Danny Beales
MP for Uxbridge and South Ruislip · Labour · United Kingdom
“Several of my constituents have been failed by Capita; with the support of my team, they have been battling to get the pensions that they are owed and deserve. Frustratingly, for some the June milestone has come and gone. Just last Friday I met Barbara, whose husband passed away in January.”
“I thank my hon. Friend the Member for Vauxhall and Camberwell Green (Florence Eshalomi) and the members of her Committee for their excellent pre-legislative scrutiny work, which we have heard about today.”
“As the Chair of the Select Committee has mentioned, leaseholders overwhelmingly responded to the survey that they want to see this change, and the Property Institute, RICS and even the managing directors of FirstPort and Rendall & Rittner are all supportive of the need for more effective regulation and a regulator of managing agents.”
“I understand that the Government are willing to move on mandatory qualifications for managing agents—again, that is welcome —but I am concerned that, without an independent regulator to enforce codes of conduct and ensure we can reap the benefits of those qualifications, that will be of little benefit to many leaseholders.”
“As Members have said, there are countless examples of service failure from managing agents. I welcome the Minister’s actions to date, and the proposals in the draft Bill to cap exploitative ground rents, which will save thousands of pounds over the lifetime of leases, pushing for service charge reform and transparency, and pushing for com…”
“There are significant costs and financial waste in the current system, and the leasehold brand has been exceptionally damaged by the poor behaviour of managing agents. A regulator has the chance to restore confidence in leasehold and commonhold in the future.”
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“I wholeheartedly agree that that is an issue. As my hon. Friend points out, the short-term let sector is included in the amendment, although I do not think that the amendment will be enough to regulate the short-term let sector more generally; that is a slightly separate matter. The previous Government’s deregulation in this area, with the 90-day rule, has not worked in practice. We all know that, and it has impacted our communities. Lots of data and evidence has been gathered by councils to show the loss of thousands of homes in our country, which were used by families and are now used as professional tourism accommodation. While that is good for the tourist economy, it is bad for our local housing system.”
“My hon. Friend describes perfectly the impacts that we see. Even in outer London and Hillingdon, we see the impact of the short-term let sector. We see it near Heathrow, which is very proximate to my constituency. New clause 31 would enable differential charging. It does not mandate what the charges would be, or that one charge would apply to all sectors, so there would be the potential to charge the informal short-term let sector more per night or day than the formal stay sector.”
“I certainly agree. The costs that result from the visitor economy are not adequately met by the tax revenue for local authorities or mayoral authorities.”
“Through this measure, which has been long discussed but which we have failed to deliver or grasp time and again, we could let areas decide whether to levy such a charge and enjoy the proceeds of that revenue.”
“With 38 million visits to the UK every year, half of which are to London, there is a clear opportunity to raise a substantial pot of revenue to improve the experience of residents and visitors alike in London. It could fund and support cultural activities, such as the Christmas and other light displays that we want to see around our city, but that have become more difficult to afford. It could pay for additional security for our town centres and high streets, whether it is Oxford Street or major town centres in our boroughs. It could pay for the much better public realm investment that we often clearly need, but that has not been delivered for many years.”
“Many will not even have noticed the charge of a couple of euros a night on their bill, but this funding source makes a positive difference to those cities, so why not have one in our cities in the UK? The creation of a tourism levy in those places has had no significant impact on visitor numbers, and none of us would be put off from our trip to Paris, Barcelona or Rome because of it. A tourist levy would also be fairer to the residents of London. We all know that mass tourism brings disadvantage and pressures, as well as many benefits and advantages. A tourism levy would ensure that visitors paid their fair share for the upkeep of our city, just as British tourists do when travelling abroad.”
