Matthew Pennycook
MP for Greenwich and Woolwich · Labour · United Kingdom
“It is a pleasure to serve with you in the Chair, Dame Siobhain. I congratulate the right hon. and learned Member for Kenilworth and Southam (Sir Jeremy Wright) on securing this debate.”
“I will address the right hon. and learned Gentleman’s specific question in due course. Before I do so, I want to put on the record the policy in relation to villages. He can rest assured that I will address the point; if he is unsatisfied, he is more than welcome to intervene again. A number of hon. Members mentioned villages.”
“I will say two things in respect to that, and I will come on to detail how the approach works in relation to decision making very shortly. In general terms, developers can make whatever claims they like about any particular site across the country; it is for the local authority to assess whether, in its view, that site constitutes grey be…”
“and learned Gentleman’s point about what is likely to constitute grey-belt land. Let me directly address his other two specific points. Is this a significant policy? Absolutely, and it has been judged as much by the Office for Budget Responsibility and other external commentators. Is it deliberate? Absolutely. We want, as the right hon.”
“Where authorities may wish to restrict development in villages for other reasons, a range of tools are available, such as conservation areas or normal development management policies. On the right hon.”
“We have to put in place policies that, through the decision-making route, allow homes still to be brought forward in that interregnum, but then we have to push heavily to drive towards universal plan coverage. At that point, the protections are in place.”
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“My hon. Friend is right; our changes to the national planning policy framework in December 2024 alone have been judged by the Office for Budget Responsibility to have led to the biggest increase in house building in the past 40 years. The Conservative party will not recognise that, as important as it is to preserve green belts, there are simply not enough sites on brownfield land across the country to deliver the volume of homes that we need. That is why we need a more strategic approach to green-belt land release and development.”
“The Government are focusing on precisely that. That is why we have further strengthened national planning policy in respect of previously developed land—that is out to consultation at the moment, as the hon. Gentleman knows—and why our new homes accelerator is doing what is needed to unblock permission sites across the country. I refute the idea that house building is collapsing. We are dealing with the legacy of the previous Government’s decisions, including the abolition of mandatory housing targets, but starts are up, and applications are coming through the system.”
“The Renters’ Rights Act 2025 received Royal Assent on 27 October last year. As per the road map we published in November, we intend to implement the new tenancy system it provides for on 1 May, at which point, among other things, section 21 no-fault evictions will be abolished, rental bidding wars will be prohibited, and the practice of landlords demanding large amounts of rent in advance from tenants will be banned.”
“I can provide my hon. Friend with the assurance that he seeks. Whether in the PRS or in the social rented sector, landlords should address non-decency wherever it exists. We are giving landlords until 2035 to implement our new decent homes standard, but we have made it clear that they should not wait until then to improve their properties. We are acting in other ways to ensure that private tenants have safe, warm and decent homes, including by introducing new minimum energy efficiency standards for the sector, strengthening local authority enforcement in respect of unremediated hazards, and applying Awaab’s law to the PRS through the relevant provisions in the Act.”
“I can provide the hon. Member with that assurance. I met my counterpart in Northern Ireland some time ago, and this prompts me to check with my private office and ensure that another meeting is scheduled for the near future.”
“There are 1.3 million people on local authority housing registers across the country. It is not in dispute that there is acute need across England as a whole. National policy makes clear that it is for local authorities, informed by local assessments of need, to set out requirements for the proportion and type of affordable housing that should be delivered through new development, including the minimum proportion of social rented housing required, and planned, to meet that need.”
“Given the acute need for affordable housing in Bradford, I understand entirely why my hon. Friend continues to press so vigorously for an uplift in the supply of affordable, and particularly social rented, housing in his constituency. I know that he will welcome the fact that, in the coming days, bidding will open for grant funding from our new £39 billion social and affordable homes programme, 60% of which is targeted at social rent. He will also note that the Government are currently consulting on a new national planning policy framework, including on proposals designed to further support the delivery of social and affordable housing, such as setting a national expectation of at least 10% social rent on all new developments.”
“To honour our commitment to deliver the biggest increase in social and affordable house building in a generation, we have backed registered providers with the biggest social and affordable housing investment in recent memory. Although there is more to do, we have already taken steps to strengthen the existing developer contribution system to ensure that new developments provide necessary affordable homes and infrastructure.”
