare system. This includes an extra £1 billion to increase local housing allowance (LHA) rates so that they cover the lowest 30% of market rents, meaning we now spend £25 billion supporting households to meet the cost of rent in the private and social rented sectors.
For those renters who require additional support, there is an existing £180 million of Government funding for discretionary housing payments made available this year—an increase of £40 million from last year—for councils to distribute to support renters with housing costs.
We will keep these measures under review and our decisions will continue to be guided by the latest public health advice.
Whilst the measures we introduced were justified at the height of the pandemic, it is now right that we consider how we adapt our approach moving forward.
As we move forward, we will strike a balance of prioritising public health and supporting the most vulnerable over winter, whilst ensuring landlords can access and exercise their right to justice for the most serious cases, such as cases of anti-social behaviour.
On 28 August, we introduced regulations to require landlords to give tenants six months’ notice before they can commence new eviction action, except in the most egregious cases, such as incidents of antisocial behaviour and serious rent arrears. These regulations will remain in place until the end of March 2021, and provide reassurance to responsible tenants that they will not face new court proceedings during this time. This approach ensures tenants will remain safe and have additional time to find new accommodation, while empowering landlords to take action where necessary, for example if a tenant’s antisocial behaviour is severely impacting their neighbours’ quality of life.
We have been working with the judiciary to consider new court arrangements within the current statutory framework, to be put in place once possession proceedings resume, to ensure appropriate support to all parties. I am grateful to the Master of the Rolls and the working group which he established to consider those practical arrangements, and extend particular thanks to Mr Justice Knowles and all the members of the working group for their work on these matters.
The new civil procedure rules, made via statutory instrument in July will come into force on 20 September. This will require landlords to set out any relevant information about a tenant’s circumstances, including information on the effect of the covid-19 pandemic, when bringing a possession claim to court. Landlords will also be required to notify the court and their tenant where they wish to continue pursuing a possession claim that was already in the system before 3 August.
When possession proceedings resume, it is critical to ensure court time is used effectively. The listing of cases is a judicial function. The judiciary will look to prioritise cases, reflecting those issues highlighted by a broad range of stakeholders represented on the working group as putting the most strain on litigants. We understand this will include claims issued before the stay commenced in March 2020, as well as cases involving antisocial behaviour, extreme rent arrears, domestic abuse, fraud and deception, illegal occupiers and squatters or abandonment of a property. This will provide assurance to landlords, their tenants and neighbours facing the most egregious cases.
We are also taking steps to ensure that no enforcement of evictions will take place in areas where local lockdown measures are in force which restrict access to premises. Guidance will be issued to bailiffs to ensure that no enforcement of possession orders will proceed where local measures are in place to protect public health. This will prevent tenants being forced out of their home at an unsettling time In areas when the public health risks could be greater.
In addition, the Government are taking steps to prevent eviction action taking place over the Christmas period, other than in the most serious cases, ensuring vulnerable tenants are not forced from their homes at a time when public and local authorities may be dealing with the usual level of increased demand for services during this time. This too will be achieved through guidance to bailiffs that they should not enforce possession orders in the weeks of Christmas.
Comprehensive new guidance for landlords and tenants to explain all these new arrangements and how they impact on the possessions process in courts will be published shortly.
Taken together, these new arrangements strongly incentivise landlords and tenants to sustain tenancies as far as possible and to discuss their situation before bringing a possession claim to court. Where cases do end up in court, these measures ensure court time is prioritised effectively, that the most egregious cases are dealt with as a priority and that court users—both tenants and landlords—have the additional support they may need.
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Building Safety: Northpoint Building
Robert Jenrick Excerpts(4 years, 2 months ago)
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The Secretary of State for Housing, Communities and Local Government (Robert Jenrick)
I am today informing the House of a contingent liability for the Northpoint building for £200,000 to enable them to sign a basic asset protection agreement (the agreement) with Network Rail and progress remediation. Northpoint is a private residential building in Bromley which, over three years after Grenfell, has unsafe aluminium composite material (ACM) which remains un-remediated. It is our expectation for high-rise buildings with dangerous ACM to start remediation work on site by the end of the year.
The Northpoint building is adjacent to a railway line managed by Network Rail. For remediation construction works to advance, an agreement needs to be signed between Network Rail and the Northpoint Management Company. Northpoint leaseholders are paying significant sums in “Waking Watch” costs for each month the building is not remediated, while the building poses a safety risk. The Ministry of Housing, Communities and Local Government (MHCLG) is funding the remediation of (ACM) cladding at the building through the private sector cladding ACM remediation fund. However, the risks associated with the agreement cannot be covered by the fund. This building is in a unique position, as it is an unsafe ACM building, over 18 metres, which is adjacent to a railway and managed by a resident management company who require surety for a capped amount of liability. MHCLG will, therefore, underwrite Northpoint Management Company for £200,000 of risk.
MHCLG has undertaken a contingent liability during parliamentary recess. HM Treasury approved this liability before it was activated. The contingent liability was urgent, because it was needed to ensure the remediation of an unsafe building could take place as quickly as possible. This is in line with my Department’s aim to ensure that residents of high-rise residential buildings are safe and feel safe from the risk of fire. The liability is capped at £200,000.
If a Member has any further enquiries by giving notice of a parliamentary question or by otherwise raising the matter in parliament, the Department will be happy to provide a response.
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Affordable Housing
Robert Jenrick Excerpts(4 years, 2 months ago)
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The Secretary of State for Housing, Communities and Local Government (Robert Jenrick)
Coronavirus has highlighted to us all the importance of having a safe home to call our own. I believe that everyone should have a decent place to live. I am committed to increasing the supply of affordable homes to rent and buy, providing more people with access to safe, secure and good quality housing.
Today I am announcing the details of the £12.2 billion investment in affordable homes and that Homes England will be publishing the prospectus for the new affordable homes programme this week. This new programme is the biggest single funding commitment to affordable housing in 10 years. The programme will unlock a further £38 billion in public and private investment in affordable housing.
A new £11.5 billion affordable homes programme will be delivered over five years from next year (2021-2026), providing up to 180,000 new homes across England, should economic conditions allow. This new programme includes £9.5 billion of new funding agreed at Budget and £2 billion previously announced for long-term strategic partnerships with housing associations. The money announced at Budget also included £700 million we will be spending on new affordable homes through the existing affordable homes programme 2016-22, which will continue to deliver new homes up to 2023.
I have also published the Government response to the “Making home ownership affordable” discussion paper that confirms the new model for shared ownership, which will be more consumer-friendly, fairer and easier to access.
The new affordable homes programme
Investing in future affordable housing is particularly important at this unprecedented time in order to support people across England, as well as the economy. Through this new programme I am giving housing associations and local authorities the means to continue to deliver affordable housing in the coming years, with the first homes to be delivered from next year.
The £11.5 billion programme will deliver up to 180,000 homes, should economic conditions allow. It will include a wide range of affordable homes of different tenures to support people in different circumstances and stages of their lives. It is my ambition that approximately 50% of the new homes will be available as affordable home ownership under the new model of shared ownership, helping even more people to realise their ambition of owning their own home. In addition, more housing association tenants will be able to become homeowners through the new right to shared ownership.
The remainder of the programme will deliver homes for discounted rent, including affordable and social rent. Social rent level are typically 50 to 60% of market prices and funding for these homes will be available to housing providers across England, to help those in the greatest need, and 10% of delivery through this programme will be used to increase the supply of much needed specialist or supported housing.
This Government are passionate about levelling up, and that includes increasing the supply of housing where it is desperately needed. This programme will deliver homes right across England. I have given £7.4 billion to Homes England to deliver affordable homes outside London. This is over £2 billion more than the amount given under the previous affordable homes programme, underlining the Government commitment to level up. I have also offered the Mayor of London £4 billion to help with acute housing challenge in London. Negotiations with the GLA about what they will deliver in return for the funding are still ongoing.
The new shared ownership model
Shared ownership has so far helped thousands of people buy their own home. Today I am announcing reforms that will be introduced as part of the new programme that will make it easier for more hard-working people and families to access and then progress to full ownership.
I listened to the views of the respondents to the “Making home ownership affordable” discussion paper published last year, and have built on the proposals outlined to set out a refined and expanded set of changes to the shared ownership model.
The new shared ownership model will reduce the minimum initial ownership stake from 25% to 10%, making it easier to save a deposit to get your foot on the ladder of home ownership. The new model will also make it easier and more manageable to increase your stake in the home, as shared owners will be able to staircase in smaller instalments of as little as 1%, down from 10%.
