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House of Commons Hansard
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Oral Answers to Questions
23 July 2018
Volume 645

HOUSING, COMMUNITIES AND LOCAL GOVERNMENT

The Secretary of State was asked—

Homelessness

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1. What steps his Department is taking to reduce homelessness. [906570]

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Tackling homelessness is a key Government priority, and we are spending more than £1.2 billion through to 2020, including committing more than £2 million of funding to Torbay. We are also committing a further £279,000 this year through the rough sleeping initiative. We will announce more on the rough sleeping strategy shortly.

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I thank my right hon. Friend for his answer. Work supported by his Department to look at ways to end street homelessness has produced a recommendation that Torbay should adopt a Housing First approach. Is he happy to meet me to discuss whether Torbay could be the next pilot area for such an approach, which has already happened in three major urban areas?

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I am sure the Minister for homelessness, my hon. Friend the Member for Selby and Ainsty (Nigel Adams), would be happy to meet my hon. Friend to discuss the matter further, but, as he highlights, the Government are supportive of the Housing First approach and are investing £28 million in a large-scale pilot in three main regions of England.

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Latest departmental figures show that 6% of rough sleepers in London are aged between 18 and 25 and that more than 120,000 children are living in temporary accommodation in England. Young people are suffering as a result of the Tory housing crisis. Why does the Secretary of State think that the number of homeless children fell under Labour, but has risen under the Tories?

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This Government are committed to tackling homelessness. That is why we have committed £1.2 billion to do so, pledged to end rough sleeping by 2027 and changed the law so that councils can place families in private rented accommodation. That is action by this Government to deal with this important issue.

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I very much welcome the £28 million to trial or pilot Housing First and the £192,000 to my local authority for a micro-Housing First project. Given that we know this approach works, in particular for rough sleepers with very complex needs, what steps can my right hon. Friend take to accelerate the roll-out across the United Kingdom?

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I commend my hon. Friend for his work on the all-party parliamentary group for this important issue. As he highlights, we are piloting in three areas, but we are reflecting carefully on the issue of complexity and the challenges that those who are rough sleeping face in getting accommodation, and we will propose further measures as we bring forward our rough sleeping strategy.

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The Secretary of State has to do so much more, especially on the rough sleeping crisis. We see that in particular in the warmer weather, and it is very visible in all our cities, including in Nottingham city centre. The issue is particularly related to the massive fall in the number of mental health overnight beds, with 6,000 fewer than in 2010. Will he give a commitment to speak about this with his opposite number at the Department of Health and Social Care?

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The hon. Gentleman will welcome the £420,000 committed to Nottingham through the rough sleeping initiative, which underlines the practical steps we are taking, including the £30 million that has been committed. We will bring forward further proposals through the rough sleeping strategy. He is right that this is an important issue: this Government take it seriously, and I take it seriously personally. That is why my first visit as Secretary of State was to a rough sleeping charity to see the work it is doing. We will be coming forward with more work.

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My right hon. Friend’s immediate predecessor was very familiar with the work being undertaken by the Mayor of the West Midlands to eliminate rough sleeping and homelessness. Will my right hon. Friend pick up the reins and visit Andy Street to see what the west midlands is doing on that?

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That first visit that I referred to was to the west midlands, where I met Andy Street to see some of the very good practical work taking place in Birmingham, and I commend that work. Equally, I commend some of the work we are doing around the west midlands through the Housing First pilots.

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Shelter England said this morning that 33,000 people living in temporary accommodation in England are in work, which is up 73% since 2013. Shelter believes that that is down to expensive private lets, the housing benefit freeze and a chronic lack of social housing. How does the Secretary of State respond to that?

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I agree with the hon. Lady that everyone deserves a safe and decent place to live, and we are providing more than £1.2 billion so that all those left homeless get the support they need, but the broader issue she raises on social and affordable housing is germane. That is why the Government have increased the funding around that. There is now up to £9 billion to deal with affordable homes.

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The Secretary of State missed the point entirely, which was about people who are working but unable to afford accommodation and a roof over their head. Is it not the case that under this Government work no longer pays?

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No. As I have already highlighted, I recognise the issues of supply and of affordability. That is why we have invested more heavily in this and, indeed, given councils additional borrowing flexibilities of about £1 billion in England. Yes, of course, we recognise the challenge, and that is why this Government are responding.

New Homes

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2. What recent assessment he has made of his Department’s progress on delivering more new homes. [906571]

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In 2016-17, we added 217,000 homes to the housing stock in England—the highest level in all but one of the past 30 years. We have set out an ambitious package of reforms to create a housing market that delivers 300,000 homes a year on average by the mid-2020s.

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I thank the Secretary of State for that answer. A recent report by the think-tank Onward proposes that more of the land value created by housing development needs to be captured for the community, not just by developers. Does he agree?

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My hon. Friend makes an important point in that developers should be held to account on, for example, delivering their commitments on infrastructure and affordable homes for communities. That is why we are proposing a new approach to viability assessments in the revised national planning policy framework, and we have consulted on further reforms to developer contributions.

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May I help the Secretary of State? The fact is that every part of the country is not like Maidenhead. May I tell him that if we want new homes for people in this country who do not have a home, we need homes that are the right homes for the right people? We need social housing and housing for the elderly. We do not just want a large number of houses built in places such as Maidenhead; we need them in real towns and cities up and down this country.

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I agree with the broad thrust of what the hon. Gentleman highlights about the range of homes that our country needs. Indeed, our ambition is to deliver 300,000 homes by the mid-2020s, looking at all the different sectors of our communities, and we have been consulting on that in the national planning policy framework to help to deliver it.

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21. How can we speed up planning without offending against the proper discretion of planning authorities? [906593]

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If my right hon. Friend looks at the draft national planning policy framework, he will see that it is about plan policy: setting the high-level objectives and then allowing local areas to form their plans. I hope that when he sees the final NPPF he will recognise that.

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While the new homes are being built, will the Department consider looking at a requirement on all local authorities to place families within a reasonable distance of schools, as so many children in temporary accommodation are travelling for over two hours to get to their schools?

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I acknowledge the broad point that the hon. Lady highlights. That is why we are very firmly committed to providing infrastructure around new homes, and schools are very firmly a part of that.

