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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“In all candour, I am not entirely sure that I follow the hon. Gentleman’s point. However, he will know from the recent consultation on a revised national planning policy framework that we propose to strengthen national policy in respect of rural exception sites. I know, given his keen interest in the subject, that he will have responded to the consultation. We are currently analysing the feedback with a view to determining final policy in due course. There are no quick fixes to any of this, and we are committed to the long-term decisions needed to ensure that young people can access secure, decent and affordable homes, and with them, the opportunity to build stable lives and strong communities. I thank hon. Members for their contributions this afternoon.”
“Alongside our commitment to delivering the biggest increase in social and affordable house building in a generation, the Government are determined to drive a transformational and lasting change in the safety and quality of social housing. To that end, we have begun the implementation of Awaab’s law, introduced a new, modernised decent homes standard, updated minimum energy efficiency standards and directed the Regulator of Social Housing to set new standards relating to the competence and conduct of social housing staff.”
“I am very sorry to learn of the experience of my hon. Friend’s constituent. All housing association homes must be free from dangerous damp and mould. I note that her case arose before we brought the first phase of Awaab’s law into force on 27 October last year; now that we have done so, all social landlords are required to repair emergency hazards within 24 hours and to deal with dangerous damp and mould within fixed timescales.”
“Social landlords are held to regulatory standards that are overseen by the regulator. I am sorry to hear about the experience of John and Barbara and others. If the hon. Lady would like to write to me with details about the case, I will happily look into it.”
“Registered providers of social housing, whoever they are, must address non-decency wherever it exists and must do so in a timely and professional manner. Where there are concerns that an RP is not delivering against the required regulatory standards, as I just mentioned, referrals can be made to the regulator, and the regulator has robust enforcement powers that allow it to take effective action when serious failings are identified.”
“We are taking a number of steps to assist local authorities whose HRAs are under pressure, including the rent convergence introduction, which I know the hon. Gentleman is aware of, and all the other regulatory certainty and stability that allows local authorities, as well as housing associations, to plan for the future and invest in their existing stock, as well as building new social and affordable homes.”
“On 19 March, we published a full impact assessment for the draft Commonhold and Leasehold Reform Bill. The hon. Gentleman will be aware that we are also consulting on precisely how to introduce a ban on the use of leasehold for new flats, including in respect of issues such as scope, transitional arrangements and exemptions.”
“I thank the hon. Gentleman for his well-judged question. Let me reassure him that the Government understand the distinct operational and financial models that underpin specialist retirement housing, and that we recognise the important role that integrated retirement community operators play in providing high-quality housing for older people. As he is hopefully aware, the way in which the retirement housing sector functions in a world in which commonhold is the default tenure, and whether some kind of exemption is required, are among the many questions we are seeking feedback on in our consultation on moving to commonhold and banning leasehold for new flats. I encourage him and any operators in his constituency to engage with that consultation.”
“I absolutely agree with my hon. Friend. High and rising service charges are putting unprecedented financial pressure on leaseholders. They are also causing more and more issues with mortgages and remortgaging processes. On her point about managing agents: yes, managing agents absolutely should meet with residents who have concerns, either collectively or individually.”
“The Government appreciate fully the long-standing concern among park home residents about the requirement to pay site owners a commission upon the sale of a park home. On 5 March, we published a call for evidence in relation to the said commission payments so that we will have the information necessary to act and provide the clarity and certainty that park home residents and site owners have rightly been demanding.”
“I fully understand the hon. Gentleman’s desire to secure change in relation to this matter, and I can assure him that I share his eagerness to proceed quickly. Unfortunately, the research undertaken by the previous Government was not conclusive as to either the purpose of the commission or the impact of its removal or reduction. The final report recommended further work to clarify the rationale of the commission so that the Government can make informed policy choices, hence the call for evidence, which I hope he and park home owners in his constituency are engaging with.”
“I again emphasise that I appreciate the frustration among park home owners. Unfortunately, we do not have the evidential basis that we need to act. We will need to make a decision on the basis of evidence gathered through the call for evidence that is taking place, and then take into account the impact on park homes of all sizes to ensure fairness and transparency, but I reassure my hon. Friend that we will act once we have the information and evidence that we seek.”
“Responsibility for developing a registration scheme for short-term lets in England lies with the Department for Culture, Media and Sport, which is building a simple and easy-to-use registration scheme for short-term lets, informed by ongoing stakeholder feedback and consultation. The scheme entered user testing in October, ahead of its planned launch this year.”
