Category: Housing

Robert Jenrick – 2021 Comments on Support for Renters

The comments made by Robert Jenrick, the Secretary of State for Housing, Communities and Local Government, on 14 February 2021.

We have taken unprecedented action to support renters during the pandemic including introducing a six-month notice period and financial support to help those struggling to pay their rent.

By extending the ban on the enforcement of evictions by bailiffs, in all but the most serious cases, we are ensuring renters remain protected during this difficult time.

Our measures strike the right balance between protecting tenants and enabling landlords to exercise their right to justice.

February 14, 2021
Robert Jenrick – 2021 Statement on Design and Building Standards

The statement made by Robert Jenrick, the Secretary of State for Housing, Communities and Local Government, on 1 February 2021.

In late 2018, the Government established the Building Better, Building Beautiful Commission. Under the leadership of Nicholas Boys Smith and the late Sir Roger Scruton, it was tasked with championing beauty in the built environment and advising the Government on the reforms needed to ensure new homes are built to much higher, locally popular design standards and reflect local character and preferences.

The Building Better, Building Beautiful Commission’s report, “Living with Beauty”, set out 45 policy propositions, for Government and industry, on ways the planning and development process needed to change to provide the conditions for building more beautiful places. The report set out three principal aims: to “ask for beauty”, to “refuse ugliness” and to “promote stewardship”.

When the report was published, we welcomed the commission’s recommendations and committed to taking forward as many of them as possible. We agreed with the commission’s assessment that the design quality of new development is too often mediocre and that systemic change would be needed to ensure design and beauty were a core part of the planning process, not an afterthought.

Over the past 12 months, we have undertaken a review of the existing planning system to consider what changes the Government could make to deliver on the commission’s ambitions. As part of this, on 6 August we published “Planning for the Future” which included proposals for putting beauty at the heart of the planning system. This set out the importance of setting local expectations on design, ensuring communities have their say and promoting more widespread use of digital technologies to open up the design and planning processes to communities and encourage more participation in the planning system.

Following this work, on 30 January 2021, we published a comprehensive response to the commission’s report setting out clear steps the Government are taking to embed beauty, design and placemaking in the planning system.

First, we are proposing significant revisions to the national planning policy framework to put a greater emphasis on design and beauty. For the first time in the modern planning system, beauty and placemaking will be a strategic policy in their own right. This will put an emphasis on granting permission for well-designed buildings and refusing it for poor quality schemes. To ensure local preferences lie at the heart of this, we are asking all local authorities to work with local communities to produce local design codes or guides, setting out the design standards that new buildings will be expected to meet. These reforms will empower communities to expect and demand beauty in the built environment.

Secondly, we are also introducing a new expectation that all new streets should be tree-lined. This will deliver on the Government’s manifesto commitment for tree-lined streets, improve biodiversity and support the Government’s wider ambitions to plant 40 million trees. The updated national planning policy framework will also include wider changes to address environmental issues, including on managing the risk of floods, supporting heritage listings and amend the rules for the application of article 4 directions. The consultation on the revisions to the national planning policy framework was launched on the 30 January 2021 and will close on 27 March 2021.

Thirdly, in line with the commission’s recommendations, we have produced the first national model design code. We agree with the commission’s view that the use of local design codes, in which communities have a say, is an effective way of setting design expectations that will shape and deliver beautiful homes and places. Whereas a design guide sets out high level principles of good design, a design code sets out illustrated design requirements that provide specific, detailed parameters or constraints for the physical development of a site or area. The national model design code provides a clear framework setting out the parameters that contribute to good design and a step-by-step process for local authorities to follow to produce their own local codes and guides. We have made clear in the national planning policy framework that all areas should produce their own codes or guides, based on the principles set out in the design code. The Prime Minister also recently set out his 10-point plan for a green industrial revolution, which will create, support and protect hundreds of thousands of green jobs, whilst making strides towards net zero by 2050. This includes plans to make cycling and walking more attractive ways to travel, making our homes, schools and hospitals greener, warmer and more energy efficient and protecting and restoring our natural environment, planting 30,000 hectares of trees every year, while creating and retaining thousands of jobs. This vision is at the heart of the national model design code which puts a strong emphasis on building greener and more energy-efficient developments.