“We need to build many more homes of all tenures, but it is absolutely right to stress the importance of delivering a significant uplift in the number of social and affordable homes. I am aware that discussions are ongoing about increasing the proportion of affordable housing within the York Central scheme. I encourage the developer to work with Homes England and relevant registered providers to maximise the potential for social and affordable housing in its first phase. I am more than happy to ensure that my hon. Friend gets an appointment at one of my forthcoming Tea Room surgeries.”
“The hon. Gentleman will understand that I cannot discuss any specific local plan. However, in general terms I would say that any party that controls any local planning authority across the country must take active and firm steps to get up-to-date local plans in place. They are the best way for local communities to shape development. Without them, communities are open to speculative development that does not have resident input. That is why we are pushing for universal coverage across the country.”
“As I have said, local development plans should address needs and opportunities in relation not only to housing numbers but to infrastructure, and identify what infrastructure is required and how it can be funded and brought forward. Through changes to national planning policy, and financial support for essential infrastructure through land and infrastructure funding programmes, the Government are supporting infrastructure provision, but we recognise that there is more to do to ensure that the right infrastructure is built at the right time.”
“This is not the whole answer, but having up-to-date local plans and infrastructure funding statements in place can make a huge difference in ensuring that the right infrastructure comes forward at the appropriate time. I am more than happy to meet the hon. Lady to discuss what more we can do not only to get her local authority to put a plan in place as quickly as possible, but to bring development and infrastructure forward in the right way on individual developments in her constituency.”
“It is probably easier if my hon. Friend writes to me on those particular concerns in her area, and I will set out the Government’s full position. I am happy to discuss the matter that she raises in further detail.”
“I can give my hon. Friend the assurances he seeks, and I encourage him and his constituents to engage with proposals in the consultation on a revised national planning policy framework that seek further to strengthen support for brownfield development and ensure that appropriate infrastructure provision comes forward alongside that development.”
“I do not accept the hon. Gentleman’s characterisation of development that can come forward and be funded through our new social and affordable homes programme. We are ensuring that that programme has the necessary flexibility to fund provision across the country, whether it is community-led housing or rural housing. Our new homes accelerator is doing precisely what the hon. Gentleman says, by going in and unblocking problems site by site to get stalled development going.”
“I have met Northern Housing Consortium on a number of occasions. My hon. Friend will know that funding from the social and affordable homes programme can be used to support the regeneration of existing social housing estates. If he wants to write to me with further details about some of the recommendations he has suggested, I would be more than happy to respond.”
“We need to understand this issue better, because answers were not forthcoming in the consultation carried out under the previous Government regarding the rationale for the commission. I assure the hon. Gentleman that in the very near future we will go out to consult and to find more evidence, so that we can take the action that is so desperately needed in this area.”
“From that question, it is difficult to understand precisely what the hon. Gentleman is getting at. If he writes to me, I will happily respond.”
“The Government have recognised openly that there is a perfect storm when it comes to house building in London. That is precisely why we are consulting on an emergency package. As the hon. Gentleman will know, the consultation closed just weeks ago and he does not have long to wait before we come forward with next steps.”
“I am sorry to disappoint my hon. Friend, but the Government have been very clear that we do not support rent controls. The provisions of our Renters’ Rights Act 2025 will ensure that landlords can increase rent only once a year and that tenants are empowered to challenge unreasonable rent increases.”
“If a local planning authority has an up-to-date local plan in place, it will be up to date and in place until it needs to be replaced. At that point, we expect the targets that flow from the new standard method to be adhered to.”
“We have provided significant support for local planning authorities to help them with capacity and capability pressures. My hon. Friend will know that through the provisions in the Planning and Infrastructure Act 2025, we are allowing local authorities to set their own fees at a local level to ensure that their costs can be covered.”
“As part of the proposals we set out in a build out working paper last year, we are looking at some of the powers in the Levelling-up and Regeneration Act 2023 that allow local planning authorities to refuse planning permissions to developers who consistently do not build out. On the issue of highways, I will happily respond to the hon. Lady if she writes to me with some more detail.”
“Local plans that are up to date provide protection from speculative development. Local authorities have to ensure that they are meeting housing delivery targets; that is an essential part of the system. Again, I will happily respond if the hon. Gentleman writes to me with further detail.”
“Not just because I have accepted a large number of meetings, I think a far better way for the hon. Gentleman to submit his views would be through the appropriate consultation on freehold estates, where he can bring that case and the issues it raises to life for us.”