To further support new shared owners, I have also introduced a 10-year “repair-free” period during which the shared owner will not have to pay repairs or maintenance costs. This will help to bridge the gap between renting and home ownership. This change will prevent new shared owners being hit with repairs and maintenance bills and better support them to put money aside towards buying more of their home.
Finally, I will also improve the experience of shared owners wishing to sell their home. Through the new model shared owners will be able to take control of the resales process from the landlord at an earlier point, giving them greater influence over the sale.
These measures will apply to all new shared ownership homes delivered through the new affordable homes programme and we will also set an expectation that the standard model is used for shared ownership delivered through the planning system.
The right to shared ownership
In addition to the above reforms, today I have also confirmed that the vast majority of new rented homes delivered through the new affordable homes programme will provide tenants with the right to shared ownership. This will give tenants the opportunity to purchase a stake in their home if they wish to do so, and access all the benefits of the new shared ownership model.
My announcements today will support the Government commitment to increasing housing supply and support people from all backgrounds to realise their ambition to own a home.
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Oral Answers to Questions
Robert Jenrick Excerpts(4 years, 4 months ago)
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Sara Britcliffe (Hyndburn) (Con)
The Secretary of State for Housing, Communities and Local Government (Robert Jenrick)
Our £3.6 billion towns fund will drive the economic regeneration of towns to deliver long-term economic and productivity growth. The towns fund will play an important role in the support of our country’s economic recovery, bringing forward public investment to create jobs and boost confidence in towns, as well as levering investment in from the private sector.
Simon Jupp
The beautiful towns across East Devon boast many independent shops on their high streets, providing the customer service that people just cannot get with a click of a mouse. As we reopen our high streets safely and encourage people to think local first, the Government must press on with plans to regenerate town centres. What plans does my right hon. Friend have for the next phase of the future high streets fund?
Robert Jenrick
My hon. Friend will be pleased to hear that we will set out our plans for a competitive round of the towns fund later this year. As I said to him when I visited Exmouth with him last year, that is the kind of town that the fund was designed to serve, and I very much look forward to seeing its submission. In terms of immediate investment, the Heart of the South West local enterprise partnership will receive £35.4 million from the getting building fund for shovel-ready projects across the area, including in Devon. We will announce 160 successful projects from across England at the end of this month.
Tom Hunt
Ipswich town centre is at the heart of life in our town, but it faces many challenges that have only been made greater by covid-19. A great deal of work is going into developing a coherent strategy to regenerate our town centre, with the input of both private and public sectors, under the Ipswich Vision partnership. Will my right hon. Friend recognise the excellent work that has gone into developing the strategy for Ipswich town centre as he considers our proposed timetable for receiving £25 million of town deal funding in October this year?
Robert Jenrick
I am delighted that the ideas developed over the past several years by the Ipswich Vision board are being used as the foundation for the Ipswich town deal. My officials are looking forward to receiving Ipswich’s proposals in the town investment plan that is, as my hon. Friend says, being submitted on 30 October. We have recently announced that Ipswich, like other towns that are recipients of the towns fund, can apply to my Department for up to £1 million to kick-start its work, create jobs, boost confidence and help the local economy to recover.
Mark Logan [V]
Bolton has shovel-ready town centre regeneration schemes including Le Mans Crescent and Church Wharf. Uncertainty created by covid-19 means that financial backers are looking to the Government to act as guarantor of last resort. Will my right hon. Friend agree to meet me and the leader of Bolton Council to discuss ways to help support those well developed regeneration plans? As I am sure he will concur, Bolton is ready to be the epicentre of this Government’s levelling-up agenda.
Robert Jenrick
I congratulate Bolton and my hon. Friend on the very impressive work that they are doing with the council to transform the town. Bolton is one of the initial 100 towns selected to submit proposals for a town deal, and, again, I look forward to seeing the submissions shortly. As I said in my previous answer, Bolton can also apply to the Department for an advance of £1 million from the town deal to fund some of those projects that he describes. I also understand that, as a result of Bolton being part of the future high streets fund, it is likely to include support for Trinity Gateway, Le Mans Crescent, Church Wharf and Crompton Place—a number of extremely important regeneration projects.
Sara Britcliffe
Accrington town centre is one of the many places that have been left behind for too long. It is at the heart of my community and now that I am the Member of Parliament, I intend to be the strong voice that is needed to make sure that it is not a forgotten town any more. Will the Secretary of State accept my invitation to visit Accrington and our amazing local businesses to discuss with me how I can make sure that it gets the investment that is so desperately needed?
Robert Jenrick
I would be delighted to accept my hon. Friend’s invitation to Accrington. From what I have seen in her relatively short period in this House, she is exactly the strong voice that her constituents deserve. We have shown consistently through our initiatives, such as the towns fund, which we have been discussing, and the high streets fund, our commitment to levelling up all parts of the country, and we are doing that once again with our £900 million getting building fund, £34 million of which will benefit her constituents in Lancashire. I look forward to announcing, with her local enterprise partnership, those projects by the end of the month.
Naz Shah (Bradford West) (Lab) [V]
Does the Secretary of State agree that the provision of appropriate community spaces and opportunities in town centres can be crucial to social cohesion? During decades of austerity, our communities have lost so much of their town centres. Will the Secretary of State tell me what steps are being taken to ensure that any town centre regeneration plan is drawn up with the help of the community members so that communities are prioritised and benefited, including through jobs and social spaces?
Robert Jenrick
I agree that we need to invest in our town centres and our high streets. The Government had begun that work even before the pandemic created so much additional economic disruption. The towns fund and the high streets fund are important initiatives that will help local communities to set a course for the future, with investment in infrastructure, in town centre regeneration, in skills, and in culture, and local people are at the heart of each and every one of those town deals or high street bids.
Mr Peter Bone (Wellingborough) (Con)
The Secretary of State for Housing, Communities and Local Government (Robert Jenrick)
The Government are investing around £150 million in infrastructure projects in Northamptonshire, unlocking the development of more than 19,000 homes in Corby, East Kettering, and at the A43, for instance. The Government are supporting schemes with almost £80 million, which will together unlock more than 12,500 homes. That is part of more than £10 billion of investment in new infrastructure for housing across England.
Mr Bone [V]
That is wonderful news from the Secretary of State, but he missed out one constituency in Northamptonshire and that was Wellingborough. We are planning to build lots of new houses at Wellingborough North, but to realise the full potential of that housing, we must have the Isham bypass. Why can we not get that bypass? It seems to be held up by red tape, so does the Secretary of State agree that the Isham bypass would be an excellent project for the Prime Minister’s Project Speed? Let us get the bypass built.
Robert Jenrick
We want to fast-track major building projects in all parts of the country to fuel the economic recovery and to create jobs, and Project Speed is just one part of that. With respect to the Isham bypass, I understand the Department for Transport has prioritised the project for major road network funding. Northamptonshire County Council is due to submit an outline business case later this year. The council has had to amend the route, and will require fresh planning permission and legal orders, but the Department for Transport’s officials are in touch with the council to discuss how best the scheme can be taken forward. Obviously, if there is anything my Department and officials can do to assist my hon. Friend, we will do it.
Tonia Antoniazzi (Gower) (Lab)
Huw Merriman (Bexhill and Battle) (Con)
The Secretary of State for Housing, Communities and Local Government (Robert Jenrick)
My Department has brought forward a range of measures to support the safe reopening of high streets across England, including providing flexibility for outdoor dining, which has helped to create an al fresco dining renaissance in this country; enabling business to operate on takeaways; making it easier to hold outdoor markets; and pedestrianising town centres and high streets to support local businesses. That is in addition to the Government’s VAT cut for hospitality, the eat out to help out scheme and the £50 million reopening high streets safely fund.
Huw Merriman
The Secretary of State and his Housing Minister are welcome to come for a bit of al fresco dining in Bexhill and Battle whenever they are around. I give credit to both of them for the way in which they have helped to reform the planning system so that high streets can reopen. Will they take further steps, if required, particularly in respect of temporary structures, where help with permitted development rights could be given, if that were so needed?
Robert Jenrick
I am grateful to my hon. Friend for those kind words. We are certainly open to further measures that we can take to make the lives of small businesspeople across the country easier as they seek to recover their businesses and livelihoods after the pandemic. In particular, I can give him reassurance that the existing legal framework that enables one to put up a temporary structure for 28 days is being extended to 56 days during 2020 to enable, for example, a pub to put up a marquee, a restaurant to do the same, or a market to operate for longer than it would ordinarily do—all designed to help local businesses to prosper in the weeks and months to come.