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Further to that question, in east Hertfordshire we recognise the need for more homes, but they must be matched by additional investment in infrastructure and public services. What are the Government doing to make sure that this investment in these vital services is directed to areas where housing development will be at its greatest?

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As my hon. Friend will know, the Government have provided a £5 billion housing infrastructure fund to ensure that more homes mean better, not more stretched, local infrastructure. The draft national planning policy framework does make it clear that local authorities should ensure that the necessary infrastructure supports developments that they approve.

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So many people’s dream of buying their own home has been dashed, yet the number of new low-cost homes built for first-time buyers has halved since 2010. Why?

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I would say to the right hon. Gentleman that we are dealing with what has been a broken housing market—something that has existed over many years, with that lack of investment—which is why this Government are committed to investing £44 billion on the home building agenda in the coming years. That is about transforming life chances, and actually delivering the homes that our country needs and such opportunities for generations to come.

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This Government have had more than eight years to do the job, and what they are doing is not working. Home ownership rose under Labour, but has now hit a 30-year low under the Conservatives. We cannot just stoke prices with tax cuts and home-buy loans; we need to build more low-cost homes to make home ownership more affordable. More than three years on from the Government promising 200,000 cut-price starter homes, why is the total number so far built zero?

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Last year, we saw the homes that are being delivered at a high, and that has not been any greater, other than in one year, over the last 30 years. The right hon. Gentleman glosses over Labour’s record, but what did we see when Labour was in power? House building—down by 45%. Homes bought and sold—down by 40%. Social housing—down by 400,000. However, there was one thing that kept going up: the number of people on the social housing waiting list. It is this Government who are determined to deliver.

Planning Viability Assessments: Council Houses

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3. What assessment his Department has made of the effect of the use of planning viability assessments on the number of council houses being built. [906572]

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Local authorities have built 12,340 dwellings since 2010, up from 2,920 over the previous 13 years. However, we recognise that viability assessments can be used to reduce contributions towards affordable housing. That is why we are introducing a new approach to viability, through changes in the national planning policy framework.

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The current framework means that last year the number of affordable homes provided under section 106 agreements was only half the 32,000 peak in Labour’s last year in office. Despite that, Southwark’s Labour council has built 535 council homes in just four years, with over 1,000 more in the pipeline. However, the waiting list is 11,000, so will the Minister tell us whether right to buy will now be banned for those seeking not a home to live in, but a cash cow to rent out? Will he also say how the imminent Green Paper will empower Southwark to build the genuinely affordable council homes that local people need?

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The right to buy has been a powerful and important initiative in ensuring that people have places that they can call their home. We will set out an approach in the new NPPF that will reduce delays from the use of viability assessments to negotiate developer contributions by front-loading that. The Government are taking steps to speed up home delivery, which is something the hon. Gentleman should welcome.

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Does my right hon. Friend agree that the number of council houses, and indeed any other houses, being built would be greatly improved if the Government insisted on a far higher standard of design and layout? Will he therefore favour, in planning applications for council houses and all other houses, developers who insist in those plans on the highest possible standards for the design and layout of those houses?

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A Chartwell standard, perhaps.

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I do agree with a lot of what my right hon. Friend highlights about the importance of design and style to ensuring that we create homes for the future that we can be proud of. This is something that we are considering carefully as we finalise the national planning policy framework. We will publish that shortly, and I hope he will see that in the final version.

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At a time of national housing crisis, as developers continue to exploit the viability loophole, a staggeringly small 2.5% of homes completed last year were for social rent—the lowest number since the second world war. The Government continue to disregard this place, particularly on housing, in failing to deliver the revised NPPF, along with a raft of other documents promised before the recess. Thousands of people who desperately need social housing are being abandoned, as this Government entirely pull out of social housing, so will the Secretary of State tell us whether he will change his draft NPPF explicitly to include social rented homes in the official definition of affordable housing? If he will not, any warm words of support for social housing will ring hollow.

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I entirely reject the hon. Lady’s characterisation of the Government’s approach to dealing with affordable homes and social housing. She will see that from the funds that we have committed to secure for the homes agenda. Under this Government, we have seen 1.1 million additional homes delivered since April 2010. Over 378,000 of those are affordable homes, including 273,000 affordable homes for rent. This Government are delivering and we will continue to do so.

Children in Temporary Accommodation

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4. What recent estimate he has made of the number of children in temporary accommodation. [906573]

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Temporary accommodation provides an important safety net and ensures that no child is left without a home. In 2011, we changed the law so that councils can place families in decent and affordable private rented homes. This now means that homeless households should not have to wait as long for settled accommodation and should spend less time in temporary accommodation.

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A constituent of mine is living in temporary accommodation with her children, aged two and seven, opposite a nightclub. The noise keeps her children scared and awake at night. Shelter Scotland says that 13% of homeless households spend over a year in temporary accommodation, and that those with children tend to spend more time in temporary accommodation than those without. What does the Minister think the long-term impact is on children who spend a long time in temporary accommodation?

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First, I acknowledge the work the hon. Lady did before coming to the House, working for Shelter Scotland, which is an organisation we work with very closely on wider homelessness, most recently on our rough sleeping strategy. We acknowledge there has been an increase—a 2% rise in the latest figures to March 2018. No one wants to be in temporary accommodation too long, especially children. However, there are good examples of local authorities leading the way in ensuring families spend less time in temporary accommodation. One such example is Barnet Council, whose targeted approach to support has seen the number of children in temporary accommodation reduce by 11%.

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12. Will the Minister commit today to devoting more funds to local authorities specifically to resolve the issue of families living in temporary accommodation? [906584]

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We are committing an enormous amount of money—£1.2 billion over the spending period—and we expect local authorities to follow the example of councils such as Barnet, which has managed to achieve that reduction. I encourage the hon. Gentleman to talk to his local authority and perhaps to approach Barnet to see an example of best practice.

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Local authorities are ignoring circulars from the Department and housing children in temporary accommodation many miles from their place of education. What can my hon. Friend do to enforce circulars and make councils take into account educational requirements when housing children and their families?

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My hon. Friend makes a superb point. I can be absolutely clear from the Dispatch Box that local authorities must take account of circulars. It does seem nonsensical that councils are taking this approach. Youngsters are being taken away from their local areas and their schooling is being affected.