“Friend the Member for Birmingham Edgbaston mentioned some of the progress made under SHIP in Birmingham. SHIP and the previous programme received a total of £6.5 million in funding, and that has rightly generated huge amounts of benefit: £8.8 million of housing benefit spend was prevented; the number of cases where support was deemed to be inadequate has dropped from 33%; and we are seeing the proportion of inspected properties that meet the decent homes standard rising from 44%. Progress has been made, but the regulatory framework that the Act introduces does need to be brought forward.”
“We need to ensure that we introduce the licensing scheme in a way that is both proportionate and effective, so that the expense of bearing down on the rogue providers and operators does not penalise high-quality providers. Local authorities will receive new burdens funding to establish their licensing schemes, and we will monitor the licensing schemes to ensure that they are having the intended effect. The Government are committed to implementing the measures in the Supported Housing (Regulatory Oversight) Act and to giving local authorities the powers they need to tackle the problems evident in supported housing in Birmingham and across England. The progress that has already been made is worth noting, and we want that to continue. We want councils like Birmingham to make use of their existing powers. I think my hon.”
“We did that last year, and I know that a response has been anticipated for some time. It will be published as soon as possible. I well understand the urgency that Members from across the House have expressed. We will publish the new national supported housing standards along with guidance, so that residents, providers and local authorities know the standard of support we expect. We will consult on licensing regulations later this year, giving stakeholders an opportunity to comment on the regulations before they are debated in Parliament. This is really important, and it goes to the point about high-quality providers that several Members made.”
“The first strategies are due to be completed by 31 March 2027, and statutory guidance to support this work was published earlier this week. The Liberal Democrat spokesman challenged me on the advisory panel. I can assure him that it has not been forgotten about. We are moving forward with its establishment. The chair will be officially appointed imminently and the panel will be officially convened. As the hon. Gentleman knows, the panel will then advise the Government on the implementation of the Act as a whole and consider what further support the supported housing sector needs going forward. We are taking that part of the Act forward. As has been mentioned a number of times, the Government have also consulted on our proposals for supporting housing licensing and new support standards.”
“I am happy to tell Members that we intend to implement the Act in stages over the coming months, and I will provide some more detail on the different elements of the Act that we intend to take forward, and the timescales. It should be said that local authorities can and should still use their existing enforcement powers to take action against poor-quality accommodation as we do so. I am pleased to say that, this week, we have allocated £39 million in new burdens funding to local authorities, including Birmingham, to start work on their local supported housing strategies. Those strategies ask local authorities to assess their current supply of supported housing, and to estimate their unmet need and future demand. They must then set out how they will meet them.”
“Let me turn to that legislation, which has rightly been the focus of much of the debate. I remember it going through the House when I was the shadow Minister. We should commend the hon. Member for Harrow East (Bob Blackman) on his private Member’s Bill, which the previous Government supported, and on all his work on the wider homelessness agenda. That legislation was a response to long-standing concerns about the quality of non-exempt supported accommodation, its oversight and the value-for-money questions we have heard about today. Despite there being many excellent supported housing providers, regulation in this area is absolutely needed. The Government are working to introduce the necessary measures to improve quality and oversight as soon as possible.”
“Member for Birmingham Perry Barr made that case in his speech. The multidisciplinary teams that have been established in the local authority, across housing enforcement, adult social care and housing benefit teams, have strengthened understanding and allowed targeted action to take place. Although the programme will end in March, the lessons learned and the actions taken by Birmingham city council should now be firmly embedded. We are ending that funding as we work towards the implementation of the Act and, thereafter, local authorities will charge fees for the administration and enforcement of licensing in particular going forward. We have not cut off all funding with a view to having no replacement; there is work alongside our intentions to roll out the legislation.”
“Increased antisocial behaviour resulting from poorly managed housing and knock-on impacts for wider services such as the NHS and the police are frequently brought to the Department’s attention. Communities in a number of areas across the country have been blighted by these problems, but we know, as I have said, that the issue is most prevalent in Birmingham. Let me be very clear: that state of affairs is intolerable. It cannot be allowed to continue, which is why the Government are taking action. Action has been taken prior to and alongside the legislation that the previous Government supported and that we have been taking forward. The supported housing improvement programme has been in place in Birmingham since 2022, and before that the supported housing oversight pilots resulted in real improvements—I think the hon.”
“It helps those who need extra support to live as independently as possible in the community, and that support can take many forms. Some individuals may need supported housing for a short time while they recover from a period of crisis; for others, supported housing is a home for life, helping them to live independently outside of institutional settings. The Government fully appreciate that there have been real issues in parts of the supported housing market. Over recent years, far too many residents have been placed in inappropriate accommodation or dangerous situations, with little to no support. As we have heard today, the impact of unsafe, poor-quality supported housing on residents, their families and communities should not be understated.”