“I thank the hon. Gentleman, another colleague from the Health and Social Care Committee, for his offer to come to the Isle of Wight; I would be very happy to do so. I could experience the ferry issue, which I am sure he will talk about. I agree with his comments. Revenue derived from tourism often goes directly to the Treasury, rather than funding the local services needed to create and respond to the tourism economy. The tourism levy proposed in new clause 31 would be a relatively small charge on visitors to our cities, and would create a new source of revenue for local growth initiatives. A tourist levy would not be unique to London; British tourists regularly pay a tourism levy when we visit other high-profile cities across the world, including Paris, Rome and Berlin, to name just a few.”
“If the Minister feels unable to accept new clause 31, I hope that they can provide a route that allows us to consider such a measure later in the Bill’s progress, at the Budget, or through future legislation.”
“That is why I welcome Government new clause 44 and Government new schedule 2, which will allow the Mayor of London to set strategic licensing policy that local licensing authorities must take into account when making licensing decisions and setting their own policies.”
“It is a huge industry and has driven a great deal of creativity and growth throughout our history. Our hospitality, culture and nightlife sectors are critical to the capital’s success and national economic growth, with London’s hospitality industry alone generating £46 billion annually and accounting for one in 10 jobs in the city. Those jobs are right across all our constituencies, in London and the UK too. I have had offers to visit great pubs in the Isle of Wight and in other places, which I look forward to doing. However, these vital industries are under increasing pressure from rising costs and outdated systems, including our licensing system, which can be inconsistent, lack transparency and be overly weighted towards objections.”
“That is an excellent point well put. Far too often, we see these trends emerging at a local level. We see a new industry using new technology, and we will be tearing our hair out trying to respond with our limited and restricted powers. We try to come up with creative ways around the system to do that and traditionally bang on the door of Government to try to make changes to legislation—as we all know, that can take a long time—while communities struggle with the impacts. This right is an excellent provision in the Bill that will enable Government to work smarter, quicker and more collaboratively with local communities. Let me turn to the issue of licensing reform, which is also proposed in the amendments before us. London’s hospitality and cultural life is at the very heart of our economy.”
“Councils have some powers—my own council is reluctantly and eventually getting around to consulting on those proposals after many months—but we need to enable councils to go further and act faster and not have to consult as quickly, or at least to speed things up by allowing shadow licensing conditions before or while consulting.”
“HMOs are an increasing challenge in all our constituencies—certainly in my own—and they are a symptom of the broken housing market. The fact that people can make so much money from subdividing family homes and selling out rooms—they are even subdividing rooms and making thousands of pounds—is a symptom of 14 years of failure to deliver the homes we need. I welcome the Government’s measures to address the root cause of the problem, but in immediately responding to those concerns I agree with the hon. Member for Broxbourne (Lewis Cocking) that we must take more steps to regulate the HMO sector.”
“They work because they reduce the amount of time that roadworks occupy the network and encourage companies to carry works out collaboratively, minimising disruption to road users.”
“Friend the Member for Northampton South (Mike Reader), who is now not in his place, for his contributions on this in Committee. Londoners, including my constituents, often express frustration—I am sure many of us hear it—about seemingly endless roadworks, with roadworks left unfinished while teams move on to the next place down the road and dig up another road before finishing what they have started. It often feels like there is a real lack of co-ordination and a lack of incentives in the system to work together, move quickly and resolve these issues. Lane rental schemes are a proven way of reducing such inconveniences to the bare minimum. Such schemes allow a highway authority to charge utility companies per day for works on the busiest roads at the busiest times.”
“This approach will be good for business, good for the taxpayer and good for Londoners, helping to maintain London’s global reputation as a leading city for arts and culture. We also have to recognise that certain areas and sectors are often of strategic and cultural importance for our city and our nation, whether it is the music scene in certain parts of our cities, the live performance areas that have developed over many years, or areas such as Soho that are particularly important for the LGBTQ population. It is right that those areas have strategic oversight and protection, and that there are strategic policies to guide their futures. I will also speak in support of the reforms on lane rental schemes, and to thank my hon.”