Leasehold System

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5. What steps his Department is taking to tackle unfair practices in the leasehold system. [906574]

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The Government want the leasehold system to be fair and transparent so that a person feels their home is their own. We will legislate to ban the sale of new leasehold houses and to reduce ground rents to a peppercorn as soon as parliamentary time allows.

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I thank the Minister for his answer. This Parliament and this Government are the first in over 15 years to seek justice and to offer the prospect of help to vulnerable residential leaseholders. Action is welcome on fair terms for new leases and to promote commonhold. However, how and when will there be beneficial steps for current leaseholders, including the many in retirement who suffer a reduction in capital values because of high event fee charges?

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My hon. Friend raises a very important issue. I congratulate her on her work, with her colleagues, on an ongoing campaign in this area, not least via the all-party group on leasehold and commonhold reform. We will shortly announce our response to the Law Commission report on tackling event fees to help those in retirement housing. The Law Commission will also consult on how we can make it easier and cheaper for existing leaseholders to buy their freehold or extend their lease.

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I, too, welcome the Law Commission report, because for too long leaseholders have been dealt a very, very poor hand. When looking at the report and developing a response, will the Government for once put leaseholders at the front of their mind, rather than the freeholders who only seem to rip off leaseholders?

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The hon. Lady makes a very good point. We also welcome the Law Commission proposals, which include recommendations to ensure that we make leaseholds cheaper and fairer. The Government will continue to work with the Law Commission to ensure that this practice continues and we get a better outcome for leaseholders.

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I speak as a contented leaseholder in my constituency. Following the question from my hon. Friend the Member for Chichester (Gillian Keegan), will the Minister say when we might expect private leaseholders in tower blocks to hear that the cladding problems are going to be paid for by the developers, insurers or others, and not by them? They are always told that they are tenants and yet have to carry all the costs for everything.

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My hon. Friend raises an absolutely important issue. Leaseholders are facing massive bills over cladding following Grenfell. Families are going to lose their homes and are faced with enormous bills; we should be helping them and are determined to do so. In the private sector, remediation costs will fall naturally to the freeholder. Where they do not, we have urged those with responsibility to follow the lead from the social sector, and private companies are already beginning to do the right thing. They should not be passing on these costs to leaseholders.

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In response to my written questions, various Ministers in the Department have confirmed that the majority of developers have agreed not to use Help to Buy loans to finance the purchase of leasehold properties in future. However, they have admitted that not all developers have agreed to do that, so what are the Government going to do to stop any taxpayers’ money being used in this way?

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Of course, certain contractual obligations are already in train. We have made it absolutely clear that no more public money will be used in such a way.

New Homes for Social Rent

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6. What recent assessment he has made of trends in the level of new homes available for social rent since 2010. [906575]

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Since 2010, we have delivered over 378,000 new affordable homes, including 129,000 for social rent. We are investing over £9 billion in the affordable homes programme to deliver over a quarter of a million new affordable homes, including at least a further 12,500 for social rent.

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In the Housing Secretary’s council area of Bexley, 270 social rented homes were built in 2010, but not a single one was built last year. There is a housing crisis in his area, just as there is in Peterborough and across the country, so would it not be better for his constituents and mine if he reversed the huge funding cuts that this Government have made to social housing?

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I do not know if the hon. Lady heard my initial answer to her question; I pointed out the enormous amounts of money that are being invested in the provision of affordable homes. Pleasingly, the area that she represents has responded with some alacrity, putting in place some significantly ambitious targets—100,000 new homes over the next 20 years, of which 40,000 will be affordable. It is to be congratulated on doing so. She is right, though, that there is some pressure to be brought to bear particularly on councils to bid into the extra borrowing allowance that we have made available to them for the provision of social rent. I will meet them at my earliest opportunity to understand when and why they will do so.

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Between 2012 and 2017, Labour-controlled Redditch Borough Council failed to build a single home for social rent. Does the Minister therefore welcome Conservative-controlled Redditch Borough Council’s intention to build more homes for social rent, because we believe that everyone should have a decent home of their own, whatever their income or background?

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I am sure that there are many in Redditch who breathe a sigh of relief that the Conservatives are in control of that particular part of the country, championed by such a wonderful Member of Parliament. My hon. Friend is absolutely right: it is still the case that more affordable homes have been delivered in the last seven years than were delivered in the last seven years of the previous Labour Government.

National Trust Housing Stock

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7. If he will meet the National Trust to discuss the potential effect on levels of housing need in local authority areas of that trust's proposals to increase rents to market levels on all its housing stock; and if he will make a statement. [906577]

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I will be more than happy—in fact, it would be a pleasure—to meet the National Trust.

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My constituent, Maria Bentley-Dingwall, has lived in her rented National Trust property for the last 12 years. She pays rent of £850. This is now going to increase to £1,450 per calendar month, which will be considerably in excess of the local housing allowance. As she is a disabled person, when she is eventually evicted for rent arrears, she will become the responsibility of the local authority, quite apart from the personal distress that that will cause her. Does the Minister agree that he should intervene with the National Trust to find out what it is doing and that, as a much loved body, it has a greater responsibility than tearing out the maximum amount of rent from its properties?

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The hon. Lady makes a strong case for her constituent, as we would expect, and as I say, I would be more than happy to meet the National Trust. I know that it is reviewing its property policies generally and has decided to overcome the problems created by the modern ground rent regulations that are affecting many of its tenants. It is, however, a charity and it has to balance its legal obligation to maximise its income against its charitable obligation to those it cares for.

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Earlier this year I met the Charity Commissioners to discuss the issue of ground rents and the National Trust on the Killerton estate, a National Trust property in my constituency. I am very pleased that the National Trust has agreed not to increase the ground rent of long-standing tenants, but I hear what my hon. Friend says about it. I am a member of the trust, which is, as it has just been described, a much-loved body. Does my hon. Friend—another much-loved body—agree that he should meet its representatives and encourage them to meet Members with National Trust properties in their constituencies to discuss how the trust can be a better neighbour and companion and conform with the Government’s housing agenda in the future?

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I have absolutely no doubt that the National Trust’s shifting its position on modern ground rent was due to the pressure exerted and the highlighting of the issue by many Members, not least my right hon. Friend himself, on behalf of his constituents. As I have said, I should be more than happy to meet representatives of that august body and discuss its property policies generally.