Fourthly, to ensure communities understand the principles and vision set out in the national model design code and to support them to apply it, we intend to establish a new Office for Place within the next year. This organisation will draw on Britain’s world-class design expertise to support communities to turn their visions of beautiful design into local standards all new buildings will be required to meet. We will be establishing an interim Office for Place within the Ministry of Housing, Communities and Local Government, with a transition board chaired by Nicholas Boys Smith tasked with considering what form the organisation should take, informed by responses to the “Planning for the Future” consultation. The interim Office for Place will begin the work to drive up design standards now. This year it will be piloting the design code with 20 communities and empowering local authorities to demand beauty, design quality and placemaking, through training on the principles outlined in the code. We have launched an expression of interest for local authorities to apply to be one of the first 10 pilot areas and the recipients of a share of £500,000 to support this work. We are seeking views on the draft national model design code, alongside the national planning policy framework consultation.

Fifthly, the Government are also relaunching the community housing fund, making £4 million available to help community land trusts bid for funds to support them to prepare bids for the £11.5 billion affordable homes programme. This programme is the largest investment in affordable housing in a decade and will provide up to 180,000 new homes across England, should economic conditions allow.

Looking forward, the Government’s “Planning for the Future” White Paper published on 6 August 2020 outlined a set of reforms that are intended to lay the foundations for future house building and economic development, whilst meeting our commitments to design, the environment and climate. As more homes are delivered under the new system, they will be built to higher standards, placing a clear emphasis on design, beauty, heritage and sustainability and ensuring that communities are at the heart of the planning system. We are currently analysing the 40,000 consultation responses and will publish a response in due course.

Finally, the Government are also encouraging local communities to nominate historic buildings, monuments, parks and gardens and other heritage assets they value so they can be protected through the planning system. Following an overwhelmingly positive response to the expressions of interest, funding has been doubled to £1.5 million, allowing 22 areas to develop and update their local heritage lists, instead of the ten originally announced.

The response to the Building Better, Building Beautiful Commission’s report, along with the reforms to the national planning policy framework, the national design code, the intention to establish the Office for Place and our wider proposals to reform the planning system, will ensure that for the first time design is established as a core pillar of the planning process. They will encourage a more diverse and competitive building industry. They will make the planning process more digital and accessible for everyone, not just those with planning expertise or with the time to attend late night meetings. They will support communities to define their visions of good design and empower them to demand these standards are met in all new developments. Ultimately, they will ensure that beautiful homes and places become the expectation and the norm.

February 3, 2021
Hilary Benn – 2021 Speech on Unsafe Cladding

The speech made by Hilary Benn, the Labour MP for Leeds Central, in the House of Commons on 1 February 2021.

I am pleased to follow the hon. Member for Stevenage (Stephen McPartland), whose amendments to the Fire Safety Bill I have signed. I will speak on behalf of my constituents in Leeds—they include Hayley Tillotson, whose story has moved us all—who find themselves in desperate circumstances not of their making. They saved up. They bought what they thought was the home of their dreams. It has now turned into a nightmare as the outer layers have been peeled back on each block to reveal the full horror underneath. Their homes are firetraps. They are worthless. They cannot borrow against them. They cannot sell them. They are trapped by waking watch bills, trapped by rising insurance, and trapped by the fear that they will be told they must pay to fix this, even though they are not in any way responsible.

The impact on the mental health of my constituents is enormous, because every day they wake up and are reminded of this nightmare with no apparent way out. Today’s debate is so important, because we, together on both sides of the House, need to give them hope by calling on the Government to draw up a plan to sort the situation out.

Ministers know that the building safety fund will not deal with the problem. Why? Because the cost of making every home safe is way in excess of the money allocated so far, and we know that Ministers are looking at a loan scheme. I am not opposed to a loan scheme in principle, provided that leaseholders are not required to pay the loans back. After all, they did not fail to put in the firebreaks or cover the blocks in unsafe cladding, so why on earth should they have to pay?