Mr Speaker
Question 16 has been withdrawn, so we come to the shadow Secretary of State, Steve Reed.
Mr Barry Sheerman (Huddersfield) (Lab/Co-op)
The Secretary of State for Housing, Communities and Local Government (Robert Jenrick)
Our proposed future homes standard will ensure all new homes from 2025 result in at least 75% lower carbon emissions than those built to the current standard. Earlier this month, the Chancellor announced £8.8 billion of new infrastructure, decarbonisation and maintenance projects, including a £3 billion green investment package, which could help support around 140,000 green jobs, and upgrade buildings and reduce emissions.
Mr Sheerman [V]
Can I urge the Secretary of State to look at the letter from 18 conservation groups, deeply worried this morning by the fact that they believe that the planning system is going to be radically deregulated? Does he not agree that we want sustainably built homes in sustainable locations? Will he talk to the Secretary of State for Environment, Food and Rural Affairs and get his act together over this suggestion that there will be no more environmental impact assessments worthy of that name?
Robert Jenrick
I can give this assurance to the hon. Gentleman: the planning reforms that we intend to bring forward in the weeks ahead will not row back on any of our commitments to the environment. This Government want to bring forward homes that are truly fit for the future. We do not want to see homes being built in the years ahead that will need to be retrofitted at huge expense either to the state or to individuals in time. We want to ensure that we meet our obligations to the environment, to biodiversity and to the climate change challenge, and that is exactly what the proposals that I intend to publish later this month, or at the beginning of August, will do.
Ian Byrne (Liverpool, West Derby) (Lab)
Nicola Richards (West Bromwich East) (Con)
The Secretary of State for Housing, Communities and Local Government (Robert Jenrick)
We have announced a £12 billion investment in affordable homes, the largest in a decade. That will deliver up to 180,000 new affordable homes across England, with the vast majority delivered by 2026. That is building on our previous £9 billion affordable homes programme, which delivered about 250,000 affordable homes. Figures published last week show the highest number of starts of affordable homes since records began in 2010, and a 91% increase in homes for social rent over the year. We have also extended the previous programme by one year to ensure delivery of homes that would otherwise, regrettably, have been lost because of covid disruption.
Nicola Richards
The Prime Minister says that we need to build, build, build, and that is absolutely the right approach. Will my right hon. Friend the Minister for Housing join me in praising Bishop Llewellyn Graham and everyone at Nehemiah housing association for their amazing work in West Bromwich East, and work with them to ensure that local people are skilled up so that we can get the right homes built at affordable prices?
Robert Jenrick
I will join my hon. Friend in thanking Nehemiah housing association for its work on housing in the west midlands over the past 20 years. Compared with the start of the decade, the number of homes built in the west midlands last year had doubled. She is right to talk about skills; delivering the homes this country needs depends on having a skilled workforce. The Construction Industry Training Board estimates that we will need 688,000 skilled construction workers if we are to deliver our target of 300,000 new homes every year.
Sir Peter Bottomley (Worthing West) (Con)
Sally-Ann Hart (Hastings and Rye) (Con)
The Secretary of State for Housing, Communities and Local Government (Robert Jenrick)
This week, we announced the most significant reforms to building safety legislation in 40 years, delivering new and enhanced regulatory regimes. I welcome the voices of all right hon. and hon. Members, on both sides of the House, as we move this critical legislation forwards.
Earlier this month, we set out our comprehensive financial plan to ensure that local councils can proceed with their crucial work with confidence, including a one-of-a-kind scheme reimbursing councils for lost income, measures to spread tax deficits, and an extra £500 million in un-ring-fenced funding. We are also making sure that as we recover from the pandemic, our communities can bounce back with investment in housing and infrastructure and for our town and city centres. Our announced reform of use classes will help to revitalise high streets and town centres, and the Chancellor’s stamp duty cut will help many to realise their dream of owning a home.
Sally-Ann Hart
Many councils have had to use emergency accommodation and hotels to house rough sleepers during coronavirus. As we look to winter, it will not be possible to build enough social housing within the timeframe required to ensure that people are able to stay off the streets, and many options will need to be considered: for example, social lettings agencies could be established to deal with private rental procurement for vulnerable people and homeless people to access accommodation. All options require funding, so what measures is my right hon. Friend considering to keep vulnerable people off the streets come winter?
Robert Jenrick
Can I say once again how grateful for and proud I am of the work of local councils and homelessness and rough sleeping charities across the country and the remarkable effort that they have made together to protect rough sleepers during the pandemic? That has undoubtedly saved hundreds, if not thousands, of people’s lives. We saw that in the recent Office for National Statistics figures that were published, showing that 16 rough sleepers had died in this country during the pandemic. Each of those deaths, of course, is a tragedy, but that number is far lower than that of any other major developed country. We are making £105 million of immediate support available for local areas to fund exactly the kind of interventions that my hon. Friend refers to.
Mr Speaker
Order. We need to get through topicals, so can we speed up a little?
Janet Daby (Lewisham East) (Lab) [V]
YourNeighbour.org, a digital platform supporting over 1,300 churches, estimates that faith groups are providing more than 10 million meals a month to people up and down our country who would otherwise go hungry. Our faith groups have missed out on weekly donations and opportunities to raise funds, and they are running out of money and are in desperate need of financial assistance. What assessment has the Minister’s Government made of the financial hit to places of worship, and why have the Government not provided ring-fenced support to ensure that they can continue their very much needed work?
Robert Jenrick
I pay tribute to the work of faith groups across the country. I have been regularly meeting with faith leaders from all the major religions through our places of worship taskforce. I am extremely grateful for the hard work of that organisation, which has helped us to reopen places of worship safely. I am aware of the financial impact that the pandemic has had on many places of worship and faith organisations. The schemes created for charities by the Chancellor were open to those from faith organisations and many have taken part in them.
Steve Double (St Austell and Newquay) (Con)
Wera Hobhouse (Bath) (LD)
Robert Jenrick
We have, for several weeks now, been in exactly those sorts of conversations with my right hon. and learned Friend the Lord Chancellor, who holds the relationship with the judiciary and the Master of the Rolls. The Lord Chancellor has already set out today some initiatives and I am hopeful that further announcements will be made shortly to provide exactly the kind of protection the hon. Lady asks for.
Karl MᶜCartney (Lincoln) (Con)
Grahame Morris (Easington) (Lab) [V]
Robert Jenrick
I would be delighted to discuss with the hon. Gentleman that masterplan and to learn more of its details. It is extremely important to us that we not only build more homes, but tackle substandard homes in all parts of the country. That means making them greener and, in some cases, regenerating parts of towns and cities that desperately need it. That will be a focus both for our planning reforms and future investment.
Greg Smith (Buckingham) (Con)
Robert Jenrick
I am extremely pleased that leisure centres will be able to open shortly, in a safe and socially distanced manner. The income guarantee scheme that we have already announced will reimburse local councils for 75p in the pound for lost income, including for the leisure centres that they own and operate themselves. I appreciate that many leisure centres are not owned and operated by local councils; I am working with my right hon. Friend the Culture Secretary to see what further package of support we might be able to bring forward to assist.
Stuart C. McDonald (Cumbernauld, Kilsyth and Kirkintilloch East) (SNP) [V]
Robert Jenrick
As my hon. Friend the Minister for Regional Growth and Local Government said in his earlier remarks, we made a manifesto commitment to ensure that, at a minimum, each of the nations of the United Kingdom will continue to receive the same amount of funding as they did from within the EU. We intend to keep that commitment.
Mark Eastwood (Dewsbury) (Con)
Robert Jenrick
I would be happy to meet my hon. Friend, who I know campaigns vigorously on these issues. I reassure Members on both sides of the House that the Government intend to bring forward a review of the planning system and how it interrelates with flood plains, to ensure that homes are not built irresponsibly on parts of the country that routinely flood.
Cat Smith (Lancaster and Fleetwood) (Lab)
Robert Jenrick
The fact that Tower Hamlets Council was preparing a new local plan that included a CIL schedule attached to it was a matter of public record; anybody knowledgeable about London’s housing issues would have known that. It is a perfectly legitimate planning consideration to ensure that a decision is made prior to a material change like that. That is exactly how my officials rightly advised me.