Public Services: Local Authority Funding

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8. What assessment he has made of the viability of local authority funding for the maintenance of acceptable levels of public services. [906578]

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Our local government finance settlement will increase resources for local government over the next two years because we recognise the pressures on local services, but it is right for decisions about funding priorities for individual local services to be made by local area representatives.

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The Cabinet has followed your example by visiting Newcastle today, Mr Speaker, but rather than giving its members the welcome that they deserve, I came here to hear the Minister’s totally out-of-touch answer. Central Government funding for Newcastle has halved since 2010. The number of looked-after children has increased by a fifth since 2014, and the number of vulnerable adults has risen by the same proportion in the last year alone. Given a funding gap of £300 million in 2020 just to keep services running, how does the Minister think Newcastle can deliver good public services?

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As we have discussed before, the hon. Lady’s local authority actually receives more funding per household than the average local authority similar to hers. Today of all days, I was hoping that she would welcome the meeting of the Cabinet in her area, the extra £1 billion for the northern powerhouse, and the continuing success of the Great Exhibition of the North, chaired admirably by my constituent Sir Gary Verity. In her area, the sun is shining, the visitors are pouring in, and the local economy is booming. It is a good time to be in the north-east, and that is being delivered by a Conservative Government.

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I hope that one of those Ministers, in the course of this away day—which I am sure is a meeting of the utmost importance—will take the time to visit Newcastle University, which is a most admirable institution. They could benefit greatly from a visit. I mean that the Ministers could benefit, as much as the university.

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I welcome the Government’s commitment to a fair funding formula, and I thank the Minister for meeting me and representatives of Leicestershire County Council. Will he confirm that the review that is under way will look at the balance of funding between districts and counties? After all, it is the counties that are bearing the burden of a growing older population and the growing burdens on children’s social services.

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I can confirm that I have met representatives of my hon. Friend’s council regularly to discuss this topic, including just the other week at the local government conference. We received more than 300 submissions to the recent consultation on fair funding. That is one of the topics raised, and the Department is considering all responses with a view to replying later this year.

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There is a great deal of concern in local government about the financial cliff edge that is facing a number of authorities. The Public Accounts Committee recently asked the Department to do two things: to explain by the end of September why it believes that local authorities are sustainable in the current spending round; and to agree with local authorities within 12 months a definition of financial sustainability and a methodology for assessing risk. Those are both important requests. Will the Minister ensure that his Department complies with them?

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I thank the Chair of the Housing, Communities Local Government Committee for his question. As he knows, the Department is considering the Public Accounts Committee’s report as we speak. As for his broader question, the Department is constantly evaluating local government sustainability, and in the upcoming meetings, and ahead of the spending review, the topics that he has raised will of course be closely scrutinised.

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How does the Minister justify an emerging system of negative rate support grants under which councils that have made themselves financially self-sufficient are now being told to make net contributions to the Government?

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I am pleased to tell the right hon. Gentleman that the Government will be launching their consultation on negative RSG very shortly, and I look forward to his contribution.

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Last week the Municipal Journal reported the Minister as saying that councils will be unhappy with the outcome of the fair funding review, so can he clarify just how unfair his review is likely to be and which types of council will be hardest hit?

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What I can confirm is that the fair funding review will be a bottom-up fresh look at how we fund local government in this country. It is long overdue, as the current formula is 10 years out of date with over 120 different indicators. It is right that that formula is fair, transparent and objective, and I am sure all councils will have a fair crack at persuading me of their case.

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I am very glad that the Minister is in such a good mood; he really is a very cheery, upbeat fellow who positively exudes optimism about all things and all around him. We are delighted to see him.

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But it will not wash, Mr Speaker. The Tory-led Local Government Association is warning that the funding gap for councils is now due to grow to £8 billion and the Public Accounts Committee has damned the financial capability of the Ministry to sort out this mess. With Northamptonshire the first broken shire and other local authorities of all types teetering on the cliff edge, when, rather than managing down expectations about fair funding, is the Minister going to stand up for the sector and demand the resources our public services so desperately need?

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If the hon. Gentleman had been at the local government conference just the other week he would have heard my right hon. Friend the Secretary of State describe to the sector exactly what this Government are doing to support them. We acknowledge the pressures on local government over the past few years; they have done a commendable job of maintaining high-quality public services in a difficult environment, and we will ensure that they continue to get the backing they need from this Government to deliver for all our local communities.

New Housing: Leasehold

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9. What the timetable is for his Department bringing forward proposals to prevent the sale of new houses by leasehold. [906579]

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The Government cannot see any good reason for new-build leasehold houses other than in exceptional circumstances. Earlier this month the Secretary of State announced that no new Government money will fund them. We intend to consult over the summer on how a ban on new leasehold houses will be implemented.

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Last year the then Secretary of State promised that by the summer the Government would make concrete proposals for banning the sale of new leasehold homes, yet they are still being sold in my constituency. The buyers thereof are unable to sell their homes and are also unable to afford to buy out their freehold at the extortionate rates being demanded by the freeholders. How and when will the Government fix this?

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The hon. Lady raises an important point, and that is why we are acting: we are introducing legislation to stop the development of new-build leasehold houses and will restrict ground rent to a peppercorn. We are also planning to fix the loopholes in the law, to increase transparency.

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With more problem leaseholds being sold, what is my hon. Friend doing to determine the scale of the problem and inform householders of that problem?

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That was why I mentioned the issue of transparency. It is very important that leaseholders get as much information as is practically possible. We are currently working with the Law Commission on how best to support current leaseholders because we want to make buying a freehold easier for people going forward, but we also want to ensure that those with leases are helped out.

New Homes

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10. What steps his Department is taking to reduce the time taken to build new homes. [906580]

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18. What steps his Department is taking to reduce the time taken to build new homes. [906590]

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New homes should be built out as soon as possible once planning permission is granted, and under this Government net additional dwellings are at their highest since 2007-08. We are building on progress made so far by revising the national planning policy framework and diversifying the market to increase the pace of development, and I have commissioned my right hon. Friend the Member for West Dorset (Sir Oliver Letwin) to lead a review of build-out rates.

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One of the councils in my area has been without a local plan since 2005 and is currently consulting on a draft plan that over-inflates housing need and unnecessarily builds on the green belt. Does my hon. Friend agree that one way to speed up house building is to put in place local plans that have the confidence of local people?

