Miatta Fahnbulleh
MP for Peckham · Labour (Co-op) · United Kingdom
“I am pleased to speak once again on the English Devolution and Community Empowerment Bill. I thank Members from across the House for their constructive engagement in getting the Bill to this point.”
“I hope this Bill represents the start of a journey that will fundamentally change the way that Government works and how we, in this place, serve the communities that we are here to represent; where the principle of devolution by default, underpinned by a clear framework, is locked in; where local leaders are empowered to drive economic ch…”
“However, we have heard concerns expressed in the other place and in this House that requiring a council to move to the leader and cabinet model within a year could create challenges for some councils, their members and officers—for example, where an authority has submitted a proposal for a boundary change or merger in response to the Secr…”
“We have listened carefully to the concerns raised in both Houses on the remaining issues: the ministerial power of direction in schedule 1, the prioritisation of development on brownfield land, and the models of governance in local authorities. That is why the Government have today tabled three amendments, which I will now outline.”
“To that end, and in the interests of not delaying the progress of the Bill and of showing that communities can benefit from the powers that we all wish to see enacted at the earliest opportunity, the Government are content to remove all powers in schedule 1 that would allow the Secretary of State to direct the establishment of a strategic…”
“As I have said consistently throughout the passage of the Bill, our policy and our practice are very clear. We are working with local leaders and we will continue to work with them to develop devolution proposals that command broad support across their area. That collaborative approach will always be our clear preference.”
The complete record
Every one of 602 lines we hold for Miatta Fahnbulleh, in date order, each linked to its source. Free to read, in full, without an account. Page 2 of 13.
“Local plans can include community facilities, and we are committed to looking at ways, through the local plan, that we can strengthen the policy intent that we all agree that we are trying to achieve. First, we intend to work closely with local planning authorities, once the new NPPF is finalised, to ensure that the policy is fully understood and implemented. As my hon. Friend the Member for Sunderland Central said, there is a discrepancy between planning considerations and what is actually enforced. We recognise that discrepancy and are looking at what more can be done to ensure that local planning authorities are enforcing planning conditions related to this important issue. My hon. Friend the Minister for Housing is very exercised by this issue and is grateful for all the contributions that have been made by hon. Friends.”
“I am always very happy to commit my hon. Friend the Minister for Housing to any meeting that my hon. Friends would like. We are very keen to meet in advance of the NPPF biting. May I also say a word about support for the music industry? My hon. Friends have talked with great passion about the music industry in their constituencies, and have shown that they care about it. The Government are absolutely committed to supporting the UK music industry as part of our industrial strategy. We will soon publish a music plan, drawing together all that the Government are doing to support the music industry, which is a vital part of our communities, cultural heritage and local economies. That includes a £30 million music growth package over three years from 2026, to support domestic growth, talent development and music exports.”
“We recognise that it will be important for non-rural authorities to have the opportunity to build capacity and effective partnership working before taking on the deepest powers and funding at mayoral level. For that reason, the Government are removing the power for the Secretary of State to provide directly for a mayor in an area without local consent. We believe that that strikes the right balance, but I encourage Members from across the House to judge us by our actions.”
“Thank you, Madam Deputy Speaker; I got far too excited about the music industry. Suffice it to say that the Government recognise its importance. That is why the debate about the agent of change is so important, and why we are committed to playing our part in supporting that aim. I turn to the Bill and the amendments. Let me pick up on the amendments relating to the removal of the Secretary of State’s directed powers. The Government have committed to not commencing powers to direct the establishment of non-mayoral strategic authorities for a period of two years following Royal Assent. That will provide sufficient time for areas that do not currently have devolution agreements to develop workable proposals based on sensible geographies. At the same time, we have also listened and responded to concerns expressed in the other place.”
“That matters, because devolution works well when we have strong institutions, predicated on partnership between local authorities that understand their place and are willing to act collectively for it. We will not use the approach of imposing on places; rather, we will ensure that there is local consent. That is why the amendment works.”
“I could not agree more with my hon. Friend. That is exactly what happened under the approach adopted by the Conservative party in government. It created random boundaries and involved ad hoc devolution that did not treat our local leaders as equal partners who know their communities and can drive change. That is not our approach. I ask Members to consider the approach that we are taking by setting up strategic authorities. We have gone to places and asked, “What is the local partnership that works for your place? Which geography means that you can drive the outcomes that your community wants?” We are not dictating from Whitehall; we are leaving this to local areas.”