Stephen Metcalfe (South Basildon and East Thurrock) (Con) [V]
Robert Jenrick
We have brought forward the now £1.6 billion fund tackling not just ACM cladding—on which there has been some progress, although far more progress is required—but other types of dangerous cladding such as HPL. I strongly encourage buildings to come forward, apply to the fund and get that money out of the door.
As I said earlier this week, we have also published the building safety Bill in draft form. Once again, I strongly encourage colleagues to participate in ensuring that that Bill meets the challenges and radically improves the standards of building safety regulation in this country.
Jessica Morden (Newport East) (Lab)
Robert Jenrick
I am delighted to hear that the hon. Lady is now chairing the APPG. We were pleased to launch the Western Gateway initiative at the end of last year. I think it has huge potential to drive economic growth in that part of the country, to represent the south-west and south Wales on the international stage, and to attract international investment to her constituency and those of her neighbours.
Theresa Villiers (Chipping Barnet) (Con)
Robert Jenrick
We are very sensitive to the issues that my right hon. Friend describes, and I have had a number of conversations with her already. I appreciate that her constituents have particular concerns about high-rise buildings. We do need to build more homes in London, and that is why we are bringing forward some of the reforms that we have already announced to enable gentle densification, building up on top of people’s individual homes or blocks of flats so that homes can be built in a manner that maintains the look and feel of the suburbs.
Clive Efford (Eltham) (Lab)
Robert Jenrick
We said at the outset of the crisis that we would ensure that councils have the resources they need, and that is exactly what we are doing. We have now brought forward over £4 billion of funding for covid-related expenditure. We have also created the income guarantee of 75p in the pound for lost income on sales, fees and charges, and I am working with the Chancellor with respect to tax losses so that councils have the confidence to move forwards and end the financial year in good financial health.
Sir Desmond Swayne (New Forest West) (Con)
Robert Jenrick
The Chancellor announced the other day our £400 million brownfield fund, which will support projects across the country, and our planning reforms that we have already announced, such as the right to demolish a vacant building and turn it into new housing, are exactly designed for brownfield sites.
Mr Speaker
In order to allow the safe exit of hon. Members participating in this item of business and the safe arrival of those participating in the next, I suspend the House for three minutes.
Building and Fire Safety
Robert Jenrick Excerpts(4 years, 4 months ago)
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The Secretary of State for Housing, Communities and Local Government (Robert Jenrick)
I would like to update Parliament on the Government’s progress in overhauling the building and fire safety system, as part of our unwavering commitment to ensuring that people, and the buildings they live in, are safe.
Building safety
We must never forget the 72 people who lost their lives as a result of the Grenfell Tower tragedy. Countless lives were torn apart by that tragedy, and we owe it to the deceased, the bereaved, the survivors, and the residents of all high-rise buildings to ensure that we do all we can to prevent a repeat of events like that fateful night occurring again.
We promised to overhaul the system and to establish a national building safety regulator at its heart. Today I am pleased to be making a significant step towards that fundamental reform by publishing the draft Building Safety Bill for pre-legislative scrutiny, before the final Bill is brought forward to Parliament.
The Bill will establish the regulator in the Health and Safety Executive (HSE) and give it significant powers to improve safety and performance across the built environment, especially in higher-risk buildings.
These reforms will improve safety and performance standards across all buildings. However, certain buildings warrant even closer oversight because the potential for significant consequences should a fire spread or the structure fail. It is right that we have a more stringent regime where the risk is deemed greatest, to protect the greatest number of people. Initially the scope of the more stringent regime will apply to multi-occupied residential buildings of 18 metres or more in height or more than six storeys, whichever is reached first. We have designed the new regime so its scope can be changed if the evidence base or operational experience suggest it should.
The Bill will provide a stronger framework to make sure those responsible for managing building safety risks in higher-risk buildings are held to account, with stronger enforcement powers and sanctions where those rules are not followed. It will also ensure that the residents of high-rise buildings have a stronger voice, alongside giving them better access to safety information about their building, clarifying their rights and providing recourse to raise safety concerns directly to the regulator.
The draft Bill applies to England only with the exception of the policies to require developers to belong to a New Homes Ombudsman scheme, strengthen the oversight of the construction products regulatory regime, and allow the Architects Registration Board (ARB) to monitor the competence of architects. Further detailed analysis of the territorial extent is provided in the explanatory notes.
Building safety financing
The Government are clear that it is unacceptable for leaseholders to have to worry about the cost of fixing historic safety defects in their buildings that they did not cause.
The draft Bill proposes a new building safety charge, which will give leaseholders greater transparency around costs incurred in maintaining a safe building. We want these to be fair and proportionate, which is why I have deliberately included numerous powers in the Bill that will enable us to limit the building safety costs that can be re-charged to leaseholders.
This is a topic that we are particularly committed to developing further throughout the process of scrutiny and as the Bill is finalised for introduction. I have asked Michael Wade, senior adviser to the Cabinet Office, to accelerate this work with leaseholders and the financial sector. We must remove barriers to fixing historic defects and identify financing solutions that protect leaseholders from unaffordable costs; but we must also ensure that the bill does not fall on tax payers. We will update on any further measures required before the final Bill is introduced to Parliament.
Establishing the building safety regulator
As I announced in January, the HSE is establishing the regulator in shadow form, and I am today announcing that I have set aside £16.4 million in this financial year for HSE to recruit the people and develop the capabilities that will enable the regulator to hit the ground running once its powers come into effect.
HSE has a strong track record of improving safety and fostering a safety-first culture within the construction and major hazards industries, and will draw on years of experience to deliver results quickly and effectively. As shadow regulator, HSE is playing an increasingly important role in the Government’s building safety programme: it is supporting work on how to identify higher-risk buildings; supporting work by the National Fire Chiefs Council to assess the fire risk in every high-rise residential building by end 2021; and supporting work with early adopters in the construction industry, social landlords and local government to trial the new regime, and to promote culture change across the industry. I am today announcing that HSE will also take over as chair of the Joint Regulators’ Group, which advises the Government on ways to strengthen the regulatory regime; and will take over the Independent Expert Advisory Panel, which advises the Government on fire safety in high-rise residential buildings.
Over coming months, the shadow regulator will engage with and advise residents, building owners, the construction industry and other regulators on how the new system will operate, what it will mean for them, and what they should do now to make their buildings safe and prepare for the new regime. In the autumn, we will kick off work to appoint the first national chief inspector of buildings, who will lead the new regulator.
We, and the public, expect industry to manage building safety risks now and prepare to fulfil their duties when this new regime comes into effect. The public expects and demands industry to implement these reforms with conviction and speed. The new Building Safety Regulator stands ready to work hand in hand with industry to bring about a culture change that prioritises residents and their safety.
Fire safety reforms
The Home Office is also today publishing a fire safety consultation, which sets out proposals to strengthen the Regulatory Reform (Fire Safety) Order 2005—the fire safety order—and improve compliance for all regulated buildings; implement the Grenfell Tower Inquiry phase 1 report recommendations for multi-occupied residential buildings which require a change in law; and, seeks views on the effectiveness of the arrangements for consultation and information sharing between building control bodies and fire and rescue authorities in relation to building work. This is alongside a commitment to overhaul the fire safety order’s supporting guidance.
Proposals for multi-occupied residential buildings, mostly high-rise buildings, include prescribing in law the frequency of checks of fire doors; that responsible persons (RPs) carry out inspections of other key fire-fighting equipment, not just lifts designed to be used by firefighters; and that RPs provide information to residents including in relation to fire safety—including evacuation and other specific information—in an accessible format.
Our proposals go beyond the Grenfell Tower Inquiry’s recommendations in several areas. In others, our proposals prioritise residents’ safety in a way that is practical, proportionate and effective to the risks the inquiry has identified. The Government want to listen to the views of those who have experience of these matters, including those who have been personally affected by the Grenfell Tower tragedy. The proposals set out in the Home Office consultation will further deliver the Government’s objective to improve building and fire safety in all regulated premises where people live, stay or work.
Construction products
The Bill also enables us to progress our commitment to radically strengthen oversight of the regulatory regime for construction products. The Bill will make sure a wider range of construction products are subject to strengthened safety regulations. It will also strengthen the powers available to the Government, paving the way to create a new national regulatory function that will have oversight of the construction products regulation. The Government are developing options for how this new national regulatory function could be implemented.
