Kit Malthouse
MP for North West Hampshire · Conservative · United Kingdom
“We have heard time and time again that the situation that thousands of our constituents live with every single day is so horrific and appalling that even the best palliative care cannot alleviate their pain. I urge colleagues to consider what their vote may mean today.”
“I will not. Some of those Members had just a few months before been specifically rejected by the electorate and replaced in this House by others, and I am afraid that they cannot be trusted not to do the same thing again. I grant my right hon.”
“The Health and Social Care Committee of the House of Lords found that in territories that have assisted dying, palliative care generally improves, because people become less afraid of talking about death.”
“One of the most affecting people I have met over the last 11 years of campaigning on this issue is Warwick Jackson, who came to our party conference a couple of years ago. Warwick’s wife, Ann, was diagnosed with terminal peritoneal cancer. She basically knew that she was going to die a slow, suffocating death at the end.”
“I respect my right hon. and learned Friend’s expertise in this matter, but, as he has already heard on the Floor of the House, it is perfectly possible for this House to suggest amendments, negotiate them with the promoters of the Bill, place them against the legislation in the House of Lords and then have them come back to this House for…”
“As co-sponsor of the Bill once again, I am acutely conscious that there is more at stake today than merely the fate of those who are facing their end, because the conduct of the other place means that our democracy is also on trial today.”
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“The registration of EEA and Swiss architects is carried out by the competent authority, the Architects Registration Board, which is an arm’s length body of my Department. There are three routes to recognition for EEA or Swiss architects wishing to register in this country. Their main route to recognition in the UK is through an automatic recognition system. To qualify for automatic recognition, an EEA or Swiss national needs to meet three tests: an approved qualification, which means one listed in annex V to the mutual recognition of professional qualifications directive; access to the profession of architect in an EEA member state or Switzerland; and a statement from their home competent authority to confirm that they are fit to practise.”
“As I explained on 14 March, in the debate on the then draft Architects Act 1997 (Amendment) (EU Exit) Regulations 2019, the mutual recognition of professional qualifications directive enables the recognition of qualifications obtained in other member states. That applies to EEA and Swiss nationals, and includes the recognition of suitably qualified architects. The arrangement is reciprocal, allowing UK and other EEA or Swiss nationals the opportunity easily to register to practise across Europe and Switzerland, and allows UK practices to recruit the best European and Swiss talent. The Architects Act 1997 sets out the specific procedures for registering as an architect in the UK.”
“As stated previously, the architectural sector is a global leader and plays a significant role in the British economy, with an export surplus of £437 million in 2015 and involvement in key global projects such as Vessel in New York and Pulkovo airport in St Petersburg. That is a position that we want to protect and enhance over the coming years by ensuring that UK architect businesses continue to have access to the brightest and best talent available. I will provide some context and background to the regulations, including a description of our earlier statutory instrument amending the Architects Act in a no-deal scenario.”
“Leaving the EU with a deal remains the Government’s priority—that has not changed—but the responsible thing to do is to make the necessary no-deal preparations, to ensure that the country is prepared for every eventuality. The regulations are made using powers under the European Union (Withdrawal) Act 2018 to fix legal deficiencies in retained EU law to reflect that the UK will no longer be an EU member state after exit day. The regulations also use powers in the European Communities Act 1972 to implement EU legislation in domestic legislation, which are available only as long as the UK remains a member state.”
“I beg to move, That the Committee has considered the Architects Act 1997 (Swiss Qualifications) (Amendment) (EU Exit) Regulations 2019 (S.I., 2019, No. 810). The regulations were made on 5 April 2019. They are part of the Government’s programme of legislation to ensure that, should the United Kingdom leave the European Union without a deal or implementation period, there continues to be a functioning legislative and regulatory regime. On 28 March, we—including some of us in this room—amended the Architects Act 1997 to continue to recognise European economic area-qualified architects in a no-deal scenario. This statutory instrument extends those provisions to Swiss-qualified architects.”
“The regulations ensure that the UK will continue to have access to Swiss talent after we have left the EU, thereby helping to maintain the UK’s reputation as a global leader in architectural services. Thereafter, they provide a stable basis for Parliament to change the law, where it is in the UK’s best interest to do so. To conclude, the instrument is necessary to ensure that the Architects Act continues to function appropriately if the UK leaves the EU without a deal or an implementation period. I hope that hon. Members will join me in supporting the regulations, which I commend to the Committee.”