“The role that we will play is to work with our local authorities. Ultimately, the common thread is that we are working in service of and on behalf of communities, and it is for both national Government and local leaders to make decisions on the geography that makes sense for local economies and that works for their community. We will always advocate for the community in those conversations to ensure that we get the right partnership that can deliver for places.”
“It is beholden on all of us to make sure that this Bill does get Royal Assent, because this is the first step towards fundamentally changing the settlement between this place—between Government—and our communities, who do not feel that they have power and agency, and who do not feel that change is being driven in the way that they want. We have to rebalance that. This is the first step, and I implore Members across the House to support the Government’s position. Question put and agreed to. Resolved, That this House does not insist on its disagreement to Lords Amendment 2 but proposes Amendment (a) to the Lords Amendment. After Clause 37 Brownfield land priority Motion made, and Question put, That this House disagrees with the Lords in their Amendments 89B and 89C .—(Miatta Fahnbulleh.)”
“I implore Members across the House, particularly given that 80% of local authorities are already deploying the model that we are talking about, that we are keen to make progress and allow our local authorities to move forward. In conclusion—[Hon. Members: “Hear, hear.”] No one is more pleased about that than me. In conclusion, I thank Members for their contributions and the constructive way in which they have engaged with the Bill. I hope that they see that we are a Government who are absolutely committed to pushing power into our places and our communities.”
“But we are very clear that we are having to fix the mess of the last Government, which did absolutely nothing for local government and allowed a decade in which local government was denuded—I come back to that. Our job now is to ensure that we build strong local authority institutions, because we are localists: we believe in devolution, but we need strong institutions to do that. That means both having structures that work for the communities they represent and in which, critically, decisions can be made to improve the lot of their place. We believe that the cabinet and leader model works. We think that we have found the right balance.”
“We have set out the framework for a devolution deal, we have set out the progress that we are making to recognise minority status, and we are committed to moving further in the days and weeks to come. The Government’s approach to local authority governance arrangements has been pragmatic. We are ultimately trying to reach solutions that we believe will bite and work in places. I remind Members across the House that 80% of local authorities are already deploying the cabinet and leader model, and it is an effective model that allows strong decision making for communities. In areas that already have a democratic mandate for an alternative—whether committee or mayor—we have created the space for those structures to continue.”
“I was just coming to the hon. Member’s earlier contributions. We absolutely want to move at the pace at which our most ambitious and fastest-moving places want to move. We recognise the unique circumstances in Cornwall. I have spent a lot of time with hon. Friends from across Cornwall, who have been very passionate, effective and robust advocates for their place. I had the pleasure of visiting Cornwall and seeing some of the issues, as well as the huge amount of work and innovation. We have invested £28.6 million in the current industrial growth fund—creating 300 jobs and an additional 1,000 jobs in the supply chain—because we understand and recognise the economic potential of the area. We are committed to working with the council and with Cornwall MPs to take that further.”
“This Government were elected with a clear mandate to deliver change, but to deliver change that people can see and feel, we must empower our communities. We are therefore determined to build a different type of state where local leaders and communities with skin in the game are given power and control to shape the things that matter in their place and in their lives. Our English Devolution and Community Empowerment Bill is a critical, bold step in delivering that. It will drive the biggest transfer of power out of Whitehall to our regions and our communities in a generation. It sets a floor for devolution, and we intend to build on the foundation set out in the Bill to give communities the power and control they are demanding to drive the change they want to see in their place.”
“On Report, the Government introduced amendments to the Licensing Act 2003 and created a new strategic licensing role for the Mayor of London. That included an amendment to create a new duty on the Mayor of London to determine and publish a new strategic licensing policy.”
“The next group of important changes that the Government made in the other place concerns local accountability and scrutiny. The Government committed to exploring a local Public Accounts Committee model in the English devolution White Paper. We recognised that greater powers of local scrutiny are needed to reflect the increased scale of responsibility that will be devolved to mayoral strategic authorities through the Bill. To that end, Lords amendments 7, 137 and 138 introduce local scrutiny committees, which replace overview and scrutiny committees in mayoral combined and combined county authorities. Local scrutiny committees will provide an enhanced scrutiny regime with stronger oversight, a broader remit to reflect the scale of mayoral responsibilities and greater teeth to hold mayors to account.”