Other housing measures
The draft Bill also contains measures to protect the rights of all new build home buyers by requiring developers to belong to the New Homes Ombudsman. It also includes new measures that will make access to redress swifter and more effective for all social housing residents.
Pre-legislative scrutiny
These are extensive reforms that it is incumbent on us all to get right. The Building Safety Bill is a large and complex piece of legislation, reflecting the scale of the reforms needed. In this spirit, I am publishing the Bill in draft form to ensure it receives the due and proper consideration it deserves through pre-legislative scrutiny from Parliament, from industry, from regulatory bodies, and from residents. I want to thank those that have helped shape the legislation so far, including those who contributed to the “Building a Safer Future” consultation and who have engaged in various forums with my Department. I now encourage colleagues from across both Houses to engage wholeheartedly in strengthening these proposals so that together we can further improve the legislation and deliver greater safety for residents.
I will deposit copies of the draft Building Safety Bill, delegated powers memorandum and impact assessment in the Libraries of both Houses. A copy of the full fire safety consultation and its impact assessment will also be deposited in the Libraries of both Houses.
[HCWS391]
Planning: Cultural Venues and Holiday Parks
Robert Jenrick Excerpts(4 years, 4 months ago)
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The Secretary of State for Housing, Communities and Local Government (Robert Jenrick)
Planning update: preventing loss of cultural venues and planning conditions for holiday parks
Introduction
The nation’s cultural and tourism industries are vitally important to the economy and the communities they serve. Many businesses in the sector have, and are continuing to face, severe disruption due to covid-19. This statement comes into effect immediately.
Preventing loss of theatres, concert halls and live music performance venues
The covid-19 pandemic presents particular challenges for organisations that depend on engaging with audiences and visitors in person. It has forced thousands of cultural institutions to close their doors, including theatres, concert halls and live music performance venues across the country. This is why my right hon. Friend the Secretary of State for Digital, Culture Media and Sport announced £1.57 billion in financial support for the sector on 5 July to help these venues survive this period, and enable them to reopen when it is safe and economically viable to do so.
However, covid-19 will continue to prevent the full reopening of a number of these venues for some time. This means that previously viable businesses face unprecedent financial difficulty. The Government recognise that the temporary closure of theatres, concert halls and live music performance venues due to covid-19 has the potential to lead to permanent loss of important cultural and economic assets, and are determined that otherwise viable facilities are not lost forever.
The purpose of this written ministerial statement, is to set out how local planning authorities should approach decision making to prevent the unnecessary loss of these venues. With immediate effect, local planning authorities should have due regard to their current circumstances when considering whether to grant planning permission for a change of use or demolition of a theatre, concert hall or live music performance venue that has been made temporarily vacant by covid-19 business disruption.
Where an alternative use or demolition for a long-term vacant theatre, concert hall or live music performance venue is proposed, local planning authorities should consider the application in the normal way. The Theatres Trust is a statutory consultee under the Town and Country Planning (Development Management Procedure) (England) Order 2015 (S.I. 2015/595) for applications seeking to develop any land where there is a theatre and will have an opportunity to comment on any application relating to theatres.
This policy remains in place until 31 December 2022 unless superseded by a further statement.
It is also our intention to make an amendment to the Town and Country Planning (General Permitted Development (England) Order 2015 (S.I. 2015/596) to remove permitted development rights for demolition of theatres, concert halls and live music performance venues.
Caravan and holiday parks
The Government also recognise that the tourism industry will need to be able to adapt to secure its financial future. In response to covid-19 the majority of UK businesses closed in March 2020, including caravan and holiday parks. This has had a significant impact on the financial viability of over 2,200 businesses in this sector that employ around 46,000 staff. These parks are a mainstay of their local economies, providing employment and supporting local services and businesses.
Caravan and holiday parks in England were able to reopen from 4 July 2020. Extending their operation beyond the usual summer season will be invaluable to parks as the sector begins to recover. We are aware that current planning conditions may limit their open season. The temporary relaxation of these planning restrictions can play a vital role in helping local businesses to get up and running again.
The national planning policy framework already emphasises that planning enforcement is a discretionary activity, and local planning authorities should act proportionately in responding to suspected breaches of planning control. Given the current situation, while local planning authorities must have regard to their legal obligations, they should not seek to undertake planning enforcement action which would unnecessarily restrict the ability of caravan and holiday parks to extend their open season.
Where local planning authorities consider it appropriate to require an application to vary relevant planning conditions (where for instance there is a risk of flooding or where parks are situated close to protected sites) they should prioritise the application and make an early decision to provide certainty to caravan and holiday park operators. In doing so, they should consider the benefits of longer opening season times to the local economy as it recovers from the impact of covid-19.
This written ministerial statement only covers England.
[HCWS367]
Local Government Funding: Covid-19
Robert Jenrick Excerpts(4 years, 4 months ago)
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The Secretary of State for Housing, Communities and Local Government (Robert Jenrick)
I wish to set out to the House the further measures this Government are putting in place so that local government can continue to fulfil its essential role in the national response to covid-19 and lead us through the next phase of recovery.
I said at the start of the pandemic that we would ensure local authorities have the resources they need. To do that, the Government have provided £27 billion to support local councils, businesses and communities; including £3.8 billion of support specifically for local authorities. This funding has allowed councils to deliver for their communities: including helping get rough sleepers off the streets, establishing our shielding programme, controlling infection in care homes and providing support for 800,000 small and medium-sized businesses.
The comprehensive plan I am announcing today demonstrates my commitment by ensuring that local councils have the certainty they need to manage their finances to the end of the financial year. The plan covers covid-related expenditure, income losses from sales, fees and charges, and irrecoverable tax losses.
Additional funding for spending pressures
We recognise the pressures on councils and our communities have not yet passed, and today I have announced a further £500 million to help ensure that councils have the money they need to meet costs in the coming months. I would like to thank councils for the financial information they have provided, and I will continue to work with my cabinet colleagues to monitor the pressures on the sector.
This award follows two previous rounds of grant allocations. The first was primarily focused on getting emergency support into adult social care. The second round addressed both expenditure pressures and income shortfalls. With the benefit of better data, we now plan to address income shortfalls separately to expenditure and so we have created a new formula for the additional £500 million. This formula will reflect the factors which the data returns have told us correlate most closely with expenditure, and will take account of population, deprivation and the way that service costs vary across the country. Details on allocations will be announced in due course.
Non-tax income
The pandemic has had an unprecedented impact on councils’ income from sales, fees and charges, for which they could not have planned. To help mitigate this, the Government are also introducing a co-payment scheme to compensate local authorities for relevant, irrecoverable losses in 2020-21. Under this scheme councils bear the first 5% of losses compared to their budgeted income—reflecting the fact these income sources are by their nature volatile from one year to the next—but the Government will support those worst affected by covering 75p in every pound of losses beyond this.
Irrecoverable tax losses
I am also committed to supporting the sector through an apportionment of irrecoverable council tax and business rates losses between central and local government, to be agreed at the spending review. I have announced today that the repayment of collection fund deficits arising in 2020-21, will be spread over the next three years rather than the usual period of a year, giving councils breathing space in setting budgets for next year.
Taken together, these measures will give local councils sufficient confidence to continue to deliver the services their communities rely on. Nevertheless, my Department will continue to work closely with councils to monitor the situation as it develops, and I will return to the House setting out any further measures necessary should a changing situation require it.
[HCWS333]
Westferry Printworks Development
Robert Jenrick Excerpts(4 years, 5 months ago)
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The Secretary of State for Housing, Communities and Local Government (Robert Jenrick)
I welcome the opportunity to address the House today on this matter. I will write to the Chair of the Select Committee on Housing, Communities and Local Government, the hon. Member for Sheffield South East (Mr Betts)—
Robert Jenrick
I will give way in a moment to the hon. Gentleman, but he could let me even begin my remarks, if he is truly interested in what I have to say. I will write to the Chair of the Select Committee outlining the timeline of events and the rationale for my decision making pertaining to the Westferry Printworks planning decision. Alongside this letter, and after a comprehensive review of what documents might be in scope of this motion and of the letter he sent me on behalf of his Select Committee, I will be releasing, later today, all relevant information relating to this planning matter, using the Freedom of Information Act as a benchmark. I recognise that there are higher standards of transparency expected in the quasi-judicial planning process, which is why I will also release discussions and correspondence that the Government would not normally release.