“The instrument does not change any part of the 2019 regulations, but simply extends the provisions to include Swiss qualifications. Although the number of Swiss architects registering in the UK is low—77 in the last 10 years—and accounts for less than 1% of the total recognition decisions via that route, we felt that it was imperative to preserve the rights that Swiss-qualified architects enjoy and provide parity between EEA and Swiss-qualified architects. The regulations, alongside those made on 28 March, serve a specific purpose to prioritise stability and certainty if the UK leaves the EU without a deal or an implementation period by ensuring that EEA and Swiss-qualified architects can continue to register and practise in the UK.”
“As a result, after EU exit, in a no-deal scenario, an individual holding an approved EEA or Swiss qualification will be able to join the UK register of architects if they have access to the profession of architect in their home state. Through the legislation, that process will be open to anyone with a Swiss qualification and access to the profession in Switzerland, regardless of citizenship. We will, however, remove general systems as a route to registration, as that is a long and costly process that is not often utilised. It places a significant and unnecessary burden on individuals and the Architects Registration Board. Therefore, applicants without an approved qualification will be able to register via the route currently utilised by third-country nationals.”
“I am coming to that. If the hon. Gentleman will bear with me, I will explain the effect of the instrument. The policy intention is to provide the sector with confidence that almost all applicants can register in the same way after exit day as they do currently. That is the approach favoured by the sector, which recognises that the skills brought by EEA and Swiss architects contribute positively to the UK’s reputation as a world leader in architecture. The approach of continued recognition also received support in the debates on the 2019 regulations. The instrument allows applications made before exit day to be concluded under the current system as far as possible. For future applications, it will freeze the list of approved qualifications in the EU’s mutual recognition of professional qualifications directive.”
“That is not to say that we are legislating specifically for him; we are also legislating for the many young, exciting and interesting architects from this country and Switzerland who may decide to practise in the other country. On that note, I thank the Committee for listening carefully to the information that has been provided, and I hope it will support the regulations. Question put and agreed to.”
“Given that the general route towards qualification to practise in this country is being removed—as I said, that places a burden on the ARB as well as individuals—there may well be a reduction in overall costs through the removal of that rather cumbersome route to qualify. As the hon. Lady says, this is essentially a tidying-up exercise for a very small number of architects; we are talking about an average of something like seven people registering a year. We felt it was better to be belt and braces than to leave it loose, not least because one of our greatest or most acclaimed architects, Norman Foster, is resident in Switzerland and may wish to move backwards and forwards.”
“However, it is of course the job of the ARB to continually review qualifications from around the world to make sure that they are up to standard, because it has a general duty to ensure that anybody practising architecture in this country does so correctly and to the right standard. As we discussed in the last SI Committee to deal with the subject, we believe that the cost of this is minimal. Fundamentally, this SI achieves the same thing by a slightly different route. It gives powers to the ARB to require information to be provided in different ways from how it is currently provided.”
“We are, of course, famous for our bridges; we build lots of them around the world. This is a great export industry that we wish to encourage, as well as being part of our armoury, if you like, of soft power around the world. We build the great buildings and edifices, from the Bundestag in Germany right through to that airport in Hong Kong. We are keen to support the industry. Part of the reason for this SI was to maintain standards. By freezing the recognition of qualifications at the point of exit, we provide ourselves with a period of security in which we can be clear that those people coming in to practise architecture in this country do so on a stable basis.”
“I thank the hon. Member for City of Durham for her constructive approach. She is quite right that this is a temporary fix for a situation in which mutual recognition falls away as part of our exit from the EU. We are committed to trying to find a permanent solution. We are jointly holding fruitful and ongoing conversations about mutual recognition with the Department for Business, Energy and Industrial Strategy and our professional partners across the world. Obviously, as we move into a post-EU world, that work will accelerate, not least because it is in our interest, particularly for this sector. Our architects are world renowned and famed across the globe for their expertise, ingenuity and innovation. I think a British architect designed the new airport in Hong Kong.”
“Friend quite rightly pointed out—and make sure that we build places that people are happy to call home; places that can support vibrant, thriving communities where people can live and work for generations to come, and that may in the future be candidates to be conservation areas, as I hope Basildon will, in time, become.”