“Following the insightful contribution of peers, Lords amendment 1 adds culture as a distinct area of competence within clause 2 of the Bill. By doing so, the Government are sending a clear signal on the role that strategic authorities can and should continue to play in supporting cultural initiatives, as well as recognising the important role that culture in its many forms plays in enriching quality of life and supporting local economic growth. We are also improving the operational flexibility of the commissioner model introduced by the Bill. Lords amendments 3 and 5 increase the potential number of commissioners to 10, and Lords amendments 125, 127, 129, 131, 133 and 135 allow more than one commissioner to operate in a single area of competence.”
“The question of unitarisation is being dealt with. Applications have been made and the Government are going through the process and looking at the objective criteria. No doubt the hon. Member has had many conversations with the Minister for Housing and Planning on these matters. I will, however, try to focus the hon. Member’s mind and attention on the key premise of this Bill, which is community empowerment and devolution, and on the Lords amendments we are discussing. Before speaking to the Lords amendments, I thank my noble Friend Baroness Taylor for so ably guiding the Bill through the other place. I put on record my appreciation to all peers who contributed to its scrutiny. I will begin with the Government amendments that were made in the other place.”
“I thank my hon. Friend for asking an important question, and for his ongoing engagement in this area. Let me take his question in the context of what we are trying to do through the Bill. The Government are really clear, and Baroness Taylor made it very clear in the other place, that we recognise that licensing authorities are often best placed to make licensing decisions, based on their local knowledge. In that context, the evidence provided by licensing authorities will have a significant role in both the design of the policy and the determination of potential strategic importance.”
“On pavement parking, which affects communities across the country and disproportionately harms people with mobility or sight impairment, as well as those with prams or pushchairs, who rely on safe, accessible pavements to move around independently, this Government are committed to creating safer, more inclusive streets. Lords amendments 41 and 158 will enable the Secretary of State to make regulations under which English local transport authorities are able to prohibit the parking of motor vehicles on pavements in their area. The regulations will include details on how local transport authorities will exercise the power to prohibit pavement parking, on which vehicles would be excluded and on permissive exemptions.”
“Finally and crucially, where cumulative impact zones have been designated by boroughs, this will remain the case, and the mayor must have regard to the cumulative impact assessment. We hope that we have designed this policy in a way that provides a balance between growth, residential amenities and safeguarding the protection of local communities. As we design the detail of potential strategic importance, we are committed to working with Members from across the House, as well as our licensing authorities, to ensure that we get this right.”
“The licensing objectives that seek to protect and safeguard local communities will apply, and the mayor will be required to have regard to them when exercising the powers conferred through the amendment. The Government are incredibly clear that there must be the right balance between encouraging the growth of hospitality and the night-time economy, which we want to do, and protecting the needs of local communities and their places. The safeguarding and reassurance that are required are locked into the way that we have designed this policy. As I have said, local licensing authorities will continue to be the default decision makers, so the mayor must have regard to the evidence that they provide to determine the decisions that they make.”
“I will come back to that point, because it relates to an amendment that I would like to speak to, but I want to fully address the point that has been made about call-in powers with regard to licensing. My hon. Friends the Members for Chelsea and Fulham (Ben Coleman), for Cities of London and Westminster (Rachel Blake), for Hackney South and Shoreditch (Dame Meg Hillier), for Vauxhall and Camberwell Green (Florence Eshalomi), and for Dulwich and West Norwood (Helen Hayes) have provided clear, insightful feedback and constructive engagement, and they have done a fantastic job of representing the concerns of their constituents. Let me reassure them on all the key points that they have raised. It is important to put on the record that the amendment will be embedded in the Licensing Act 2003.”
“We have a policy that wherever there are new powers—whether they are conferred to local authorities or combined authorities—the new burdens principle is in place. In designing this policy, we will work really closely with local authorities to ensure that we are doing enforcement in a way that bites for our communities in the way that they want to see.”
“We will be learning insights from Edinburgh and the other places that have applied the provision, and we will be providing further details and guidance on how it could work. In doing that, we will try to strike a balance between setting out an overall framework that enables places to put this in place and allowing places to use their discretion and local knowledge to make sure it works in their interests.”