These documents show that, contrary to the wild accusations and baseless innuendo propagated by the hon. Member for Croydon North (Steve Reed) and restated today in a series of totally inaccurate statements and comments, this decision was taken with an open mind, on the merits of the case, after a thorough decision-making process. It was rooted in my long-standing and well documented view that we have a generational challenge as a country, which we need to meet and not shirk, to build more houses in all parts of this country and that whoever holds this office, whether it is me, another Member from my party or the hon. Gentleman, must make those tough decisions in order to build the homes that this country needs and to build a better future for the next generation.
Mr Perkins
The Secretary of State says that he is pleased to have this debate and started his speech by saying that he is going to release all of these documents. Why is he doing that today? He is releasing them because he has been forced to come here by my hon. Friend the Member for Croydon North. If the Secretary of State wanted some transparency, instead of having to have this dragged out of him, he would have done this weeks ago.
Robert Jenrick
The hon Gentleman is completely incorrect in that respect. First, a lot of documents are already in the public domain, and I will come on to discuss that. The reasons for my decision are set out clearly in the decision letter. From the comments that we have heard from the hon. Member for Croydon North, I suspect he has not taken the trouble to read it. The inspector’s report is already in the public domain, with the representations made by the parties. Since my receipt of the letter from the Chair of the Select Committee, we have undertaken the process I have just described, which, as Members can imagine, is not one that one does in a day or two. It has taken us time. As Members will see when I publish the documents later today, and in the letter I have written to the Chair of the Select Committee, we have taken that process very seriously, because transparency matters, openness matters and settling this matter matters, because I certainly do not want to be the subject of the innuendo and false accusations that the Opposition are choosing to peddle.
Mr Clive Betts (Sheffield South East) (Lab)
I thank the Secretary of State for committing to publish that document and send it to the Select Committee, although it might have been helpful if we had had it before the debate today. The Committee will obviously want to look at it and may then want to enter into further communication or, indeed, even talk to the Secretary of State about it. I ask him one thing: will the documentation that he sends to the Select Committee include everything that he said to the Cabinet Secretary following his investigations into the matter?
Robert Jenrick
It will include most of that information, subject only to the benchmark of the Freedom of Information Act, which I have just described. I think that is the right approach, and it is on the advice of my Department that I do that. If this debate truly is—I suspect it is not, because I suspect this debate is mainly motivated by party political considerations—concerned with the probity of the planning system, I am sure that the Chair of the Select Committee, for whom I have the greatest respect, would agree that it is absolutely right that we release documentation in accordance with the rules, bearing in mind that this is a live planning matter.
Robert Jenrick
I will come back to the hon. Gentleman, but first let me make some progress.
For the benefit of the House, I take this opportunity to outline the facts of the case. As Members will be aware, the Secretary of State’s role in deciding called-in planning applications and recovered appeals is very long established. The vast majority of planning decisions are rightly determined at a local level by local planning authorities. However, Parliament has created provision whereby a small proportion of cases are determined by Ministers. The cases that fall to Ministers are by their nature highly contentious, frequently very complex and sometimes very subjective. There is no escaping that reality. It is not unusual for Ministers to come to a different conclusion from that of a local authority. Nor is it unusual, as has been said, for Ministers to disagree with the recommendations of planning inspectors, and I say that with no disrespect to the brilliant men and women who work in the Planning Inspectorate. My predecessors from both sides of the House have done so on multiple occasions.
Robert Jenrick
I will in just a moment, but I want to make a bit more progress, because it is important to set out the facts. In the past three years, 14 substantive decisions have been made by Ministers in disagreement with the recommendations of the inspector. Such applications cannot be easily compared and each case must be determined on its own merits, and that is what I have done in all cases since becoming Secretary of State, as the documents that I intend to publish will, I hope, demonstrate.
Nick Smith
Did the Secretary of State view the promotional video at the Conservative party fundraiser, and did he tell his officials in his Department the next day?
Robert Jenrick
I will come on to a description of those events in a moment, if I may, and answer the hon. Gentleman’s question at that point.
Robert Jenrick
I will just make some more progress, then I will come back to the hon. Lady.
In July 2018, Westferry Developments submitted a planning application for a large development comprising 1,500 homes, including affordable homes, shops and office space. The case was with Tower Hamlets Council for eight months, and over that period, despite having five determination meetings arranged, it failed to make a decision. It is disappointing that the council failed to meet its statutory requirements, but it is not surprising. In the past five years, 30 planning applications have been decided at appeal because of non-determination by the council.
The council had considerable time to process the application. Indeed, a meeting of the strategic development committee was cancelled in January 2019 due to lack of business. Is it fair to say that there is a lack of business when we are in a housing crisis and the council has applications such as this before it? Does the Labour party believe that is fair? In our system of law, justice delayed is justice denied, and that is what Tower Hamlets Council was trying to do here.
Robert Jenrick
I will in a moment.
This, I remind the House, is the council that has the highest housing deficit in England, according to the housing delivery test. Given Tower Hamlets’ failure to determine the case within the prescribed period, on 26 March, the developer exercised their right to appeal to the Planning Inspectorate and, after advice, my predecessor—not me, as has been said on many occasions by many individuals, including the hon. Member for Croydon North—took the decision to recover the appeal. All the parties were notified about this in a letter dated 10 April 2019.
So before I give way to hon. Members, let us be clear. I did not call in this application; I was not the Secretary of State. The application was not called in; it came to the Department because of the failure of Tower Hamlets Council. Here we have a council, described by one of my predecessors as a “rotten borough”, failing time and again to make decisions and get houses built and a Mayor of London with a dire record on housing leaving us to step in and take the tough decisions that they refuse to make.
Wes Streeting
I wondered how long it would be before we got on to the deflections on to Tower Hamlets Council and the Mayor of London, but it is a fact, is it not, that the leader of the Conservative group on the London Borough of Tower Hamlets, Councillor Andrew Wood, resigned from the Conservative party, not citing the Mayor of London or Labour Tower Hamlets Council, but citing the actions of the Conservative party and this decision, which he described as
“so shocking I knew immediately that I had to resign.”
Is that not a fact?
Robert Jenrick
It is not a deflection to talk about Tower Hamlets Council because in all likelihood this decision would never have been made by the Secretary of State if Tower Hamlets Council had met its statutory obligations and taken the decision. With respect to the councillor the hon. Gentleman mentions, who I do not know but with whom I have no issue, he was standing up for the concerns of his local residents. I return to the point that I made earlier that in my job it is essential to make—[Interruption.]
Madam Deputy Speaker (Dame Eleanor Laing)
Order. Stop shouting at the Minister. It is not how we do things here.
Robert Jenrick
I will give way to the hon. Lady, as she is one of the Tower Hamlets Members of Parliament, and then I will make some progress, if I may.
Rushanara Ali
What is rotten at the heart of this scandal is the Secretary of State’s behaviour. It is wrong for him to attack Tower Hamlets Council, which was negotiating a better deal for residents and trying to get more social housing. He should get his facts straight before he starts deflecting blame on to a council that has built houses under the last Conservative mayoralty, as well as the current mayoralty. He should sort out the rottenness at the heart of his Department and his Government.
Robert Jenrick
There is nothing rotten in my Department. I have some of the best officials in Whitehall, with whom I am extremely proud to work. The hon. Lady cannot have it both ways. If she disagrees with my decision, she should go back to Tower Hamlets Council and tell it to start making decisions itself, not frustrating planning applications so that they come to me and I and my predecessors and successors have to make the tough decisions.
Apsana Begum (Poplar and Limehouse) (Lab)
Will the Secretary of State give way?
Apsana Begum
Given that the Prime Minister pushed through the original scheme for the same developer when he was Mayor of London, does the Secretary of State feel that the documents on any involvement of No. 10, or any conversation about the Secretary of State’s decision to grant approval should also be published?
Robert Jenrick
I am publishing, as I have just said, in an almost unprecedented way, a very comprehensive set of documents, which I think Members on both sides of the House will be more than satisfied with.
I would just politely note to the hon. Lady that her name did come up in the correspondence and advice that I received from officials; the names of MPs do come up when I take these decisions. I asked my officials, “Did the local Member of Parliament make any representations with respect to this application because I want to take into account the views of Members on all sides of this House?” As she will see in the documents, they advised me that the Member of Parliament made no representations. The Member of Parliament—in their words, I think, but I stand to be corrected—took no interest in the application, and neither did her predecessor, so she may be outraged today, but I suggest that Members on both sides of the House who care about contentious planning applications should make representations to the Secretary of State, because I am not a mind reader.