“I understand the acute pressures that my hon. Friend faces in her constituency as a result of an excessive concentration of short-term lets. She and I met only recently to discuss that matter, but I will happily continue to engage on it with any hon. Member from across the House. As she knows, the Government appreciate that the excessive concentration of short-term lets can impact on the availability and affordability of homes, both to rent and to buy, and we continue to consider what additional powers we might give local authorities to enable them to respond to the pressures created by such concentrations.”
“I assure the right hon. Gentleman that the Department for Culture, Media and Sport is working closely with digital delivery experts to ensure that the registration service is robust, secure and simple to use, minimising the impact on businesses for precisely the reasons he gave.”
“As I have said, we know that excessive concentrations of short-term lets affect urban and rural constituencies, and that coastal communities in particular are feeling the acute pressures that result from them. I am more than happy to engage with my counterpart in DCMS, as I do already, and to raise the specific points made by my hon. Friend.”
“The hon. Gentleman is well aware of what we have already done on furnished lettings exemption. We look at taxation in this regard and keep it under constant review. We have had a long discussion on this issue over many years, but I am more than happy to continue the conversation with him.”
“The Government are committed to preserving green belts, which have served England’s towns and cities well over many decades. We have not changed the five purposes of the green belt set out in paragraph 143 of the national planning policy framework. That framework still contains strong protections for the green belt, making it clear that inappropriate development should not be approved unless justified by very special circumstances.”
“As the right hon. Lady well understands—we have had this exchange many times—it is for individual local planning authorities to determine whether green-belt land should be released and the exceptional circumstances test has been met. All the clever questions that she comes up with—I admire her ingenuity in doing so—disguise her true position, which is that she does not want any houses built on any green-belt land in any part of her constituency or anywhere near it, even if that means preventing families from buying or even longer waits for people on housing waiting registers.”
“I am confident, Mr Speaker. Perhaps the hon. Gentleman could confirm to me whether it is now the policy of His Majesty’s Opposition that if all reasonable options for meeting identified housing need have been exhausted, including grey-belt land, no green-belt land can ever be released, even in those very special circumstances. If that is their position, the Opposition are consciously and deliberately consigning people in this country to longer misery as a result of the acute housing crisis that got worse on their watch and is still causing misery, which we are undoing.”
“It is anything but a dishonest concoction. As I have said, grey-belt land is determined by local planning authorities where it does not meet the purposes of the green belt, as set out. I come back to the question of what the hon. Gentleman is saying: is he saying that our strategic and targeted approach to the green belt should be replaced by the chaotic and haphazard approach that the previous Government took, under which we saw swathes of green-belt land released across the country, often in the wrong areas? The grey belt is ensuring that the right kind of low-quality green-belt land is released where all other options have been exhausted and where need for housing needs to be met through that avenue.”
“The Government recognise that a far smaller proportion of social rented homes are let as furnished or partly furnished, compared with the private rented sector. In our response to last year’s consultation on a new decent homes standard, we made clear that we are exploring what more can be done to support the tenants who are most in need to access floor coverings and other essential furniture. Tenants currently living without essential furniture can, of course, look to local authorities for support through the crisis and resilience fund.”
“I thank my hon. Friend for his question and commend Karbon Homes for its commitment to furnished tenancies. While such tenancies are not mandatory, we know that many social landlords want to know more about the opportunities that furnished tenancy schemes can provide, as well as the funding and budgeting implications and operational requirements. We intend to publish comprehensive best practice guidance alongside our updated decent homes standard, and will engage with providers and other stakeholders in its development.”
“I do recognise the importance of ensuring that tenants can access essential furniture where required. Furnished tenancies are not mandatory. In making the decision on the decent homes standard, we had to balance the costs involved with the need to ensure that the requirements cover all providers. We are—not least through the best practice guidance that, as I have just made clear, we intend to bring forward—seeking to encourage the really good practice out there, so that more social landlords can take advantage of the opportunities that furnished tenancy schemes provide.”
“The Government continue to steadily implement those reforms to the leasehold system that are already in statute and to progress the wider set of reforms necessary to end the leasehold system for good in this Parliament, not least through the provisions in our draft Commonhold and Leasehold Reform Bill, which was published on 27 January.”
“I am determined to switch on the improved leaseholder consumer rights provided for by the Leasehold and Freehold Reform Act 2024, including service charge standardisation and transparency measures, at the earliest possible opportunity so that people like Yvonne, and many hundreds of thousands more across the country who are dealing with exorbitant service charge increases, including in my constituency, will get the protection they need. When it comes to managing agents, we are committed to strengthening regulation, as my hon. Friend knows, but I will happily write to provide him with the full position and details of what measures we are considering.”