“We are working with targeted local areas and officials are confirming allocations with those areas in the coming days and weeks. I recognise not only that Birmingham has significantly more supported exempt accommodation than anywhere else in the country—the hon. Member for Birmingham Perry Barr rightly said approximately 31,000 individuals are housed in around 11,000 units—but that it faces acute challenges in respect of unsafe and poor-quality supported housing. I think it was mentioned earlier, but the Local Government and Homelessness Minister recently met the leader of Birmingham council and Members representing a number of Birmingham constituencies to discuss the ongoing problems that Birmingham faces. It is worth my saying a few general remarks about supported housing.”
“Member for Broxbourne (Lewis Cocking)—rightly argued, huge unmet need in this area. That is why, as Members will know, at the spending review the Government announced £39 billion for a new 10-year social and affordable homes programme. We want to see new supply of supported housing in England come through that new programme in greater numbers. Although we did not set any numerical targets or ringfence budgets for that programme, it has been designed with the flexibility necessary to ensure that those types of accommodation that require higher grant rates can come through the new programme in the appropriate numbers. We are also providing wider support for the supported housing sector. We announced £159 million, through the local government finance settlement for 2026 to 2029, for support services in supported housing.”
“In general terms, let me reassure Members of two things. First, the Government take incredibly seriously the need to ensure that all individuals who benefit from supported housing live in safe and decent accommodation and get the support that they need to get back on their feet and improve their lives. As we have heard, in many cases these are very vulnerable individuals who need support if they are to get their lives back on track. Secondly, we remain firmly committed to addressing exploitation and profiteering at the hands of rogue exempt accommodation operators. Understandably, that has been the focus of the debate. As the Liberal Democrat spokesperson—the hon. Member for Woking (Mr Forster) —and others noted, there are lots of high-quality providers out there. There is also, as the shadow Minister—the hon.”
“I remember the debates about it in the previous Parliament. Members will have noticed that I am not the Minister responsible for supported housing. The Minister for Local Government and Homelessness, my hon. Friend the Member for Birkenhead (Alison McGovern), is currently in the main Chamber updating the House on changes to local government finance. I will obviously do my best to respond to the various points raised by the hon. Member for Birmingham Perry Barr and others, but I know that the Minister for Local Government and Homelessness will be happy to follow up with any Member in relation to specific issues of concern. I have no doubt that she will be more than happy to meet the hon. Gentleman and, indeed, his constituents, should that be appropriate, to discuss matters in more detail.”
“It is a pleasure, as always, to serve with you in the Chair, Ms Lewell. I congratulate the hon. Member for Birmingham Perry Barr (Ayoub Khan) on securing this important debate, and thank him for his clear and comprehensive account of the challenges of poorly managed, and in particular non-commissioned, exempt accommodation in his constituency. I also thank other hon. Members who have participated in the debate, including my hon. Friends the Members for Birmingham Hall Green and Moseley (Tahir Ali) and for Birmingham Edgbaston (Preet Kaur Gill). My hon. Friend the Member for Birmingham Edgbaston, along with my right hon. Friend the Member for Birmingham Ladywood (Shabana Mahmood) and my hon. Friend the Member for Birmingham Selly Oak (Al Carns), have championed this issue for, in some cases, many years.”
“Aside from the note of party political debate injected into our discussions by the shadow Minister in regard to the wider housing supply, I think there is cross-party consensus about what needs to happen on this particular issue, and the need for the regulatory framework to be introduced so that we can get supported housing that is good quality, appropriate for the needs of the individuals and helps them to live as independently as possible.”
“We issued guidance earlier this week in respect of some of the provisions that are in the Act, but I will ensure that the Minister for Local Government and Homelessness has heard my hon. Friend’s call for more support and guidance in that area, alongside the implementation of other elements of the Act. The Government and my hon. Friend the Minister are committed to working with all Members, local authorities and supported housing providers to make sure the measures have the intended effect.”
“Among other things, that will allow us to commence the 2024 Act’s enfranchisement provisions, making it cheaper and easier for leaseholders to extend their lease or buy their freehold. To conclude, the publication of the draft Bill today is an historic moment. It marks the beginning of the end for the feudal leasehold system that has tainted the dream of home ownership for so many. I look forward to working closely with the Select Committee as it performs its invaluable role of scrutinising carefully this draft legislation, and I encourage hon. Members across the House to engage with it and the accompanying consultation on banning new leasehold flats. I commend the statement to the House.”