This is a story of monumental regulatory failure and of flats being built as cheaply as possible—in many cases without even complying with the building regulations. Like the Minister, I applaud those freeholders and developers who have taken responsibility and sorted things out, but I deplore those who have tried to walk away and claim that it is nothing to do with them. Those who developed and constructed the buildings should pay, the industry as a whole should pay, and the Government should pay because they allowed it to happen. We all have a responsibility for that.

The most important thing of all, however, is that we act now to bring this crisis to an end, because that is what the leaseholders I represent and Leeds Cladding Scandal, which has done such a great job, want. More than anything else they just want to feel safe and secure in their homes once again, so that they can get on with their lives. We have a responsibility to make sure that that now happens.

February 3, 2021
Stephen McPartland – 2021 Speech on Unsafe Cladding

The speech made by Stephen McPartland, the Conservative MP for Stevenage, in the House of Commons on 1 February 2021.

I would like to pay tribute to UK Cladding Action Group and End our Cladding Scandal for the massive work they have done, along with the Select Committee and my hon. Friend the Member for Southampton, Itchen (Royston Smith), to raise the profile of this issue and help millions of leaseholders.

I am sorry that the Labour party, the official Opposition, has played a little bit of politics today. We are very close to having the support in the House of Commons to force our amendment into law. Sadly, the vote today makes no difference whatever to any leaseholders. However, what we can do is focus on the amendments to the Fire Safety Bill, as those votes do make a difference. I say to the Minister that we are very close to having the support in the House of Commons, and we have the support in the House of Lords to keep sending the amendments back. My hon. Friend the Member for Southampton, Itchen and I therefore urge the Minister to work with us to ensure that leaseholders do not have to pay.

I believe that the Department has been incompetent throughout this saga. It has created a whole host of problems, especially with the consolidated advice note published in January 2020. Buildings over six storeys or 18 metres were already involved in this crisis, but the note then involved any building of any height, taking the number from around 1,700 buildings to well over 100,000. On top of that, buildings under 18 metres can still be built with combustible cladding.

We must also focus on fire safety defects. I hear the Minister when he says that the Fire Safety Bill is not the right place for this, but I remind him that the Bill builds on the Regulatory Reform (Fire Safety) Order 2005, which tried to clear up two ambiguities around cladding and front doors. The Fire Safety Bill also ensures that costs can be recovered from leaseholders, which puts that cost on leaseholders in law. The Building Safety Bill is not in front of us, but it will also ensure that leaseholders are liable. That is not acceptable to me, and it is not acceptable to leaseholders. We have been very clear that leaseholders do not have to pay.

The Government must provide a safety net. They must step in and help leaseholders. I will not accept loans for leaseholders. If the Government announce that, I will vote against it. We cannot have leaseholders pay 90% mortgages of £150,000 and then maybe have to repay a loan of £75,000. Building societies and banks will say that they can offer mortgages only if they are affordable, and having such a debt on a property is not affordable. I urge the Minister to work with us to deliver for leaseholders and to ensure that they do not have to pay.

February 3, 2021
Seema Malhotra – 2021 Speech on Unsafe Cladding

The speech made by Seema Malhotra, the Labour MP for Feltham and Heston, in the House of Commons on 1 February 2021.

The Government’s handling of the cladding crisis has lacked any sense of grip or urgency. Almost four years on from Grenfell, it is heartbreaking to see the pain that families are going through. I thank The Sunday Times for its campaign.

Residents are facing lockdown in inflammable buildings with potentially huge bills for repair work, higher insurance, and interim safety measures such as waking watch. They are also unable to sell their flats. An estimated 4,000 residents in Hounslow alone are affected. My hon. Friend the Member for Brentford and Isleworth (Ruth Cadbury) has also supported many affected constituents. They include young couples, now with children, trapped and unable to upsize to a home big enough for their growing family.

The situation is now not just about cladding. There is also a worrying lack of transparency and speed from housing associations such as A2Dominion and FirstPort. They were slow to undertake the survey work needed on fire safety, despite residents asking for clarity a year ago. With permission, I will share part of a letter that my constituent Pamela Canales received last week from A2Dominion. It reads:

“We wrote to you in June 2020 to let you know your building needed an ‘intrusive survey’. Our fire safety contractor carried out an intrusive survey in several different areas of your building…The results showed that there are issues with timber cladding, insulation inside the masonry walls with incorrectly installed cavity barriers between flats and cavity closers”.