“As the hon. Gentleman knows, we engage regularly with our Northern Ireland counterparts. On leasehold reform, which covers just England and Wales, I am more than happy to provide him with the insights of the proposals that we have been working up and what more we are considering to take forward in future months and years.”
“The Government do not support the introduction of rent controls, which we believe could make life more difficult for renters. There is sufficient international evidence from countries such as Sweden and Germany, and from individual cities such as San Francisco, as well as the recent Scottish experience, to attest to the potential detrimental impacts of rent controls on tenants.”
“I can assure my hon. Friend that I have looked at a wealth of evidence, particularly international evidence, of what the impact of first and second-generation rent controls are, as well as more subtle forms of rent control, which can have differential impacts on different groups. Such controls typically benefit settled and better-off tenants more than those looking for a home or needing to move. While I appreciate that a broad spectrum of regulation falls under the title, there is enough international evidence, in the Government’s view, to attest to the potential detrimental impacts of rent controls, and our position remains that we will not introduce them.”
“Our recent consultation on a revised national planning policy framework included proposals to strengthen support for rural exception sites, and to make it easier for authorities to require affordable housing on smaller sites in rural areas. My hon. Friend will also be aware that designated rural areas are already exempt from the right to buy, but I would be more than happy to meet her and her fellow members of the research group to discuss protecting existing stock, and other matters covered in the recent report that she referenced.”
“The hon. Lady will appreciate that Ministers cannot comment on individual planning applications or local plans, but I am more than happy to meet her and discuss the general issues arising from the case she mentions.”
“I find it quite galling that we have the shadow Secretary of State saying that we have lowered London’s housing targets too far and the hon. Gentleman saying that they are too high. They are just in the right place, from my point of view.”
“My hon. Friend will not have to wait long at all for details of the new burdens funding that is coming through for local authorities. On the implementation of the Act more widely, as she knows, the database, the ombudsman and other things will come through in further waves after the wave that commences on 1 May.”
“Local planning authorities have a range of planning enforcement powers to tackle unauthorised development, with strong penalties for non-compliance. In our recent consultation on a revised national planning policy framework, we included proposals to strengthen national policy in respect of unauthorised development. I am more than happy to meet the hon. Lady and other hon. Members about the issue.”
“The hon. Member should say that they live near highly sustainable areas for development and we want to see more homes come forward in those areas.”
“Those local tools can do the job if a local area has put the guides in place, or applied a specific master plan to a specific development, but in the absence of those we are proposing that the national PPG would apply through proposed policy DP3 in the draft NPPF. I thank again the hon. Member for Frome and East Somerset for giving the House a chance to debate these important matters. I assure her and other hon. Members that I will reflect on the points raised in the debate in advance of setting out the Government’s final position on the NPPF and design and placemaking PPG.”
“Members will, I trust, welcome that the draft guidance that went out to consultation not only demonstrates the Government’s commitment to well-designed places but includes specific references to considering the safety of women and girls in the design of public spaces and streets. For example, paragraph 150 makes it clear that: “Security features should be designed to support the safety of women and girls.” The consultation on the draft guidance has now closed. Again, my officials and I are analysing the responses received and will publish the final version in due course. When the final PPG is published, policy DP3 in the draft NPPF proposes that the principles of that PPG should apply and inform applications in the absence of local policies, guides, codes or master plans.”
“That is really important because the purpose of PPG is to support the implementation of national planning policy. The VAWG action plan contained within the strategy published in December included, as has been referenced, a specific commitment for the Government to update national design guidance to reflect a violence against women and girls perspective, ensuring that safety considerations inform how public spaces are designed. In January 2026, we published updated design and placemaking PPG in draft. That consolidated document is intended to replace existing design guidance, including the national design guide and national model design code. Hon.”
“Members for Frome and East Somerset and for Taunton and Wellington (Gideon Amos), to ensure that the framework more explicitly recognises the importance of a focus on the needs of women and girls and their safety when considering development proposals, whether that be in a rural or urban context; calls that the framework explicitly reference the VAWG strategy; and some of the other requests that have been made today. As hon. Members are aware, the consultation on a new NPPF closed on 10 March. My officials and I are considering all the feedback received, including in relation to this issue, and I will treat the arguments made today as an informal extension of that process. We will publish an updated NPPF in due course. As hon. Members are hopefully aware, the NPPF is supported by a range of planning practice guidance.”
“There is also a specific policy in the draft framework on maintaining public safety and security, which sets out: “Development proposals should anticipate and address possible malicious threats and other hazards…in relation to…Occupiers and users, by identifying potential safety risks and proportionate mitigation opportunities which can be addressed through the design of the scheme. This applies especially in relation to…addressing crime, or the fear of crime”. I have noted the calls from a range of individuals and organisations, including the hon.”