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My hon. Friend fights hard for his constituents’ interests, as he does at all times. He is right to say that a local plan is vital not only to progress housing in an area but to protect residents from the predations of speculative developers. I find it astonishing that authorities can be so dilatory in producing such plans.

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Does my hon. Friend agree that it is essential that we build the homes that the country needs, and that we build the right homes in the right places, which means protecting the green belt and investing in the infrastructure that we need to accommodate those homes?

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With her usual perspicacity, my hon. Friend has put her finger on the button and enunciated the cocktails required for successful development, with the omission of one, which my right hon. Friend the Member for Mid Sussex (Sir Nicholas Soames) mentioned —namely, design. If we can put all those things together, we will create the houses that people need.

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I think the right hon. Member for Mid Sussex enjoyed the reference to cocktails.

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I did, Sir.

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And that is demonstrably apparent.

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The building of new homes is being choked off in Nottingham by the refusal of the Department to remove the cap on the housing revenue account. I put this to Ministers on 12 March, and was told that if Nottingham stepped up and made a strong case, it would be looked upon favourably. Such a case has been made, but it has not been looked upon favourably. Why not?

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As a person who is new in post, I am happy to look at the specifics of that matter, but we have obviously given an extra £1 billion of funding to local authorities to bid into, and we are inviting bids at the moment for housing revenue account expansion. I would also point out that, across the whole piece, local authorities already have about £3.6 billion of headroom, and I am at a loss to understand why they are not using it.

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The people who come into my surgery are looking for social rented housing, and we need to speed up the building of those homes. This Government inherited a £4 billion social housing building programme, but the Chartered Institute of Housing says that that has now gone down to less than £500 million, which represents a cut of nearly 90%. How does the Minister intend to increase the supply of social housing that people in my constituency so desperately need?

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We are committed to a vibrant housing market with tenures of all types, and for all types of people. In particular, we have emphasised that housing for social rent should be an area of growth. As was stated in an earlier answer, we are targeting a further 12,500 social rent housing for provision in the next few years, but if the hon. Gentleman has any ideas about where, when and who I need to push, prod or harass in order to build more, I will be more than happy to do that.

Local Government Funding Allocation

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11. What steps his Department is taking to ensure fairness in the allocation of funding to local government. [906583]

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14. What steps his Department is taking to ensure fairness in the allocation of funding to local government. [906586]

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We are undertaking a fair funding review of local authorities’ relative needs and resources to address concerns about the fairness of the current system, and I am pleased to say that we are making good progress in collaboration with the sector in order to introduce a simple, fair and transparent funding formula.

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Councils across Derbyshire have suffered under the previous funding formula, and I welcome the consultation and the fact that Derbyshire is one of the business rate retention pilots. Does my hon. Friend agree that local councils could achieve a double whammy by encouraging local growth and creating more jobs, and also by raising their own funds through the increased business rates?

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It is refreshing to hear my hon. Friend talk about growth in the context of local government funding. Economic growth is the only sustainable way to ensure the vibrancy of our local communities and to raise the vital money that we need to fund our services. I am delighted to tell him that the Government are committed to implementing further retention of business rates, so that his local authority, like all others, will have both an incentive and a reward when they drive growth in their local areas.

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I am grateful to the Minister for those replies, but recent work by the County Councils Network has found that, despite additional funding provided to the last funding settlement at the beginning of the year, county areas including Suffolk will face £3.2 billion-worth of funding pressures by 2020. What can the Government do, in advance of the fair funding and comprehensive spending reviews, to ensure that councils are able to meet the essential needs of their residents?

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I pay tribute to my hon. Friend’s work on representing counties in this place, and I am delighted to have met him to discuss this topic on multiple occasions. I agree with him that county councils have done a tremendous job of maintaining services in this climate. I recognise the pressures that he identifies, and I can confirm to him that, in the short term, the Government will soon be publishing a technical consultation for local government finance in the upcoming settlement. As I said to the right hon. Member for Twickenham (Sir Vince Cable), we will be including a consultation on the issue of negative revenue support grant, and I can also confirm that there will be a new round of business rate retention pilots.

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Since early 2015, the Government’s troubled families programme has contributed funding to help with early support and preventive support for priority families in Nottingham, which is vital given the high levels of deprivation and the pressures on children’s services in our society. By intervening early, family support workers have helped to tackle crime and antisocial behaviour, helped parents to get back into work and reduced the need for care proceedings. Will the Minister meet me and my hon. Friends the Members for Nottingham East (Mr Leslie) and for Nottingham North (Alex Norris) to discuss his plans to support councils working with families when the programme funding ends in 2020?

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I thank the hon. Lady for her question, and I completely agree with her on the importance of this vital programme, especially with regard to prevention work. I am pleased to say that recent reports show that the incidence of children on the programme has declined by 13% as a result of intervention work by councils such as hers, and I would be delighted to meet them to learn what they are doing on the ground.

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What assessment has the Minister made of the length of time it takes to reach a decision on business improvement district appeals, such as that of the Harborne BID in my constituency?

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Like the hon. Lady, this Government believe that business improvement districts can be a fantastic asset for local businesses to ensure that their area remains a vibrant place to trade. She has strongly supported the application from her area, and I am pleased to tell her that a reply will be sent to her imminently after questions.

Support for Local Government

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13. What recent assessment he has made of the effectiveness of his Department’s support for local government. [906585]

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Over the spending review period, councils have received more than £200 billion for local services, and the 2018-19 settlement sees an increase in resources to local government over the next two years, increasing to £45.6 billion in 2019-20.

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I thank my hon. Friend for that answer, but can he set out how his Department will support local councils to regenerate valuable coastal communities such as Clacton, which is positively Caribbean at the moment?

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I am pleased to say that the Government have spent £174 million through a fund to support local communities over the past few years. I pay tribute to the great progress made by the Jaywick Sands coastal community team in my hon. Friend’s constituency in bringing forward its proposal for a new coastal village. He has been intimately involved with that proposal, which is a model for others to follow.

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Local councils, including Bath and North East Somerset Council, are facing a funding gap of £2.2 billion for adult social care. What measures is the Department taking to incentivise preventive services to reduce the burden of adult social care on councils such as ours?

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Work between the NHS and local authorities through the better care fund is addressing the issue that the hon. Lady mentions. I am pleased to say that the most recent statistic shows a 37% fall in delayed transfers of care relating to social care, which shows that the approach we are taking is working, and local authorities should be commended for delivering that.