“Friend for giving us the opportunity to do so, and you, Madam Deputy Speaker, for supervising a debate about the area you represent so royally. We want to ensure that everybody who wants a home of their own can have access to one at a reasonable price in a place they want to live. Well planned, well designed, locally led garden communities have a crucial role in helping us to fix our broken housing market by providing the long-term pipeline of homes this country badly needs. But this must be about more than just numbers. We need to learn the lessons from the past—as my hon.”
“Friend is doing on his long-standing campaign to turn Southend into a city, a campaign of legendary status now in this House. Although we are debating new towns, we should reflect that the Government are very much committed to supporting existing towns across England to harness their unique strengths to grow and prosper. That is why we have established a stronger towns fund, from which £37 million will be going to the south-east area. The funding will enable town deals across England, and the money will be used to deliver locally led projects creating new jobs, providing further training and boosting local growth. In conclusion, we have covered a lot of ground in this short debate. I once again thank my hon.”
“In fact, within or close to the Southend West area, the South East local enterprise partnership’s investments include funding to develop the Southend and Rochford Growth Hub; help to develop the area around the Victoria Avenue gateway to Southend; and a package of transport projects comprising capacity enhancements to the A127, as well as a Thames Gateway South Essex local sustainable transport programme—snappily named. They also cover £6.4 million to improve broadband infrastructure in Essex, and a Southend and Rochford joint area action plan towards a new business park adjacent to Southend Airport. I would also like to take this opportunity to acknowledge the tireless work, on top of all that activity and investment, that my hon.”
“Our response marks this Government’s commitment to the estuary, and we have a long-standing commitment to local growth in that area of the country. Indeed, the Government have invested a total of £590 million through growth deal funding since 2014 in the South East local enterprise partnership, which covers the constituency of Southend West. Some £22 million has been spent on 29 skills capital projects, designed to equip the resident workforce with the right skills to meet emerging employment opportunities. By 2021, that investment will deliver 15,000 additional qualifications and over 7,300 apprenticeship places.”
“Those commitments include £1 million to support a new Thames estuary growth board; launching a strategic communications campaign to promote the estuary as a great place to live, work and do business; funding for the creation of masterplans and feasibility studies on key sites in the estuary’s creative production corridor; exploring the potential for two locally led development corporations; and bringing together relevant authorities to collaborate on the Thames Estuary 2100 plan, to ensure that growth is sustainable and resilient. Moreover, a Cabinet-level ministerial champion will be appointed to act as an advocate and critical friend for the region within the Government—it is not as if the area needs any additional advocacy, but this will be at ministerial level.”
“In March this year, the Secretary of State welcomed the commission’s vision and backed its ambitious plans to create 1.3 million new jobs and generate an extra £190 billion for the local economy. In the context of achieving that economic growth, we want more homes in the estuary, and the Government have announced further commitments to support the delivery of the commission’s vision for inclusive and well- balanced growth.”
“Friend said, housing and infrastructure are only part of the puzzle, and nowhere is that truer than in the Thames estuary, which encompasses the area from lovely Southend to Canary Wharf, as well as north Kent. Comparable in scale to the midlands engine, the northern powerhouse and Oxford-Cambridge arc, the Thames estuary has tremendous potential to power growth for the benefit of local communities, including those represented by my hon. Friend in Southend, and throughout our country. In the autumn Budget 2016, we asked the Thames Estuary 2050 Growth Commission to come up with an ambitious vision and delivery plan for north Kent, south Essex and east London. In June last year, the commission, which was led originally by Lord Heseltine and concluded by Sir John Armitt, announced its vision for the estuary.”
“We have given final approval to 94 marginal viability funding projects that will help to unlock a potential 104,000 new homes, bringing forward a pipeline of homes at pace and scale, and helping to solve the problems facing local communities today. That includes more than £11 million of funding to unlock up to 1,500 homes in Colchester and Chelmsford—not far from the area represented by my hon. Friend. Following expressions of interest to the forward funding stream of the housing infrastructure fund, we have worked with Essex County Council to develop its bids. We have so far announced seven successful forward funding projects, totalling £1.2 billion of grant funding for infrastructure that will unlock up to 68,000 homes across the country. As my hon.”
“I emphasise that locally led new towns must be just that—locally led—and it will be for those local authorities interested in setting up such a body to make the case to the Government for why that would be expedient and in the national interest. That is a complicated way of saying that local and national bodies need to work together to produce the sort of communities that my hon. Friend refers to. We firmly believe that the success of those communities in future will be founded on local acceptability and control. My hon. Friend mentioned the importance of delivering not just homes but the infrastructure to support them, and we wholeheartedly agree. That is why we have more than doubled the housing infrastructure fund, dedicating an additional £2.7 billion of funding, and bringing the total fund to £5.5 billion.”