“I thank my hon. Friend for her contribution. I do not want to get in the middle of a disagreement across the Chamber, but she has made her point expertly. Greater strategic oversight of the licensing system is vital, and authorities must take strategic policies into account when making decisions. These amendments will not get rid of licensing decisions and powers at local level, but they will provide a better strategic framework. They will help to unlock the full potential of London’s hospitality, nightlife, culture and events economy, helping venues to stay open longer, expand and succeed where they are well managed. That is often the case, but they are held back by restrictive or outdated policies that have not been kept up to date.”
“In my own constituency, a number of key potential growth areas have stalled in recent years, whether in Uxbridge town centre, near Hillingdon station or in West Drayton. Hundreds if not thousands of homes are stalled at various stages of development, so a more strategic approach to development, enabled at mayoral and regional level, is vital. I welcome this Bill. I hope the House will agree to the amendments I have spoken to, which will begin giving powers back to communities that will empower them to act and tackle the challenges we all face, now and in the future.”
“Lane rental schemes would make it economically essential for them to conduct out-of-hours works and reduce delays. Armed with new powers, mayors will also be able to incentivise highway authorities to bring in additional lane rental schemes targeting high-priority areas. Crucially, revenue from lane rental schemes can be reinvested to benefit local road users—for instance, by improving the condition of roads and pavements, improvements that are much needed after more than a decade of decline under the Conservatives. Lastly, as hon. Members will be pleased to hear, I support the new powers to issue mayoral development orders to boost house building. These measures are another step forward in enabling areas to get on, unblocking house building and sites, and to take a more strategic approach to fast-tracking development.”
“I agree with the hon. Member, and recognise those examples. I hear many similar comments in my own constituency. I welcome the Government’s new clause 43 and new schedule 1, which seek to devolve the power to approve lane rental schemes to mayors of strategic authorities. Locally, we have far too many examples of endless delays to works, such as the recent major road closure scheme on Cowley Road in my constituency, caused by Cadent gas works. That closure caused chaos for weeks on end—a work site left with no works taking place on evenings and weekends while a crucial part of the network was left closed, causing huge disruption. Companies must be held to account, and must be encouraged to carry out works as quickly as possible.”
“The impacts for many can be quite scarring on their future. I welcome the Government’s sense of urgency in tackling this after 14 years of failure in the housing system.”
“It is a pleasure to serve under your chairmanship, Mr Mundell. I thank the hon. Member for Old Bexley and Sidcup (Mr French) for securing this timely debate about Government support for house building in London. House building is vital for growth, jobs and many businesses in our communities, big and small. However, it is much more than that, and we have heard from other hon. Members the testimony of constituents struggling with a broken housing system. When one in 50 Londoners is now in temporary accommodation, increasing to one in 21 children, that is a national scandal and requires urgent, emergency action. I grew up in temporary accommodation—in bed and breakfasts and hotels—and know what that means. It is not just a statistic; it is not just a temporary house. It is a completely different life.”
“I would support the Department’s calling them in; referring them to the mayor or the Department; taking action to de-risk brownfield sites; and supporting developers to unlock blocked or half-delivered schemes. Londoners desperately need more genuinely affordable homes to buy or rent. I support the bold measures that the Minister and the Government have already taken. They have my full support in going further and faster.”
“I welcome the Government’s commitment to reform the Building Safety Regulator, which was touched on quickly by Opposition Members. The introduction of the Building Safety Regulator and regime, although good in spirit, has been a disaster in practice. It has overwhelmingly clogged up the system of housing delivery. We had a debate here on that a couple of weeks ago, and I welcome the Government’s acceleration of reforms in that space. To sum up, I fully support the Government going further and faster in their approach to delivering house building and unblocking the planning system. We need an interventionist approach from the Department where schemes—particularly large ones—are blocked and clogged up in the planning system.”
“When colleagues and I were building council homes, we were desperate to see such investment from the previous Government. Multi-year funding, stability and certainty on rent levels are also important steps forward. I disagree that the mayor’s having powers on planning, and intervening in the local decision-making system, is wrong and to the detriment of house building. My borough —Tory-run Hillingdon—has one of the lowest levels of approval for housing delivery in the past 10 years: almost 50%, with one in two applications rejected. No wonder we have such a housing crisis in Hillingdon, when the local authority has not only failed to deliver itself but failed to support the private rented sector to deliver, too.”