Social Care Funding

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15. What recent discussions he has had with the Secretary of State for Health and Social Care on the allocation of NHS funding for social care. [906587]

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The Secretary of State for Housing, Communities and Local Government has many conversations with the Secretary of State for Health and Social Care, and most recently they have been discussing the fact that effectively targeted NHS spend can reduce the need for social care, just as effectively targeted social care spending can reduce pressures on the NHS.

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Bedford Borough Council has the country’s lowest rate of delayed transfers of care. Instead of being congratulated, the council has been told that it will now be penalised if it fails to meet zero delays, when other authorities have much more generous allowances. Does the Minister agree that he should be supporting Bedford Borough Council to be the best in the country, instead of making that as difficult as possible through the delays in funding and the unfair targets?

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I am happy to look into the specific issue that the hon. Gentleman mentions, but I join him in paying tribute to the work that has led to Bedford delivering a fantastic performance on delayed transfers of care.

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Does my hon. Friend agree that it is essential that both local authorities and the health service work more closely together to provide a seamless combined service? That requires a change in culture at local level, similar to the one in Gloucestershire, where we have an excellent joint commissioning board.

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My hon. Friend is right about that and right to highlight the work of his local authority, which is a pioneer in collaborating more closely with the local NHS. That is showing tremendous results on the ground in reducing delayed transfers of care, which are stopping people from getting into the NHS in the first place. I hope that others can learn from Gloucestershire’s example.

Homelessness

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16. What assessment he has made of trends in homelessness since 2010. [906588]

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This Government are serious about tackling homelessness, which is why we have allocated more than £1.2 billion to tackle homelessness to 2020. We have implemented the most ambitious legislative reform in decades: the Homelessness Reduction Act 2017. We have also committed to halving rough sleeping by 2022 and to ending it by 2027, and we will shortly be publishing a strategy that sets out our plans to do that.

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Homelessness has doubled nationally since 2010, but the increase is greater in the north-west. Why is that?

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I know how seriously the hon. Gentleman takes this issue, and I am very encouraged by the work he is doing collaboratively with his local authority and organisations such as Chester Aid to the Homeless and Share. They will welcome, as I am sure he does, the £1.15 million that has been recently provided to help on this issue. Like me, he will be encouraged by the latest figures, which show a 9% fall nationally in statutory homelessness acceptances in the past year.

First-time Buyers

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17. What assessment he has made of the effect of the Help to Buy scheme and the reduction in stamp duty on the number of homes purchased by first-time buyers. [906589]

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A total of 128,317 first-time buyer households have purchased a home through a Help to Buy equity loan from its launch in April 2013 to December 2017. Some 69,000 first-time buyers have benefited from stamp duty relief between its introduction in the autumn Budget 2017 and the end of March 2018.

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One of the greatest concerns raised by young people in West Oxfordshire is whether they will ever be able to afford a home in their town or village. I welcome the stamp duty cuts, which have helped people across the country. Can the Minister tell us how many have benefited from our changes?

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My hon. Friend is well known for his championing of young people and their causes, particularly in his constituency, and he is right to point out that this move will benefit young people in particular. The stamp duty relief will help 95% of first-time buyers who pay it—that will be more than 1 million households over the next five years. Between the relief’s introduction and the end of March, 69,000 first-time buyers have already benefited. I would also point out that we are at an 11-year high in the number of first-time buyers, which stands at 363,000.

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Well, I am keen to get through the Order Paper today. I call Nigel Huddleston.

Midlands Engine

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19. What steps his Department is taking to deliver economic growth through the midlands engine. [906591]

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A thriving midlands is essential to our economic success. The Government are committed to delivering the midlands engine strategy, including through £392 million for local growth projects to create more jobs and prosperity, and a £20 million midlands skills package.

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Does the Minister agree that infrastructure investment is key to the success of the midlands engine? Will he therefore tell me what conversations he is having with the Department for Transport to improve key arteries such as the A46?

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I am grateful to my hon. Friend for that. I am having a number of conversations across government about the delivery of that infrastructure. He highlights the A46 corridor. Initial work has shown that 700,000 jobs could be created by improvements. The case for individual schemes on the route is being developed.

Home Ownership

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20. What recent assessment he has made of (a) trends in the level of home ownership since 2010 and (b) the opportunities available for council and social housing tenants who wish to buy their homes. [906592]

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Home ownership has been stable over the past four years at about 63%. The right to buy has helped more than 86,000 council tenants into home ownership since 2012, under the reinvigorated scheme. This summer we launch a major pilot of the voluntary right to buy for housing association tenants.

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Since 2010, we have seen home ownership levels fall to a 30-year low, while homelessness has doubled. If we want to end this dual failure to meet housing need and aspiration, and put choice in the hands of the many, not the few, should we not invest in building and renovating enough council and affordable homes to rent and buy, without taking away the rights that council tenants’ have had for 38 years under the right to buy scheme?

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The hon. Lady is definitely right to say that the solution to everybody’s housing problems is to build more homes—as many as we can—across those parts of the country that need it.

Private Landlords Regulator

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22. Whether he plans to introduce a regulator of private landlords; and if he will make statement. [906594]

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We are determined to crack down on the small number of rogue landlords—that includes banning the most serious offenders from letting properties. The database of rogue landlords and property agents supports local authority enforcement action. We have committed to requiring private landlords to join a mandatory redress scheme.

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I have an indirect interest in this question, as my wife is a private landlord. Selective licensing schemes are good as far as they go, but a side effect is that they force bad landlords elsewhere. Therefore, whether we have a regulator or not, the answer, as outlined in my private Member’s Bill, is a national register of private landlords and licensing scheme to ensure that they provide the good-quality homes that people deserve. I know from working with Ron Hogg, Durham’s police and crime commissioner, of the effect that rogue private landlords have on local communities. Will the Secretary of State meet us both to discuss the need for a more robust approach to registration and licensing, both locally and nationally?

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I am more than happy to meet the hon. Gentleman to discuss the issues he raises, but I carefully suggest to him that this House has to strike a balance between bureaucracy and regulation—the two are often very different.

Topical Questions

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T1. If he will make a statement on his departmental responsibilities. [906595]

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The Government are taking steps for a more inclusive economy and society, and promoting local growth. With that in mind, we have today announced our attention to lay legislation to make the £600 million North of Tyne devolution deal a reality.