“The regulations provide the mechanism to set up a locally led new town development corporation, but they do not enable the Government to do so simply at the behest of a local authority or group of local authorities. If—as we hope and expect—local authorities consider that a locally led new town development corporation is the right vehicle, we will need to undertake a public consultation. Only if we consider that designating a particular new town would be expedient and in the national interest will we lay the relevant statutory instrument. Parliament will have the opportunity to scrutinise each proposal for the designation of a new town, and a statutory instrument designating a new town must be debated in both Houses.”
“Our Housing White Paper “Fixing our broken housing market” was published in February 2017 and committed the Government to allowing locally led new town development corporations to be set up. Section 16 of the Neighbourhood Planning Act 2017 enabled that to happen, and regulations passed in July last year brought those new powers into force—that was one of my first acts as Housing Minister. Some functions, such as the confirmation of compulsory purchase orders, remain with the Secretary of State, and the Secretary of State will continue to lay any regulations that designate new towns, or that establish and dissolve new town development corporations. Those regulations do not change the powers of new town development corporations; they simply localise their oversight.”
“Last summer, building on the success of post-war new towns, we passed regulations that enabled the establishment of new town development corporations, to be overseen not by the Secretary of State as was previously the case, but by the local authorities that cover the area designated for the new town. Where there are complex delivery and co-ordination challenges, we consider that new town development corporations may be the right vehicle for driving forward high-quality new communities at scale. With a statutory objective to secure the laying out and development of the new town, and with their own suite of powers, those corporations should have the focus and heft to get things done.”
“They include Easton Park garden community, North Uttlesford garden community and West of Braintree garden community. It is an opportunity to deliver up to 18,500 homes. We will make further announcements on more successful places in due course. Each place in the current programme is unique, but the expectations on quality and innovation are high. The council-owned Graven Hill site in Bicester garden town is providing the biggest opportunity for self and custom built homes in the country. Didcot garden town is promoting the innovative use of technology and partnership working between the public and private sector, to underpin a quality agenda. Garden towns and villages are a key part of the solution to our housing crisis, and we want them to have every lever at their disposal.”
“That is why we believe well-planned, well-designed and locally led garden communities should play a vital role in helping to meet this country’s housing need well into the future by providing a stable pipeline of homes. This is not just about getting the numbers up; it is about building places that people are happy to call home and that have the potential to become vibrant, thriving communities where people can live and work for generations to come, as my hon. Friend pointed out. We are currently supporting 23 locally led garden communities across the country, from Cornwall to Cumbria, including North Essex Garden Communities, an ambitious proposal for three communities across north Essex with the potential to deliver up to 43,000 new homes. In March, we announced a further five garden towns, including one in Essex.”
“As he rightly highlighted, there is much we can learn from the post-war new town programme about the importance of place-making, jobs and skills, infrastructure and the need for the long-term stewardship of place. The design of many of those new towns is often criticised—as he said, it was hit and miss—but it was largely successful, though challenges arose from the rapid development and centralised planning that underpinned them. New towns were also hugely successful in providing homes and thriving communities for lots of people. Over 2.5 million people now live in a new town, including in lovely Basildon and Harlow. As my hon. Friend recommended, we want to learn those lessons from the past but apply them in a modem context.”
“I congratulate my hon. Friend the Member for Southend West (Sir David Amess) on securing this important debate on new towns in Essex. He is a particularly effective campaigner for his constituency and very persuasive and passionate in championing those he represents. We are fortunate also to have you in the Chair, Madam Deputy Speaker, as you are also an exemplary representative for that particularly beautiful part of the world, blessed or otherwise from the heavens—in my view, the whole country is so blessed. As my hon. Friend and many others have highlighted in the House, we have not built enough homes over the last few decades, and we certainly do not build them quickly enough. It is our intention to fix that.”
“He has asked them to find an acceptable solution urgently.”
“We have collected data on over 6,000 private sector high-rise buildings, and we have identified 267 with unsafe cladding systems. There are plans and commitments in place to remediate 82% of those buildings. That includes buildings on which remediation has started or been completed. That progress is the result of action we have taken to put pressure on building owners and developers to reach a resolution. In the private sector, we have been very clear that freeholders should do all they can to protect leaseholders from additional costs, by either funding remediation themselves or looking at alternative routes, such as insurance claims, warranties or legal action. The Secretary of State has written to all relevant building owners, setting out our strong expectation that leaseholders will be protected.”