“Thousands of homes are stalled; there were only 80 housing starts in Hillingdon in 2024-25. Whether it is the St Andrew’s site in Uxbridge, a concrete shell of a building laid derelict for two years, or the Morrison’s site in Yiewsley, also left derelict for years, with the council not determining the application, there is a need for urgency and action. To move forward, investment is vital. We often talk about how expensive it is to act on housing. The truth is that we have spent a lot on housing but spent it in the wrong place. We have subsidised private landlords to the tune of many billions of pounds through housing benefit payments for years. It is right that the Government are shifting investment into the delivery of new homes. The record £39 billion investment, including £11 billion for London, is long overdue.”
“Let us be honest: the housing system in London isn’t working for anyone, whether a mortgage payer or a leaseholder. We have all heard the horror stories of increased mortgage payments since the Liz Truss mini-Budget, increased service charges and woes, first-time buyers locked out of the housing market, and private renters struggling with exponential rent increases. I see social cohesion issues increasingly come to the fore in my borough. At the core, people feel that housing is increasingly inaccessible in the communities where they have grown up. That is not because anyone else is getting a council home, because they are not; it is because of a broken housing system that has not been fixed for decades. At the same time as increasing need, the rate of build-out with planning permissions has dropped to 10%.”
“I thank my right hon. Friend for that contribution. It is true that many of my constituents tell me the story of turning up at the civic centre with a plastic bag of their belongings to be told there are no homes in Hillingdon. The best they can expect is temporary accommodation, often in communities far away, with no chance of returning. The implications are significant: missed school opportunities, not being able to get to health appointments, and not keeping a job. Thousands of families are now being affected. There is also a financial impact on the local authorities in our constituencies: £5 million a day spent on temporary accommodation. The London boroughs’ homelessness budget was overspent by £330 million last year—double the previous year.”
“I share the hon. Member’s view of the general public’s opinion on the issue, but as a cabinet member during seven years of planning and redevelopment in Camden, I rarely heard those voices in planning committees. Unfortunately, the voices that are heard are often disproportionately against development and do not represent the people on housing waiting lists. I just challenge the presentation of the public view through the planning system. Is it not true, too, that many local authorities take far too long to determine applications? In my borough—I have just had an email—it has taken six months to draft a section 106 heads of terms document, two years since the planning was approved. Is that not unacceptable?”
“I recently had the honour of visiting the RAF air cadets in Uxbridge, where I was shown at first hand the amazing experiences that the cadets offers to young people. As well as being a route into the armed forces, they learn new science, technology, engineering and maths subjects, travel the UK and get their Duke of Edinburgh award, and some also pick up a musical instrument for the first time. This is why it is vital that we expand the cadets through the 30 by 30 initiative. To enable that to take place, what consideration has been given to how we enable more people to volunteer to run cadet forces and to how they can access funding to expand their facilities?”
“I have heard stories of prolonged discussions and disagreements over the colour of the paint in internal hallways—clearly, the system has not been working. The BSR can and should play a role in restoring the public’s confidence in construction post Grenfell. It should be a vital safety backstop, but it cannot be allowed to become a roadblock to all development. If the BSR loses the trust of industry, loses us investment as housing stalls, and loses the public’s confidence as they are unable to live in new, safe and affordable homes, that would be a regressive step. I again thank my hon. Friend the Member for Milton Keynes North for securing the debate. I hope the Minister will agree that the BSR must be reformed further and faster if we are to meet our target of 1.5 million new homes.”
“I also welcome the new fast-track process being developed and a number of measures that the Government have taken. We need up-front guidance about expectations, so that everyone understands what is required and expected. I was a cabinet member for planning in a London borough for seven years, and we would have clear planning guidance documents, a pre-application process to discuss applications, and dialogue about applications—not a yes/no, binary, approve-or-reject approach. The view was that the role of planners and regulators should be to resolve issues, approve sustainable development and ultimately support growth. We now need that approach at the BSR. The BSR needs to focus on crucial safety issues and avoid mission creep.”