Following significant and sustained progress, I can also confirm to the House that I am minded to remove commissioners from Rotherham Metropolitan Borough Council and hand back remaining executive functions. That follows positive reports from the commissioners and important steps forward in delivering children’s services.

Tonight, I will address the Tell MAMA parliamentary reception, where I will underline that racism and xenophobia, in whatever form, have no place in our society and should be confronted in the strongest terms.

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Will the Secretary of State consider how the sale of public sector land could be used to get homes built more quickly?

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My hon. Friend rightly raises the issue of releasing public sector land, which is a priority for this Government. The land for homes programme aims to release centrally held land for 160,000 homes over the coming years. We are also supporting local authorities to release land for a further 160,000 homes.

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We have all seen the shocking impact of police cuts and rising crime, but that has to be put together with real-terms cuts of 59% to crime reduction, 85% to community safety and 33% to CCTV monitoring, plus very deep cuts to youth services and community development. Does the Secretary of State believe that any of those cuts have had an impact on the increase in crime and antisocial behaviour?

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Yet again, Labour fails to understand the reason why we have had to make savings—because of its public service delivery failures when in government. Steps such as this Government’s troubled families programme are about preventive work, as we heard earlier, and they are having an impact on our communities.

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T2. What steps is my right hon. Friend taking to champion housing construction sector innovation across the United Kingdom, and will he meet me to discuss opportunities to champion such innovation through city deals in Scotland? [906596]

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I am certainly willing to meet my hon. Friend, who is right to champion innovative ways in which we can build and innovative techniques within the construction sector. That is why we have the £3 billion home building fund to provide loan finance to builders using those methods, as well as our modern methods of construction working group looking at ways in which that can be advanced.

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T4. The Secretary of State has just talked about councils’ role in prevention. Given that they are now responsible for public health and the Local Government Association claims that public health cuts of £600 million mean that they are unable to deal with unforeseen outbreaks of sexually transmitted diseases, is he concerned that we have the highest rates of syphilis since the end of the second world war, and strains of gonorrhoea that are resistant to treatment? [906598]

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I thank the hon. Lady for highlighting those particular cases, the details of which I am not intimately familiar with. I would be happy to look into the matter. She is absolutely right to highlight the important role that local authorities play in prevention, particularly when it comes to public health. As we approach the spending review and the fair funding review, I would be delighted to talk to her to see how we can best capture the role that local authorities play in delivering that.

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T3. It is extremely good news that the Government have allocated a record amount of funding for new housing in London. Could my right hon. Friend then explain to the House why it is that new housing starts are going up in England but, in London, they are going down? [906597]

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The Government are clear that the Mayor can and should do more to increase housing delivery and it is vital that the new London plan provides the strategic framework to achieve that. The Mayor must show strong and proactive leadership and take responsibility for creating the right conditions for development, but it is also about Labour councils in London. It is notable that, in Haringey, it appears that the council has put left-wing ideology in the way of 6,400 more homes. It is really concerning that Labour appears to be putting politics ahead of people.

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T6. In tune with the comments by the Housing Minister during these questions that he thinks that the answer to the housing crisis is to build more homes, can he tell the House whether he will be accepting my amendment to the national planning policy framework to build on ungreen green-belt land within 10 minutes of a London train station? [906600]

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I am hesitant to anticipate the release of the new planning framework that will be released, hopefully, shortly, but the hon. Lady will know that there is significant commitment by this Government to the green belt and, when that plan emerges, I will be more than happy to have a conversation with her about her plans.

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T5. Given that some planning inspectors’ reports are inadvertently undermining opportunities for people who want to build their own homes, despite new statutory obligations under the Self-Build and Custom House-Building Act 2015, will the Secretary of State ensure that inspectors pay sufficient regard to the legislation and enable the right to build taskforce to offer training so that inspectors are more familiar with the law in this new area? [906599]

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I am very happy to look into the point that my hon. Friend has raised. I know that his commitment to self-build is second to none. We believe strongly in, and are committed to, self and custom house building, and I will certainly look into the issues that he has highlighted to the House today.

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T7. Today, the Met Office with Public Health England has issued a level 3 amber heat health alert. The Environmental Audit Committee has been holding an inquiry into heatwaves and we have heard that it is children, older people who live alone and those with heart, lung and kidney conditions who are at the highest risk of illness and death during this hot weather. However, there are currently no building regulations to prevent new homes, hospitals and schools from overheating. What plans does the Secretary of State have to change building regulations and the national planning framework so that we ensure that the nation’s buildings and cities are resilient to warmer summer temperatures? [906601]

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I will certainly look into the point that the hon. Lady has raised. We have obviously published some guidance around some of the building regulations and a revised simplified version of some part of that in the last week, but I will certainly reflect further on the point that she has raised.

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T10. What assessment has the Minister made of the effect of the Help to Buy scheme and stamp duty relief on the number of first-time buyers in Northamptonshire? [906604]

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The Help to Buy equity loan scheme has helped more than 3,000 buyers in Northamptonshire, a part of which my hon. Friend ably represents, to purchase their first home. The action undertaken by this Government has led to an 11-year annual high in the number of first-time buyers across the UK.

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T8. What assessment has the Minister made of the effect on the long-term financial viability of councils of the use of reserves to fund adult social care? [906602]

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It is important that each local council makes those decisions itself. It was the responsibility of the statutory officer to decide on the appropriate level of reserves. I am pleased to see that, in the hon. Gentleman’s own local authority, non-ring-fenced reserves are up 30% in the past six years. I am sure that his council will use those reserves prudently as required.

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Will my right hon. Friend update the House on what progress has been made to select sites for HS2 garden villages in the east midlands, especially around the Toton hub?

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I can confirm to my hon. Friend that we will publish a prospectus in the summer inviting ambitious, locally supported proposals for high-quality new garden communities at scale. We are keen to assist as many as we can in locations where there is sufficient demand for housing, and I look forward to continuing that conversation with her and others.

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T9. What steps is the Minister taking to ensure that all social and private new-builds are as energy efficient as is practicable and what grants are there to help developers to achieve those goals? [906603]

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The Government intend to consult on strengthening building regulations’ energy efficiency requirements where it is cost-effective, affordable, safe and practical to do so. We do not provide energy efficiency grants. Developers should bear the costs, which is why we need to ensure that the proposals are cost-effective and do not compromise housing viability.