“I reassure her that much of my time, effort and commitment is spent trying to rectify this awful situation. Further to what the hon. Member for Cardiff North (Anna McMorrin) alleged about a possibly partial response, I gently point out that Grenfell Tower was in my London Assembly constituency. I served that community and the wider community for eight years. The idea that there would be any lack of commitment from my point of view is, frankly, for the birds. Before addressing funding, I want to update the House on the wider remediation work under way. In the immediate aftermath of the Grenfell Tower tragedy, we established the building safety programme. A key objective of the programme has been to identify and remediate buildings with unsafe ACM cladding.”
“I commend the hon. Member for Bethnal Green and Bow (Rushanara Ali) for securing this important debate. She has written to me on several occasions about this issue, and I congratulate her on her assiduous service to her constituents, as I do other hon. Members who have spoken in the debate. I want to start by reassuring the House that I am well aware of the anxiety, fear and insecurity, as the hon. Lady put it, felt by many people living in blocks affected by this issue. Having met the UK Cladding Action Group, individuals and organisations from the Grenfell community and others, it is very clear to me that this event and its consequences have caused enormous distress—and there are also the practical issues that she rightly raised in relation to particular properties.”
“The Leasehold Advisory Service has supported a number of affected leaseholders to understand the terms of their leases and the legal process for challenging a building owner if they attempt to pass costs on. On the subject of pace, we are working with all relevant parties, including local authorities and building owners, to ensure remediation happens without unnecessary delay. Remediation does take time and it is important to get it right. The time to complete work varies considerably depending on factors such as structure, extent of cladding and existing fire safety systems. For many buildings, this is a complex job involving major construction work. I am aware that the removal of cladding in a number of buildings has revealed other defects and issues that have complicated matters and needed rectification.”
“I would like to assure Members that the Secretary of State and I, as well as senior officials, continue to press owners and developers of all high-rise buildings with unsafe ACM cladding to protect leaseholders from paying for this essential remedial work. Further to that, we have been engaged across Government to consider additional interventions, so that progress can be made more swiftly. We also want to make sure that leaseholders can access independent initial advice. We have provided funding to the Leasehold Advisory Service, which provides a free, initial service to affected leaseholders. Its dedicated advice line and outreach helps leaseholders to understand their rights and the terms of their leases.”
“I am pleased to say that following regular engagement from the Secretary of State, me and senior officials, the building owners at Green Quarter in Manchester have now written to leaseholders to confirm that a fund has been established. This will ensure that leaseholders will not have to pay for the cost of remediating the ACM. We are very pleased at this outcome. I know residents feel strong relief that the uncertainty and anxiety over costs has come to an end. We remain concerned, however, that some leaseholders are not yet protected from costs. They have found themselves in this difficult and stressful situation through no fault of their own, having bought their properties in good faith.”
“I am grateful to my hon. Friend. If he will bear with me, I will come on to some of those issues in my speech. If I have not addressed them by the end, he can by all means intervene on me again. Owing to our continued pressure, following the Secretary of State writing to all building owners, there is a growing list of owners and developers who are agreeing to fund remediation. Leaseholders are currently protected from remediation costs in 83 out of 176 residential buildings. The growing list of owners and developers who have stepped in includes Barratt Developments, Mace Group, Legal & General, Peabody, Aberdeen Asset Management and Frasers Property.”
“We are backing local authorities to take action where building owners refuse to remediate, including with financial support where it is necessary for the local authority to carry out emergency remedial work. Where financial support is made available, the relevant local authorities will attempt to recover the costs from the building owner.”
“The hon. Gentleman is quite right to press me, as is my hon. Friend the Member for Thirsk and Malton (Kevin Hollinrake). I am not able to say tonight what specific measures are likely, but I am hopeful that we will be able to do so shortly. We have worked closely with local authorities and fire and rescue services to ensure that interim safety measures are in place, so that residents are safe in their beds tonight. The hon. Member for Bethnal Green and Bow referred to my wanting reassurance that people are safe tonight. In fact, I have ordered a review of all those arrangements to take place as soon as possible, so that I can reassure myself that that is still the case. Local authorities have the power to enforce these improvements if building owners do not take action.”