Robert Jenrick
Let me just make some progress, if I may.
It is on public record that in November 2019, during the general election campaign, I was invited to a Conservative party event. This is not unusual for a Government Minister. I was seated next to Mr Desmond at the Conservative dinner, although, as I have said, I did not know the seating plan prior to arrival. I was not familiar with the majority of the table, but I understand that it included the editor of the Daily Mirror, the editor of the Express newspaper, executives from Northern & Shell and a former Conservative Member of Parliament. I had not planned to have any contact with Mr Desmond prior to the event. That was the first time I had ever met him.
Robert Jenrick
No.
He raised the development and invited me on a site visit. I informed him that it would not be appropriate to discuss the matter, and the conversation moved on to other topics. After the event, we exchanged messages. Again, as the record will show, I advised him that I was unable to discuss the application or to pass comment. I informed my officials of my contact with Mr Desmond, and I will publish these messages for transparency. On advice from my officials, I declined the site visit. All decision makers in the planning process receive unsolicited representations from time to time. It would be perverse if any decision maker was barred from taking a decision because of unsolicited representations. Indeed, section 25 of the Localism Act 2011 clarified the law to protect against the overzealous application of the planning rules.
Robert Jenrick
Not at this time.
Housing Secretaries of all parties naturally come into contact with those involved in housing, by which I do not simply mean developers; I mean councils, housing associations, builders and contractors. The key point is that the final decision is always made with an open mind based on the material considerations of the case.
Robert Jenrick
I will give way to the hon. Lady because she had been trying very hard.
Wera Hobhouse
I was a member of a local planning committee. There are strict rules and a code of conduct for councillors to declare either a private or a prejudicial interest, at which point they go out of the room and take no further part in the decision. Does the right hon. Gentleman believe that a Secretary of State should live under different rules from local councillors?
Robert Jenrick
Of course not. It is extremely important that we maintain the probity of the planning system, and that is what I believe I have done in this case. The hon. Lady can be a judge of that, if she wishes, when she sees the documents.
Robert Jenrick
If I may, I will make some progress. I am conscious that a lot of time is passing.
In the same month, the planning inspector submitted his report to me recommending that the appeal be dismissed. As is usual, my officials reviewed the inspector’s report and prepared advice for me to consider. I reviewed this, along with advice on six other urgent planning cases, upon my return to the Department in December following the general election.
Robert Jenrick
Not at this time. I need to make some progress.
Upon reviewing the advice on Westferry, including the inspector’s recommendation, I requested further advice on key questions—for example, asking the Department to source images to understand the potential impact of the scheme on historic Greenwich. Having reviewed all the evidence and taken a further in-depth meeting with senior officials to discuss the case in the first week in January, I determined to allow the appeal and grant planning permission. As I have set out in the letter to the Select Committee Chair, in coming to the decision I considered the significant contribution of housing in a part of the country that is particularly unaffordable, including almost 300 affordable homes, as well as the significant economic benefits from the development, including the hundreds, if not thousands, of jobs that it would have created. The House should remember that we are talking about a large brownfield site in a part of London that already has a high number of tall buildings, so in many respects it is exactly the kind of location where we should be building homes if we are serious about tackling London’s housing needs.
On 14 January, my full rationale was published in the usual way, through the decision letter, with the full inspector’s report. In this case, Tower Hamlets and the Mayor of London challenged the decision in court, as happens in many cases. The irony, of course, is that, as we have already discussed, they could have made the decision themselves but chose not to do so.
On 21 May 2020, my Department proposed that the decision be quashed and redetermined by another Minister in the usual way. The other parties to the matter—Tower Hamlets Council, the Mayor of London and the developer—agreed and the court duly consented. My rationale was that although there was no actual bias whatsoever in the decision making for the application, inferences, even of the appearance of bias, could harm the integrity of the planning system. I did not want that to happen.
Robert Jenrick
I will give way one more time, but let me make this point first.
I cannot say at this point which Minister will take this matter forward. We will ensure that it is someone who has no previous connection to the case or its parties, as we do in other instances. I draw the attention of the hon. Member for Croydon North to the fact that there are several planning Ministers in my Department, and although all actions go out in the name of the Secretary of State, by no means does the Secretary of State take all the decisions in the Department. For example, in the Sandown Park racecourse case to which he referred earlier, the decision was taken by another planning Minister and was one about which I knew none of the facts until it was incorrectly reported by The Times newspaper and propagated once again by the hon. Gentleman.
Robert Jenrick
No; I wish to make this point, because it is important. The hon. Member for Croydon North also propagated another inaccurate story that is more serious and disappointing, and that is the one in respect of the application to build a new holocaust memorial for the United Kingdom in the grounds of this building. There has been a suggestion that in that case I used my powers as Secretary of State to call in the application. That is incorrect. The Secretary of State is the applicant for the holocaust memorial, and there is a clear Chinese wall whereby another Minister in the Department who has no interest in that application takes the ultimate decision. That is exactly what we did in that case, so I strongly urge Members from all parties, as well as the media who have reported on that issue, to tread carefully. We should not bring something as important as our national holocaust memorial into this party political discussion.
Tim Farron
I am grateful to the Secretary of State for giving way; he is being very decent with his time.
The Secretary of State has made the case that he felt the need to intervene in this case to deliver housing. Does he understand my frustration and the frustration of many other Members present? In my part of the world, we have London house prices without anything like London wages. We regularly look to his Department to intervene to help to deliver affordable houses, yet his Department allows developers to get away with viability assessments that get rid of affordable housing. I wish he was also tough in cases when it comes to the Lake district and other parts of the country.
Robert Jenrick
I do not know whether the hon. Gentleman has asked to call in applications; he certainly has not come to see me about any applications during the past 12 months of my tenure, but I would happily meet him in the appropriate way if he wishes to do so. My record as Secretary of State is clear for all to see in the range of applications that I have considered and the difficult decisions that I have consistently made, which affect Members from all parties and their constituencies. If one does this job properly, one gets homes built. One does not necessarily make friends, and I make no apologies for that. Each decision must be made on its merits, but if we want to tackle the housing crisis, we need to build homes.
Robert Jenrick
Let me let me make some progress, because many other speakers wish to participate in this debate.
Any accusation that my view on a highly complex and publicised development could have been swayed by an encounter with a developer is not just simply wrong, but actually outrageous.
Who the applicant was is immaterial to my decision, as it always is, and always should be. I knew nothing of the donation that was made and would never have allowed it to influence my decision, even if I had known about it. However, I am not blind to the fact that things could and should have been done differently. On reflection, I should have handled the communication differently—[Interruption.] Let me make this point, please.
It is unfortunate that some have sought partisan advantage in this, rather than having a serious discussion about Britain’s housing shortage. I stand by the decision that I made.
I believe passionately that Britain needs to build houses and that is what we are doing. Indeed, the Government’s track record on housing delivery stands in stark contrast to that of the Opposition. Last year, we delivered 240,000 homes, more new homes than at any point in the past 30 years, taking the total delivered since 2010 to 1.5 million. By comparison, under Labour, house building fell to levels not seen since the 1920s, with the number of first- time buyers down by 50% and the number of socially rented homes down by 420,000.
Robert Jenrick
I have given way many times. I cannot be accused of not giving way—I have done it enough times. I need to make progress and I want to ensure others have their say.
The only thing that went up under Labour was social housing waiting lists, so I will not take lessons from Labour on housing, particularly on affordable housing. This development was going to build 282 affordable homes. That is actually more affordable homes than the Labour Welsh Government has built as council houses in the whole of Wales in five years. Last year in Wales the Labour party only built 57 council houses—
Robert Jenrick
I am not giving way to the hon. Lady. I think I have made that perfectly—
Madam Deputy Speaker (Dame Eleanor Laing)
Order. The hon. Lady must sit down. She cannot be standing up in the Chamber. If the Secretary of State wants to give way, he will give way, and she must not heckle.
Robert Jenrick
Thank you, Madam Deputy Speaker. I do not think they actually want to hear an explanation.
We only have to look to London, which faces some of the most acute housing pressures in the whole country, to see examples of what a lack of leadership and ambition means on the ground. Under the current Mayor of London, housing delivery has averaged just 37,000 a year, falling short of the existing London plan and well below the Mayor’s own assessment of housing need. The average price of a new build home in London has gone up by 12 times average earnings. The need for bold action was clear earlier this year, when I was left with no option but to directly intervene in the Mayor’s London plan. I do not apologise for doing that, for continuing to push for homes to be built in our capital city, as across the country, to meet our ambition as a Government to build 300,000 homes a year and to give young people, families and the most vulnerable people in our society the opportunity and security that previous generations enjoyed.