“Crucially, the amendment does not—it does not—weaken protections for public recreational land. It introduces a rigorous evidenced-based process overseen by the Secretary of State, with strict qualifying conditions and robust publicity requirements. It has a broad public interest test at its heart, which includes environmental and heritage considerations. By providing a clear route to fix the gap in the law, the amendment ensures decisions about land previously held for public enjoyment are taken in the interests of the public. For those reasons, the Government support the amendment.”
“Lords amendment 42, moved by Lord Banner, fixes a current gap in the law where land held on statutory trusts was previously appropriated or disposed of without complying with the statutory advertisement requirements under the Local Government Act 1972. The law currently provides no legal mechanism to resolve this situation, resulting in difficult and protracted legal wranglings. While this will apply in only a very small number of cases, the Government do not believe that historic procedural errors should be left unresolved, especially when that risk is preventing the delivery of environmental improvements, or improvements to community facilities. The amendment creates a mechanism for the Secretary of State to intervene in these rare cases to determine whether the land should remain in a statutory trust or be disposed of.”
“Furthermore, we are already considering changes to strengthen this duty, because we recognise the arguments that my hon. Friend has made. As the House will be aware, we recently consulted on a new national planning policy framework that would strengthen this policy and ensure that the principle is effectively applied to protect businesses while building the houses the country desperately needs. Today, I can commit to publishing updated planning policy guidance on the agent of change principle, following the publication of the final national planning policy framework. This guidance will ensure consistent application of the principle and a fair approach across local planning authorities. I hope that will be enough to satisfy my hon. Friend, and I urge the House to disagree with Lords amendment 41.”
“As my hon. Friend says, Lord amendment 41, with Lords amendment 95, would place the agent of change principle on a statutory footing in the planning and licensing and statutory nuisance regimes. While I and the Government respect the concerns raised in the other place and those he has raised about how in some cases new homes are adversely affecting existing businesses and cultural venues in their vicinity, we are not persuaded that the amendment is necessary, given the changes to the planning system already in progress. The agent of change principle is already firmly embedded in national planning policy, and both the licensing and the statutory nuisance frameworks give local decision makers the flexibility to factor it in, where relevant to the circumstances of particular cases.”
“I disagree with the hon. Gentleman, because the issue is still the responsibility of the local authority. The amendment is trying to get to those specific cases where the local authority has not applied the proper process to dispose of land and then we are in limbo; it creates a mechanism by which to resolve that. There is a process in place for local authorities to choose to dispose of land, or maintain it in statutory trusts. That is not affected by this amendment. This is trying to get to those situations where it has not been discharged properly. There is currently a gap in the legislation, which we hope this amendment responds to.”
“For most decisions, the default will become a simple majority, but that does not apply for mayoral budgets, which will continue to require a two-thirds majority to amend. Given that mayors and combined authorities may have their budgets amended only by a two-thirds majority, the Government believe that these amendments would bring scrutiny of London’s mayoral budget out of line with other strategic authorities. We therefore do not support the amendments and urge the House to reject them.”
“Lords amendment 4 seeks to ensure that appointments of commissioners by mayors are made through a fair and open selection process. On this, we agree. That is why the Government have published statutory guidance that sets out the selection, appointment and remuneration process. We hope that doing so satisfies the points raised in the other House. Lords amendments 13 and 87 seek to reduce the threshold needed for the London Assembly to amend the Mayor of London’s final draft budget from a two-thirds majority to a simple majority, which was the point the hon. Member for Bromley and Biggin Hill (Peter Fortune) was making. It is the Government’s intention to simplify and ensure consistency in voting arrangements across all our strategic authorities, including the Greater London Authority.”
“The areas of competence have been deliberately framed in broad terms, allowing a wide range of activities to fall within scope, including matters relating to rural affairs. From transport through to local infrastructure and housing, the existing areas of competence already allow for strategic authorities to address rural needs where relevant. Crucially, this is now being borne out; York and North Yorkshire combined authority, for instance, is already piloting affordable rural housing. There is no disagreement on policy; the Government recognise the role that strategic authorities can play in supporting our rural communities. Given that, I am happy to commit to bringing forward non-statutory guidance to support strategic authorities in delivering for rural communities using the powers and functions that they have been given.”