It goes on to say:

“If you would like to re-mortgage or sell your flat, the mortgage lender involved will probably ask for an (EWS1 form). Your building received an ESW1 rating of Option ‘B2’—confirming combustible materials are present and remedial work is required. It is likely a lender will ask for more information about what work is needed, the likely timescales and the costs of carrying out the work. Unfortunately, we don’t know that information at this stage.”

On who will pay for the remedial works, it says:

“At this stage it is too early to say. We fully understand this is a key area of concern for residents and this is a top priority for us. We do not wish to pass cost onto leaseholders and will only do this as a last resort.”

A2Dominion and others do not have a good track record on transparency of costs for leaseholders. This morning, residents told me:

“We don’t know how much this is going to cost us. We don’t know if we will have to vacate the building. It’s time for us to have answers. It’s stressful enough already with the pandemic. We can’t go on like this.”

We need a Government-led plan now to fix the cladding crisis that does not burden leaseholders with the cost. Those responsible must pay.

February 3, 2021
Felicity Buchan – 2021 Speech on Unsafe Cladding

The speech made by Felicity Buchan, the Conservative MP for Kensington, in the House of Commons on 1 February 2021.

I pay tribute to my constituents—the Grenfell bereaved, the survivors and the wider community. I was shocked by several of the recommendations that came out of the Grenfell inquiry in November and December, especially those relating to building products, their testing and their marketing. It is clear that there have been regulatory and corporate failures. I welcome the fact that the Secretary of State has announced a new regulator for construction products and will start a review of the testing process.

I think the whole House would agree that we need a comprehensive and speedy solution to the leaseholder situation. Leaseholders are in this dilemma through no fault of their own, and as colleagues have said, in many cases they are sitting on unsaleable properties that are potentially dangerous. I welcome the fact that the Government made available £1.6 billion for cladding remediation, and I am glad to hear in particular of the progress on ACM cladding remediation. However, I suspect that £1.6 billion will not be enough. Today, I call on the Government to put together a substantial and comprehensive package such that we can remove all dangerous cladding on high-risk buildings. I agree with colleagues that we must ensure that freeholders, insurance companies, warrantee holders and developers pay their fair share, but I do think the Government need to put together a comprehensive package.

I was delighted that the Secretary of State and the Chancellor took time last week to hear me make the case for more Government money. I am glad to hear the Minister at the Dispatch Box say we will make important announcements in the short term. It is now three and a half years since the Grenfell tragedy in my constituency. We need to make urgent progress, so I look forward to hearing the Government’s announcements over the next few weeks.

February 3, 2021
Royston Smith – 2021 Speech on Unsafe Cladding

The speech made by Royston Smith, the Conservative MP for Southampton Itchen, in the House of Commons on 1 February 2021.

I draw the House’s attention to my entry in the Register of Members’ Financial Interests. I say that just for the avoidance of doubt, as I do not think the leasehold property that I own is included in this matter.

The cladding and fire safety crisis has blighted too many lives for far too long. Leaseholders bought their homes in good faith. They would have trusted the developer to build a safe home and they would have trusted the Government to ensure that it conformed with the law. Most would have needed a valuation for a mortgage and nearly all would have used a solicitor to ensure that everything was legal. Governments have encouraged them to buy by offering them incentives to do so. Buyers had every reason to expect that our building regulations were sound and could be more than forgiven for believing that modern flats built in Britain would be safe. However, the events of the past few years have shown that this is not the case. Leaseholders have had to wake up to a sobering reality that the dream of home ownership has turned into a living nightmare as they face huge bills and bankruptcy.

Let me make something clear: the Government are not to blame for this situation. This is not the fault of my right hon. Friends the Secretary of State or the Housing Minister; it is a failure of building safety regulation over many decades, involving many Governments. Regardless of what happens today, the Government have an opportunity to sort this out once and for all. They can give leaseholders the certainty and security they deserve and let the unwitting victims of this crisis once again sleep soundly in their beds at night.