In that endeavour, it is right that we seek to make the most of existing sites, particularly in urban areas, with jobs, transport links and other amenities close by— brownfield sites such as the one we are discussing today. That is why we as a Government and I as Secretary of State have consistently taken pro-regeneration decisions, in order to turn those sites into homes and into employment opportunities. This development would have done that, but every time a do-nothing Labour council and a do-nothing Labour Mayor plays politics with homes and jobs it is ultimately people who miss out. They miss out on homes and they miss out on jobs. That matters, because as we come out of covid and we are trying to recover our economy, we should be thinking about the brickies and the plumbers, the van drivers, the labourers—the people whose jobs and livelihoods depend on these projects. We will get building. We will build ourselves out of this crisis and create the jobs that we need in this country.
I hope that the publication of these documents and my remarks today will go some way to putting an end to the innuendos and false accusations from the hon. Member for Croydon North. He might just address the big issues, upon which he has been conspicuously silent since taking office. His predecessor, the right hon. Member for Wentworth and Dearne (John Healey), used to raise rough sleeping, how we were responding to covid, and pressures on local council finances. He used to be constructive. He also used to probe and hold the Government to account. I cannot say the same for the hon. Member for Croydon North. He lives on his Twitter account, and he lives for smears and innuendos, not substance. He might speak to substance, not just party politics.
Robert Jenrick
I will not; I am closing now.
This Government are determined to build the homes the country needs. We are determined to end rough sleeping, as the House will see today from the announcement of more than £100 million of funding to help local councils to provide better quality accommodation for the 15,000 rough sleepers that we have helped off the streets and protected from covid as a result of the pandemic. We will continue to help renters by reforming their rights and ensuring that they weather the economic storms to come as a result of the pandemic. We will promote beautiful, well-designed new communities, working with the Building Better, Building Beautiful Commission to radically change the way in which we consider our planning system.
We will speed up and reform the planning system to get those homes built, to ensure that infrastructure is laid at pace and that developers, housing associations, councils and everyone who cares about the future of this country and the homes that people deserve to live in can move forward with confidence and certainty. And we will invest in more affordable homes through the largest affordable homes programme this country has seen in a decade, building hundreds of thousands of new homes of all types and tenures in all parts of the country, so that families in Tower Hamlets, in London and elsewhere in this country can live with dignity and security and pursue their dreams and the opportunity, which many of us in the House enjoy, to have a high-quality home of their own. That is what the British people expect, and that is what my right hon. Friend the Prime Minister and I intend to deliver.
Madam Deputy Speaker (Dame Eleanor Laing)
Before I call the spokesman for the SNP, I should tell the House that we will have to have a time limit of four minutes on Back-Bench speeches, because, as is obvious in the Chamber, a great many people wish to speak and it might not be possible to fit in everyone who is on the speaking list. The time limit of course does not apply to Mr David Linden.
David Linden
I have, but part of the issue is that so few documents are in circulation. That is the whole point of the motion before the House and that is what we are calling for. If the hon. Gentleman wants people to read documents, he will be in the Lobby with us to make sure that those documents are published.
To make matters worse, we have also learned that Mr Desmond, who is, let us not forget, a property developer, and the Secretary of State, who has a quasi-judicial role in the planning process, were sat together at a Tory fundraiser in November. This is the point that I was trying to intervene on the Secretary of State about earlier, because he glossed over that.
“What I did was I showed him the video”.
They are not my words but the words of Richard Desmond, who says that the Secretary of State watched a promotional video for the development of Westferry for three or four minutes and:
“It’s quite long, so he got the gist.”
In the course of the Secretary of State’s remarks, hon. Members were trying to intervene to ask whether he had watched the video, but I do not think that he was clear. I am happy to give way to him now if he wants to come to the Dispatch Box and put it on record that he did watch the video.
Robert Jenrick
As I have said repeatedly, I confirm that I was seated next to Mr Desmond. I did not expect to be seated beside him. He raised the application, as I said the last time that I came to the House on this matter. He said that he showed me part of the video and I do not recall exactly what happened, but he did bring out his iPhone and show me some images of the development. I was very clear the last time I came to the House that I informed the developer that it was not appropriate to discuss the matter and I could not comment on it, and I believe that Mr Desmond has confirmed that.
Nadia Whittome (Nottingham East) (Lab)
Zoe McKendree, 33, told the BBC that she spends more than a third of her pay on rent for her shared flat. She dreams of having the keys to a home of her own, but for her and most people of her generation, let alone my generation, that remains a distant prospect. Instead, Zoe has to contend with what she describes as “callous” landlords and escalating costs. She has also experienced numerous no-fault evictions, where private landlords evict tenants at short notice without good reason.
This country is deep in a housing crisis of the Government’s own making. Not only are people spending more than a third of their income on rent, but the number of rough sleepers in England has, shockingly—shamefully —increased by more than 250% since the Conservative party was elected in 2010. It was in that context that the Secretary of State overruled his advisers to reduce the amount of affordable housing required in the Westferry development.
Let us take this slowly, because this point cannot be laboured enough. With an increase in street homelessness of more than 250% since 2010—
Nadia Whittome
The Secretary of State is shaking his head, but those are the facts. With that increase, and with a generation of people trapped in precarious and poorly regulated rented housing, we have a Secretary of State in charge of housing fighting to reduce the number of affordable housing units in a development. How on earth do the Government justify that move?
It seems baffling to me, considering that fact alone, that the Secretary of State should be deemed fit to represent the wider public interest as part of his brief. Reducing the ratio of affordable dwellings from one in three to one in five saved billionaire developer and Tory donor Richard Desmond another £40 million by enabling him to sell those units on the premium property market instead.
Transparency International defines corruption as
“the abuse of entrusted power for private gain.”
It has said of corruption in the UK:
“Although corruption is not endemic in the UK, it is correct to say that in some areas of UK society and institutions, corruption is a much greater problem than recognised and that there is an inadequate response”—
Rough Sleeping
Robert Jenrick Excerpts(4 years, 5 months ago)
Written StatementsRead Full debate Read Hansard Text Read Debate Ministerial Extracts
The Secretary of State for Housing, Communities and Local Government (Robert Jenrick)
Today I am announcing a further £105 million for local authorities to enable them to support and accommodate rough sleepers.
At the outset of the covid-19 pandemic, the Government took quick action to accommodate rough sleepers and those in communal shelters, giving them the chance to self-isolate. This action was supported by councils, charities, faith groups, public sector partners and businesses. I want to put on record my thanks to everyone who has worked tirelessly to deliver this—this action has undoubtedly saved countless lives. These efforts and the action taken to support people at risk of becoming homeless during the pandemic has resulted in 15,000 vulnerable people being housed in emergency accommodation, including hotels.
Now is the time to help local authorities and the vulnerable people housed during the pandemic with what comes next. Local authorities, working with my Department, have already been assessing the needs of each individual currently in emergency accommodation. For the first time ever, we know who these vulnerable people are and where they are—allowing us to take a more personal and sophisticated look at each of their needs. The additional funding, which is available in this financial year, will allow local authorities to provide appropriate accommodation and support for the next steps, as we help these individuals to put their lives on a more stable footing. It will fund a wide range of measures, including: short-term accommodation before moves into safe, long-term homes can be arranged; moves into the private rental sector; and assistance to secure training and employment. This sustained support is vital to ensure progress is maintained as people move out of emergency accommodation.
This investment comes on top of significant funding we have already provided this year, including plans I announced last month alongside Dame Louise Casey to provide 6,000 supported homes for vulnerable rough sleepers taken off the streets during the pandemic. These homes will be held as a national asset with the specific purpose of providing move-on accommodation to rough sleepers and former rough sleepers.
The Government also understand the need to support people with complex and underlying issues which may be behind their rough sleeping. That is why I am also pleased to announce that a further £16 million in funding will be made available this financial year—bringing the total to £23 million—to tackle the substance dependence treatment needs of rough sleepers. This will help strengthen people’s engagement with substance dependence services while in emergency accommodation as they move into safer, long-term accommodation. It will also help people into treatment services and support them as they recover, to prevent a return to the streets.
Our manifesto set out our bold ambition to end rough sleeping within this Parliament and the measures I have announced today are a significant step towards that.
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