“Our proposed policy on the key principles for well-designed places sets out that, in relation to public spaces, development proposals should: “Include spaces that are safe, secure, inclusive, accessible for all ages and abilities and which facilitate and encourage social interaction, play and healthy lifestyles”. Our proposed policy on street design, access and parking sets out that development proposals should: “Make sure that the arrangement of streets and other routes help to create places that are safe, inclusive and attractive for all users”.”
“In chapter 12 of the framework, concerning well-designed places, the existing NPPF sets out that the planning system should “create places that are safe, inclusive and accessible and which promote health and well-being, with a high standard of amenity for existing and future users…and where crime and disorder, and the fear of crime, do not undermine the quality of life or community cohesion and resilience.” As hon. Members are aware, the Government recently consulted on a new NPPF. The proposals in it are intended to reinforce the message that developments should create places that are safe and inclusive, including for women and girls. I draw the attention of hon. Members to a number of specific policies in the draft framework that are relevant to design, transport and public safety.”
“On the shadow Minister’s point, I am more than happy to ask DFT colleagues to provide an answer as to when we can expect a response to the consultation that he referenced. Turning to matters for which I am responsible as the Minister for Housing and Planning, my Department is clear that women and girls must feel safe and be safe in all environments, including shared and open spaces such as streets, parks, transport hubs and public buildings. Planning and urban design are critical tools to that end for enhancing women’s safety. While the VAWG strategy should not be combined with the national planning policy framework, it is relevant to it and has informed the drafting of it.”
“Last year, it sought evidence from rural areas on support services and delivery methods that work best in rural contexts. DEFRA is working across Government to understand the findings of that evidence and to inform future work. That will address the disparities in the provision of support so that every victim, whether they are in a city or a rural village, can access the help that they need. There are examples across other Government Departments. For example, the Home Office is working with the Department for Transport to ensure that considerations of violence against women and girls are embedded into planning and transport guidance so that public places are welcoming and secure for women.”
“Members have referenced, in December we published “Freedom from violence and abuse”, which is a transformative cross-Government strategy to accomplish that mission. The strategy sets out the Government’s vision and the proposed concrete actions to prevent violence and abuse, pursue perpetrators and support victims. As the shadow Minister, the hon. Member for Orpington (Gareth Bacon), said, it recognises that we must take a whole-of-society approach to tackling violence against women and girls. It recognises that we must work across Government, public services and wider society to achieve meaningful and lasting change. An example of the cross-Government work that is taking place to build a safer society for women and girls is the ongoing work of the Department for Environment, Food and Rural Affairs on women’s safety in rural areas.”
“It is a pleasure to serve with you in the Chair, Mr Dowd. I congratulate the hon. Member for Frome and East Somerset (Anna Sabine) on securing this debate, and I thank the other hon. Members who have participated this afternoon for their contributions. On the subject of the hon. Lady’s letter, prior to this debate my office did look into what has happened. I think that, because it was addressed to both me and a Minister in the Home Office, it has been lost. However, I can assure her that she will receive a detailed response in fairly short order. I will begin by reaffirming that tackling violence against women and girls is a top priority for the Labour Government, and our mission to halve it within a decade is already under way. As hon.”
“In the 13 months since we announced plans to supercharge growth in Oxford-Cambridge corridor, significant progress has been made, including through updated proposals on East West Rail, the establishment of an Oxford growth commission and tangible steps towards realising the full potential of Greater Cambridge.”
“I thank my hon. Friend not only for his question, but for his unwavering support for ambitious, high-quality sustainable growth in his city and the surrounding areas. We are determined to unleash nationally significant growth in Greater Cambridge, to the benefit of existing and new communities and the nation as a whole. Following the consultation on a Greater Cambridge urban development corporation, which ends on 1 April, we will publish the summary responses and a formal response setting out the Government’s next steps. As ever, I will strive to ensure that my hon. Friend and other hon. Members from Cambridgeshire are fully apprised of the Government’s thinking.”
“The definition of grey belt for the purposes of both plan making and decision making is set out in the glossary of the national planning policy framework. The Government also updated green-belt planning practice guidance in February last year, to assist local planning authorities with identifying and considering proposals for potential grey-belt land, and to provide for a consistent approach across England.”
“I certainly will not rule in or rule out development on any particular site. The hon. Member knows why I cannot speak to particular planning applications, but he knows from our recent meeting on the subject that it is for local planning authorities to determine whether exceptional circumstances exist to justify the release of green belt, and it is for individual local planning authorities to undertake the necessary assessments to identify if land is grey belt, either through plan making or through specific applications that come forward.”