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Would Ministers look into the considerable length of time nationally-set local government officer disciplinary procedures are taking, so that they can be reviewed and fairness can be appropriately balanced with the cost to local council tax payers?

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I recognise my hon. Friend’s point and I will certainly look into these matters. I could write to her with some of the details, if that would be helpful.

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In the last year, just 12% of homes delivered by housing associations—the very organisations set up to deliver affordable homes—were built for social rent. Will the Secretary of State confirm that the social housing Green Paper will acknowledge that the combination of viability assessments and a completely broken definition of affordability is letting down communities across the country that desperately need new social homes to rent?

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I do expect the social housing Green Paper to be wide-ranging and to deal not simply with issues of supply, but with issues of stigma for those living in social housing; I expect it to confront that very firmly. I remind the hon. Lady that we have delivered more council housing than in 13 years of a Labour Government, and we are committed to all forms of tenure.

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The recent conclusion of the Greater Grimsby town deal was a welcome boost to the economy in Cleethorpes and Grimsby. A further boost could be provided if a way could be found to revive the failed Greater Lincolnshire devolution deal. Will the Secretary of State meet me and fellow Lincolnshire MPs to discuss a way forward?

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I would be happy to meet my hon. Friend to discuss how we can support local growth in Lincolnshire. As I have highlighted, this is a priority for the Government. I look forward to talking to my hon. Friend and other colleagues.

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Will the Secretary of State agree to meet me, as chair of the all-party parliamentary group on refugees, to discuss the impact and implications of his Department’s integration strategy for refugees?

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I would be happy to meet the hon. Lady to discuss the issue of the integration strategy. As she knows, we have been consulting on this over recent weeks, and I am considering next steps in that regard. If there are specific issues that she wishes to flag in relation to refugees, I will be pleased to hear them.

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As the Secretary of State and the Minister for Housing know, I have requested that they call in a planning application passed by Bradford Council to build 500 houses on the green belt in Burley in Wharfedale in my constituency. Since then, Bradford Council has accepted that it does not need to build as many houses as it first thought and has actually allowed a building development in Bradford city centre that was earmarked for hundreds of houses to be turned into a car park, so will the Secretary of State agree that there is now clearly not an exceptional case to build those houses on the green belt and will he call in this application? When can my constituents expect a response?

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As my hon. Friend will know, it is difficult for me to comment on issues in respect of individual planning applications because of the quasi-judicial function of Ministers, but I note his comments.

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Half of the residents made homeless in the Grenfell Tower fire are still in temporary accommodation. Is the Secretary of State embarrassed by that? If he is not, why did he sneak out at the end of last week two pages of waffle on Grenfell as a written ministerial statement, instead of making an oral statement to the House when his predecessor said that we would be kept updated in that way?

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We have sought to update the House on a regular basis on the progress in seeing that those involved in the Grenfell Tower disaster are rehoused. Two hundred households have accepted temporary or permanent accommodation, and I can say that 97 households have now moved into permanent accommodation. I want to see this speeded up and I want to see progress being made, because it is important that those families are in permanent accommodation and the homes that they deserve.

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Despite a new road being built between Bexhill and Hastings, in part to house new developments, the developers have failed to build any of the houses. What more can the Government do to incentivise developers, perhaps by charging them council tax from the time that a planning application is delivered, and allowing local authorities to compulsorily purchase land and build on it themselves if developers will not?

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I commend my hon. Friend for the urgency with which he requires more housing in his constituency, which I know his constituents will appreciate. He is right that one of the issues that this country faces is that the structures that we have put in place have created more of a land speculation industry than a house building industry. We will be looking at a number of solutions to address that problem.

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My local authority, Westminster, has indicated that it would rather give up £23 million from mayoral funding than hold a ballot on a scheme in Church Street that involves the demolition of 700 homes. Will the Minister have a word with the council and encourage it to involve and consult its communities on major regeneration schemes?

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I have already been in communication with the leader of Westminster City Council about this issue, which is alarming. I understand that there is a dispute about whether or when a ballot was held. I understand that, with regard to the Church Street regeneration, a ballot has been held in the past. One has to wonder why the Mayor would seek to withhold £23 million from one of the most deprived areas of the city that requires this regeneration.

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Two recent planning appeals were won in my constituency on the grounds that planning permission should not be given

“where a planning application conflicts with a neighbourhood plan”.

Will the Minister ensure that this is the rule for the future?

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Like my hon. Friend, I bear the scars of just such a number of decisions. In particular, there was a decision in my constituency—in Oakley, in my patch—where the planning inspector allowed a development seven days prior to the referendum on a neighbourhood plan. I am determined, however long I am given in this job, to make sure that neighbourhood plans are landed extremely well and are adopted by as much of the country as possible, and that local people know they can rely on them to make sure that planning is done with them and not to them.

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I know that the shadow Secretary of State wanted to raise a point of order, which he has promised to do with commendable brevity.

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On a point of order, Mr Speaker. We have just had over an hour of oral questions on the day before the long summer recess, yet we have had no update from the Secretary of State on a number of promises he made about when important policy announcements would be made. On 9 May, he said:

“The Government will bring forward a Rough Sleeping Strategy in July”.

It has not been published. On 11 June, he said:

“we’ll be publishing a Social Housing Green Paper by recess.”

It has not been published. On 9 July, he said that he would come forward with the finalised national planning policy framework before the summer recess. It has not been published. What assistance can you give me and the House to make sure that, when promises are made by Ministers, they are honoured, and that important policy announcements are not dribbled out over the recess when this House is not sitting and cannot scrutinise them?

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I am grateful to the right hon. Gentleman for his attempted point of order. I do not wish to treat it with levity because it is a matter of the utmost importance. He seeks assistance from me and asks what I can do. I suppose I ought to begin by saying what I cannot do. I cannot delay the summer recess; the summer recess will be a fact. It is not entirely without precedent for Ministers to issue policy announcements during periods of recess. The Secretary of State is in his place and will have heard with crystal clarity what the right hon. Gentleman said. If the Secretary of State wants to give any earnest of his good intentions in this matter, he can do so, but alternatively he can remain—and apparently is remaining—glued to his seat, from which the right hon. Gentleman, Sherlock Holmes-style, must make his own deductions.