“We welcome the scrutiny and challenge provided, and are willing to make sensible concessions in some areas, but most of the amendments in question serve to undermine the core principles of the Bill. For that reason, we cannot accept them. Let me be clear about precisely why, starting with Lords amendment 2. Lords amendment 2 seeks to include rural affairs as a stand-alone area of competence for strategic authorities. Peers in the other place highlighted the distinct challenges facing our rural communities, from public transport through to employment opportunities and affordable housing. The Government recognise those challenges and agree with many of the points made in the other place. However, we cannot accept the amendment because we consider it unnecessary.”
“Whether it is in the planning system or in other systems, in instances where we have a contentious situation and disagreement because a local authority has not discharged its responsibilities in disposing of statutory trusts, at the moment we are in limbo. The amendment creates a mechanism by which that can be resolved. We are very clear that strict criteria and safeguards are put in place. Ultimately, the Secretary of State will opine and come to a decision based on what is in the public interest. The ability of the community to make representations is very clear and very firmly built into the way we are designing the policy. Madam Deputy Speaker, I will try to make progress. I move on to amendments made by peers in the other place.”
“I will make progress, if I may. Lords amendments 26 and 89 seek to specify that mayors, combined authorities and combined county authorities may designate greenfield land for development only when they are satisfied that no suitable brownfield land exists. The Government are strongly committed to a brownfield-first approach, and we have been clear that brownfield land should be the first port of call. To further support this ambition, the national planning policy framework was revised in December 2024 to set out that proposals for brownfield development should normally be approved.”
“These amendments seek to impose this sort of requirement in legislation rather than in policy, which is what we do across all aspects of the planning system; this would be unduly rigid, likely to delay land coming forward for development and support unsustainable development in some cases.”
“I will make a little more progress first. We also expanded the definition of previously developed land in the framework to include large areas of hardstanding, better reflecting land that is already developed. We are looking to go further still in our support for brownfield development as part of our most recent consultation on changes to the national planning policy framework, which closed in March. The Government strongly promote this policy, so there is no disagreement on policy here. However, brownfield sites vary greatly and need to be both available and in the right place to support sustainable development and meet the needs of the community.”
“The Government continue to hold a strong preference for executive models of governance, and in particular the leader and cabinet model, which is already operated successfully by 80% of councils.”
“I am not going to resile from the fact that we want to build more homes, Madam Deputy Speaker. We have a housing crisis, and we absolutely need to build more homes across the country. However, we are agreed on the principle of brownfield first. Our argument is simply that that should be done through policy, as we do across all aspects of the planning system from local authorities—it is far too rigid to be put on the face of the Bill. We have strengthened the national policy framework to deliver that policy intent, which we hope will reassure and satisfy Members of both this House and the other place. Briefly, Lords amendments 36, 155 and 90 seek to remove provisions from the Bill relating to local authority governance and executives.”
“Lords amendments 37 and 91 require the Secretary of State to develop and implement a strategy for parish governance in England. Let me put on record that we absolutely see the important role that parish and town councils play, and we are clear that they will have a role within the neighbourhood governance system that we will roll out through clause 60. We do not think that the amendments are necessary. We are committed to ensuring that, through an amendment in lieu, neighbourhood governance structures can include town and parish councils. We are also pleased to commit to updating the existing community governance review guidance to reflect examples of good practice for local authorities.”
“I will make progress. For that reason, we cannot accept the amendment from the other place. The Government’s provisions are intended to bring greater clarity and consistency to local authority governance across England. We have heard and responded to the genuine concerns of Members in this Chamber and noble Lords in the other place about certain aspects of this policy. Members will recall that on Report in the Commons the Government brought forward their own amendment to allow councils that have recently adopted the committee system following a council resolution or referendum to continue with those arrangements until the end of the moratorium period. We believe that this strikes the right balance, so we do not think that the amendments are necessary.”
“I will have to make progress in case I incur the wrath of Madam Deputy Speaker. Finally, Lords amendments 85, 86, 97 to 116, 120 and 121 and 123 collectively seek to remove the Secretary of State’s power to direct the establishment or expansion of a combined authority or combined county authority or to provide for a mayor in certain circumstances. The Government have been clear that devolution has the potential to drive growth. We have also been clear that we will always seek to make sure that partnerships are locally driven. I hope that the new combined authorities we established in recent weeks and our invitation to all areas to form foundational strategic authorities serve as evidence that we are taking a local-first and locally driven approach.”