“However, the Government have a clear mandate to tackle unregulated and unaffordable ground rent charges, and our approach has been designed to strike a fair balance between the interests of leaseholders, freeholders and investors, maintaining the reputation of the UK as a safe place to invest. Finally, as I have made clear to the House on previous occasions, the last Government’s Leasehold and Freehold Reform Act contains a number of specific but serious flaws that prevent certain provisions from operating as intended and that need to be rectified via primary legislation. While not included in the draft Bill, our intention is to rectify those flaws in primary legislation.”
“However, over the past two decades a practice has developed of freeholders including high and escalating ground rent clauses in leases. Such clauses are causing leaseholders considerable financial strain and some are unable to sell or remortgage their properties as a result. The draft Bill will cap ground rents at £250 a year initially, changing to a peppercorn after 40 years. This will provide immediate financial relief for leaseholders with high and harmful ground rents, while the longer-term change to a peppercorn cap will eliminate the two-tier market between new and older leases, delivering a fair and efficient modern housing market. The reforms will necessarily have effects on existing contractual arrangements and investments—something that the Government do not undertake lightly.”
“That consultation included proposals to reform the section 20 major works procedure, increase transparency over service charges, and enhance access to redress through the relevant provisions in the Act. We thank all those who responded to the consultation and will set out details of how we intend to implement the measures in question as soon as possible. However, the Government are determined to go further to alleviate the cost of living pressures facing leaseholders. In our manifesto, we promised to tackle unregulated and unaffordable ground rent charges. The draft Bill honours that commitment. As the House will know, historically, ground rents, which often entail no service being provided whatsoever, were of low or nominal value.”
“These powers, often difficult to find in deeds and poorly understood by buyers, can lead to rent charge owners taking possession of, or granting a lease over, a freehold home as a result of small sums outstanding. That is not just unfair; it creates real barriers to home ownership and property sales. We will remove these wholly disproportionate and outdated remedies for enforcing rent charges by repealing sections 121 and 122 of the Law of Property Act 1925, including estate rent charges. The Government are acutely aware that the cost of living remains a pressing concern for leaseholders across England and Wales, and that those who remain subject to unfair and unreasonable practices need urgent relief. That is why last summer we consulted jointly with the Welsh Government on strengthening leaseholder protections over charges and services.”
“The draft Bill contains provisions to abolish forfeiture and replace it with a modern, proportionate lease enforcement system that addresses breaches fairly, with appropriate safeguards and judicial oversight. Mr Speaker, you will know that before Christmas we launched two comprehensive consultations, seeking views on how best to implement new consumer protections for homeowners on freehold estates and the ways in which we might reduce the prevalence of privately managed estates over the coming years. To further enhance protections for homeowners on freehold estates, the draft Bill will also repeal enforcement powers that apply to estate rent charges on them.”
“The draft Bill will introduce a new process for conversion, one that brings conversion into line with wider enfranchisement processes and will make conversion possible if at least 50% of qualifying leaseholders agree. The previous Government’s Leasehold and Freehold Reform Act does provide leaseholders with important rights and protections, but on the Labour Benches we have always maintained that it was a distinctly unambitious piece of legislation that left untouched serious problems, including the disproportionate and draconian threat of forfeiture as a means of ensuring compliance with a lease agreement. For too long, outdated forfeiture laws have allowed landlords to threaten people with losing their home and hard-earned equity over small debts of as little as £350, or any amount if left unpaid for three years.”
“The feedback we receive will ensure that we can proceed with a smooth transition to commonhold for new developments, while at the same time protecting the supply of new homes and determining whether there is a case for any justified exemptions. The draft Bill also includes measures to make it easier for existing leaseholders to convert their buildings to commonhold. The existing law already sets out a process for conversion, but it is one that requires consent from everyone with an interest in the block. This sets an unacceptably high bar and means that commonhold is not achievable if even a single unit owner, lender or the existing freeholder objects.”
“To ensure that commonhold becomes the default tenure, as our manifesto promised, the draft Bill also includes provisions to ban the use of leasehold for new flats. Once enacted, this will ensure that, other than in exceptional circumstances, all flats are provided as commonhold. The provisions will work in tandem with the ban on the use of leasehold for new houses contained in the Leasehold and Freehold Reform Act 2024. Alongside the publication of the draft Bill today, we are publishing a “Moving to commonhold” consultation, seeking input from industry and consumers on precisely how we implement the new ban.”