The Government may feel that our amendment to the Fire Safety Bill is defective. Perhaps it does not do what leaseholders would like or it would slow the progress of the Bill. There is a simple solution, which was mentioned by my hon. Friend the Member for Harrow East (Bob Blackman): accept our amendment, tidy it up, and ensure that it does protect innocent leaseholders.

The shadow Minister for Housing and the Leader of the Opposition said in interviews today that we should put party politics aside and work together. I could not agree more. Labour has had seven weeks to sign our amendment—seven weeks of victims of this scandal begging it to join us—and what has it done? It has done as it always does—ignored the opportunity and instead jumped on a passing bandwagon. Labour has led the victims of the cladding crisis up the hill, and now it is going to abandon them at the top.

There are options for the Government, and I know that they are working hard to find one that works, but today I ask them to accept our amendment and once and for all tell the leaseholders that it is not their fault and they will not have to pay.

February 3, 2021
Margaret Hodge – 2021 Speech on Unsafe Cladding

The speech made by Margaret Hodge, the Labour MP for Barking, in the House of Commons on 1 February 2021.

It is a pleasure to follow the hon. Member for Harrow East (Bob Blackman).

In June 2019, Samuel Garside House, a block of flats in Barking, was consumed in a wild inferno, going up in flames in seven minutes. It is a miracle that because the fire occurred in daylight, nobody died, but many residents, mainly leaseholders, lost all their possessions. In Barking, leaseholders are families who a generation ago would have been housed by the council, but with the shocking lack of affordable social housing, their only option is to stretch their finances to the absolute limit by buying a lease. They live on the edge from one pay cheque to the next, and they cannot even afford household contents insurance. They, and thousands of others in my constituency, certainly cannot afford to pay for putting right the mistakes of others. They are locked into an absolute nightmare in unsafe homes, unable to sell, unable to remortgage, and facing mounting bills to fix a crisis they did not create. The Government’s response today had little basis in reality. They have, in truth, shunted this into the “too difficult to tackle” box and abandoned leaseholders,

In three minutes I have three issues. First, the Government must act to protect all multi-occupancy buildings. Fire does not discriminate between one height and another. Samuel Garside was below 18 metres but it was a lethal fire trap. Arbitrary height thresholds do not work. All leaseholders must be covered and existing buildings must also be remediated.

Secondly, I have spent months of research trying to identify the owners of blocks in Barking. Ownership is often hidden. The properties are sometimes held through companies located in tax havens. Freeholders who make easy money by charging a ground rent are getting away scot-free. Freeholders must contribute towards the massive remediation costs, alongside developers, contractors, suppliers and regulators.

Thirdly, the Government must solve the spiralling cost of building insurance. Some are struggling to find any insurance cover at all. Residents of one block are facing a 900% hike in their building insurance. The Association of British Insurers told me that the Government are simply not engaging in a realistic dialogue to produce a scheme where risks are shared between the taxpayer and insurance companies. They have done so on covid issues but they have singularly failed where people are living in danger in their own homes.

I have not forgotten my constituents, but the Government have failed them. Those living in the Ropeworks, Academy Central, Spring Place, Samuel Garside, Central House, Benedicts Wharf, Rivermill Lofts, 360 Barking and Spectrum Building are all being left behind, abandoned by the Government.

February 2, 2021
Clive Betts – 2021 Speech on Unsafe Cladding

The speech made by Clive Betts, the Labour MP for Sheffield South East, in the House of Commons on 1 February 2021.

I begin by thanking the Father of the House for his very kind comments. Certainly, we have worked together on these issues. I congratulate all the members of the Select Committee as well. We have looked at the issue of building safety, particularly cladding, on a number of occasions, and we have produced a number of reports, all of them unanimously. It is to the credit of all members of the Committee—I notice that the next speaker will be the hon. Member for Harrow East (Bob Blackman), who is an important member of the Select Committee—that we have done so on a cross-party basis.