“The Grenfell Tower fire represents the greatest loss of life in a residential fire in a century. We must rebuild public trust in the system in tribute to those who lost their lives, the bereaved and the survivors.”
“We are also launching calls for evidence around approved document B and the role that residents can play in keeping buildings safe. Much of the work to reform the building safety system will require primary legislation, which we have committed to introducing at the earliest opportunity. We are also making sure that change begins on the ground as soon as possible through our joint regulators group, which is helping us to develop and pilot new approaches and to transition to a new, safer system. An industry early adopters group is trialling aspects of the proposed new regulatory framework in advance of legislation. Industry must also drive culture change by adopting a safety-first mindset and taking greater responsibility for building safety, and we will champion those that do the right thing.”
“We committed in the implementation plan to consult on our proposals for a fundamental reform of the building safety system this spring, and we will publish our proposals shortly. Our aim is to put residents at the heart of a more effective system, with clear and more demanding accountability and responsibility for those who design, construct and manage buildings, alongside effective penalties for those who flout the system. We have not waited for legislation to begin to reform the system; we have already made progress. This includes launching consultations to make sure that standards and guidance are clear, banning combustible cladding on new buildings taller than 18 metres and further restricting desktop studies.”
“Remediation has started or been completed in 85% of social sector buildings, and there are plans and commitments in place to remediate all remaining buildings. I would also like to tell hon. Members about the work we are doing following the Hackitt review. Following the Grenfell Tower tragedy, we asked Dame Judith Hackitt to carry out an independent review of building regulations and fire safety. Dame Judith’s review found that the system was not fit for purpose. The review made 53 recommendations to establish a new regulatory framework and achieve a culture change to build and maintain safe buildings. The Government accepted the diagnosis of the independent review and published our implementation plan last December, which set out how we intend to take forward the review’s recommendations.”
“We have strengthened the housing health and safety rating system and its operating guidance to provide specific guidance on the assessment of high-rise residential buildings with unsafe cladding. That should help local authorities to take action. The Secretary of State and I also regularly chair a remediation taskforce to oversee progress. I take this opportunity to remind the House of the strong progress we have made in social sector remediation. The Government made £400 million available to social sector landlords to fund the remediation of unsafe aluminium composite material cladding on residential social housing buildings taller than 18 metres. We have so far allocated £259 million, and we are still accepting applications.”
“However, whatever solution is found for these buildings, we have to recognise that these are often complex and difficult construction jobs involving enormous amounts of scaffolding, the procurement of alternative methods of cladding and finding the workforce and contractors to do the work. All of that may well necessarily take some time. However, as I said, local authorities have the power to enforce these improvements, and we have included a package of financial support where it is necessary and local authorities feel the need to step in. We intend to recover those costs from building owners if that is the case. We established a joint inspection team to provide support to local authorities in ensuring, and where necessary enforcing, that remediation.”
“I met someone recently who outlined that one measure that has been very reassuring for her has been the heat detectors in the rubbish chutes—often flashpoints for the start of fires—that alert the building control system that a fire may well be starting. We want to reassure ourselves that, across those buildings that have not yet been remediated, those interim measures are in place, to reassure people for the moment, while we wait for remediation. I acknowledge that this is not an ideal situation. We want to get the remediation done as quickly as possible.”
“As I have explained on numerous occasions, my primary concern, while waiting for the work to be undertaken, is to make sure that interim measures are in place in every affected building, so that people can be reassured that they are safe this evening and until that work is done. It is obviously the responsibility of building owners to make sure that their buildings are safe, but local fire and rescue services have been working closely alongside local authorities to make sure that that certification is in place. I have asked for a review, I guess to satisfy myself that the measures taken over the last few months—whether waking watch or others—are still in place and are still assiduously adhered to.”
“We have amended the HHSRS tool to take into account and appreciate the envelope of a building, not just houses that are internal. The tools are there for local authorities to step in and take action where they believe there to be an imminent threat to life. Alongside that, as I say, we have commissioned a wider review to make sure that the measures required to keep people safe on an interim basis are assiduously applied and monitored while we try to sort out the remainder—the tail end—of this unfortunate problem. It has been a difficult and complex landscape —both legally and practically—with which we have had to wrestle, and I hope that we will reach a resolution soon. Pleasingly, as I say, the vast majority of large developers in the industry are stepping forward to play their part, which we should welcome.”