“I will make progress. I am happy to give the House a commitment that the Government will not commence these ministerial powers of direction for two years following Royal Assent, nor will we use the powers to provide for a mayor without local consent for a period of four years following Royal Assent. I hope that that will reassure Members. To conclude, there are many amendments for us to work through together in this debate. I hope that the House has seen that we are willing to engage with amendments that we think enhance the Bill, but we cannot and will not accept amendments that undermine the core principles of the Bill, which is, fundamentally, to make sure that we give local authorities, leaders and communities the powers that they deserve. I therefore urge the House to support the Government’s position.”
“Member for Braintree (Sir James Cleverly) has accused the Government of this being a centralising Bill. Candidly, that is just not true. The Conservatives, who had an ad hoc and all-over-the-place approach to devolution over the last decade and a half, had the opportunity to fundamentally reset the relationship between national Government and local government, and they chose not to do so. We are acting where they did not act. We are doing the biggest transfer of power that we have seen in a generation—”
“With the leave of the House, I will close what has been a considered and insightful debate. Many hard-working communities in this country have been neglected for far too long. They have seen good jobs disappear, their high streets decline, and the dream of a decent, affordable home fade. This Bill will do the job of empowering forgotten communities and restore local pride by making devolution the default setting. It will give our strategic authority mayors new powers over transport, planning, housing and regeneration, and help rebuild local government so that it can once again deliver strong local services that we all rely on. I thank all right hon. and hon. Members for their important contributions, and I will respond to some of them in the time left. Again and again, the right hon.”
“We have already made the concession that, where alternatives such as the committee model or the mayoral model exist in particular places, they can see out their terms. However, we think it is right to move in the long term to a model that will serve local people. The hon. Member for Guildford also talked about devolution being imposed. On the approach we have taken to strategic authorities—I ask the House to judge us by the way we are acting, not just by the words I say—we are incredibly clear that it is ultimately for local partnerships to come together, and Government will enable and pass devolution down to them. We are not imposing, and we are committed to not imposing.”
“] The shadow Secretary of State says we are centralising, but we say we should leave it to mayors and local authorities to deal with diversity in their particular circumstances, so that they are not caught in legal wrangling, but can make such choices. The policy is very clear: it is about putting brownfield first. Critically, unlike the last Government, we are investing to enable our councils and our mayors to remediate and regenerate such land, so that the policy can bite in the way it is supposed to. On the question of the cabinet and leader model, I go back to the fact that we are doing this because we fundamentally care about creating strong local authorities that can deliver for their people. Some 80% of local authorities already have this model, and it is effective.”
“The guidance that sits alongside that, which points to good practice and the work that mayors have done, will be far more powerful in ensuring that this policy bites in the communities where we want it to bite. Several Members spoke about the brownfield-first approach, and we agree with that policy. That is very clear in the national planning policy framework, which we have strengthened to ensure that it is the case. [ Interruption. ] No, I am not just saying it, because that is the policy, and the policy determines what happens in the planning framework. However, we are clear that is there is variability— [ Interruption.”
“We are committed to doing a review, and we are very clear that the powers that have been introduced with regard to statutory trusts will not be used until we have concluded that review. [ Official Report , 27 April 2026; Vol. 784, c. 6WC.] (Correction) The hon. Member for Guildford (Zöe Franklin) spoke to Lords amendment 2. Again, there is no agreement on policy. We are very clear that mayors have a responsibility to ensure that their rural communities are looked after and protected, and the reality of what we are seeing in places like North Yorkshire is that that is exactly what our mayors are doing. We do not believe that we need to put that on the face of the Bill, because it sits within each of the competencies that mayors will have to take on board.”
“No, to our mayors, our local leaders and our communities. Not acknowledging that is quite simply churlish. The right hon. Gentleman raised the key issue of scrutiny of commissioners and all the key decision makers at strategic authority level. We recognise and agree with that, which is why we have included amendments to introduce stronger local scrutiny committees with greater teeth, so that with greater responsibility comes an accountability framework to make sure that we hold decision makers to account on behalf of local people. On the question of reviewing the protection of public spaces, I am the Minister responsible for green and public spaces, and I am absolutely committed to making sure that such assets are available to all our communities.”