I will quote one or two of our very clear recommendations. In 2019, we said that the Government should provide funding to remove

“any form of combustible cladding…from any high-rise or high-risk building”,

regardless of height. In our 2020 report, we recommended:

“The Building Safety Fund will need to be increased to address all fire safety defects in every high-risk residential building—potentially costing up to £15 billion.”

Then we did pre-legislative scrutiny of the Building Safety Bill, and we said:

“The Government must recommit to the principle that leaseholders should not pay anything towards the cost of remediating historical building safety defects”.

We have been very clear on all those matters: leaseholders should not pay. They should not pay some unidentified, affordable amount or fair amount, and neither should we get into a position of offering them loans to pay off the debts, because what do loans do but put leaseholders in more debt? At the same time, loans would put many of them into negative equity.

The leaseholder should not pay, and we know that developers and others eventually should be held accountable, but as the Father of the House has just explained, so many potential organisations could be held accountable and the legal arguments will go on and on. Many of the developers have gone out of business and do not exist anymore. Yes, we should pursue them, but in the meantime, the Government have to stand up and commit far more funding than is in the Building Safety Bill, which simply does not cover anything like the £15 billion of potential costs. Eventually there might need to be an industrial levy to pay part of it, and it is for the Government to come forward with recommendations, if they so choose.

The issue is not just about high-rise buildings over six storeys—I think the Minister has accepted that point. It is about all buildings where people could be at risk, including residential homes, care homes and so on. It is also not just about cladding, but about all potential fire risks in buildings, such as dangerous balconies, faulty fire doors, missing firebreaks and faulty installation —all the things together that need putting right to make the buildings that people live in safe.

Finally, we talk about numbers, but in the end behind all these numbers are individuals and families living in potentially dangerous buildings with debts around their neck that they cannot afford to pay, unable to sell their homes if they so wish. We owe it to them to get action on this issue immediately.

February 2, 2021
Peter Bottomley – 2021 Speech on Unsafe Cladding

The speech made by Peter Bottomley, the Conservative MP for Worthing West, in the House of Commons on 1 February 2021.

It is on record that I am a leaseholder, and I face no problems of these kinds. I have been working on leaseholders’ problems for well over 10 years, with the support of the campaigning charity Leasehold Knowledge Partnership.

I pay tribute to my right hon. Friend the Minister and to the Secretary of State, who are now showing that Government understand a large part of the scale of the problems. I believe that it is better if we do not have a vote today. We should look on this debate as a “take note” one. We are all trying to face the problems of our constituents who are living in homes that are unsafe, unsaleable and unaffordable. I pay tribute to the Housing, Communities and Local Government Committee, and I look forward to hearing the Chair, the hon. Member for Sheffield South East (Mr Betts), speak shortly. Its reports on the situation of leaseholders even before we knew about this tragedy and its subsequent reports about the Fire Safety Bill are important.

I wish Michael Wade well in trying to advise Government on finding ways forward, and I commend the then Prime Minister who, on 27 June two and a half years ago, said that the Government do not rule anything out. What needs to be ruled in are, first, making the money available so that buildings can be made safe; secondly, challenging the insurance industry, which is putting premiums up at rates that I think should be investigated by the Competition and Markets Authority to see whether they are fully justifiable; and, thirdly, making sure that in the end, and as we know from court actions and inquiry results we can anticipate, the people who are responsible for this chaos—dangerous chaos—will actually have to pay. I do not think the taxpayer should necessarily have to do it; the Government have to make themselves responsible for finding the way forward.

Those who are responsible—not all, knowingly—include the developers, the builders and the present landlords, some of whom were the developers. They include local building control possibly, national regulators certainly and the component manufacturers. Those of us who have been speaking about the problem for the past three years—and I wish that some of the other advisers to Government on leasehold issues had been saying the same thing rather more clearly—think that this has to be tackled in a way that cuts short waiting for court actions that may take 10 years and provides the money now, by the end of the year, so that work can be started and finished as soon as possible and so that people have homes they can stay in or leave safely, and are affordable. I would trust those on the Select Committee most to work with Government to make sure that we find the solution, and I would hope to know that we have done that before we have got another few months further forward.

February 2, 2021