“It appears that an overly adversarial culture has been allowed to develop between industry and the Government over recent years. Although we must look seriously at who was to blame for the failures that led to the horrific scenes at Grenfell, as mentioned by my hon. Friend the Member for Northampton South (Mike Reader), it is important to work collaboratively to solve those issues. Markets work best when there is a genuine partnership between industry and the Government, and where builders and regulators work together to achieve shared goals. I am pleased, therefore, that the Government announced plans this summer to start moving forward on those issues with a more collaborative model of regulation, and that they have listened to and acted on industry concerns about the capacity of the BSR by hiring 100 new members of staff.”
“Those issues are having a significant impact on housing delivery, especially in urban and high-density areas, and we have seen massive falls in new housing starts in London in the first quarter of 2025. Unpredictable and unreliable regulatory processes weaken the attractiveness of investment in British housing developments, leading to delays in projects progressing and causing costs to spiral. We all know that the construction sector is under serious strain—17% of all insolvencies in May 2025 being construction companies—and that this emergency requires an emergency response. There are many reasons for the construction sector and housing delivery to be weakening, some of which—such as international issues and construction material costs—are out of the Government’s control, but this reason is not out of their control.”
“Over the summer, I wrote to the BSR to raise my concerns about its efficiency. In reply it highlighted a high volume of non-compliant applications. My response is to ask, what is it doing to ensure compliance? The BSR should work collaboratively with the sector. Major developers have cited contradictory communications from the BSR about safety standards, which have been exacerbated by a high turnover of staff and have led to unnecessary delays in projects. A large developer hoping to build 6,000 homes near my constituency in west London described the issues with the BSR as an “existential” threat to its business, and said that in one current application, the BSR team were not even appointed to work on the application until week 15 of what should be a 12-week process.”
“Approximately 70% of gateway 2 applications were rejected or invalidated, and only seven out of 40 applications at gateway 3—which is supposed to be a post-construction formality—were approved last year. Some rejections will always be necessary and may be critical to ensure the safety of developments. The Grenfell inquiry revealed systematic safety failures in the construction industry, but we have to get the balance right and the system has to be effective and fair. As my hon. Friend the Member for Milton Keynes North said, we have to look at safety holistically. Safety is one form of risk and impact, but if we are not remediating homes or building homes, we are not moving people out of damp or mould, homelessness or temporary accommodation, which has immense safety implications for our population.”
“We must do everything we can and leave no stone unturned in meeting that challenge. I am concerned that the BSR, in its current form, is now acting as a barrier to delivering new homes at the pace required, particularly taller buildings, which disproportionately affects house building in urban areas such as my west London constituency. As hon. Members have expertly set out already, the BSR requires all prospective high-rise buildings to pass through three stages of approval, and at each stage, developers are seeing significant delays and setbacks. Applications are routinely spending 25 to 40 weeks at gateway 2, and some developers I have spoken to have even seen applications take over a year, compared with a 12-week target.”
“It is an honour to serve under your chairmanship, Sir Desmond. I thank my hon. Friend the Member for Milton Keynes North (Chris Curtis) for securing this important debate. The housing crisis is one of the defining challenges of our generation. We clearly face a series of overlapping problems: a crisis of poor quality and unsafe homes, affordability and now also housing delivery. I hear about the impact of that in Uxbridge and South Ruislip every day at my surgeries and via my inbox. It is clear that this problem is chipping away at our growth potential, health and educational outcomes, and even public confidence in our political system. The Government have rightly set an ambitious target of 1.5 million new homes over the course of this Parliament to address those issues.”
“I welcome the covenant and the Minister’s response. Research from the National Council for Voluntary Organisations indicates that the charity and voluntary sector delivers £14 billion of public services annually. In my constituency, Hillingdon citizens advice bureau, Mencap and Mind provide vital advice and support, but in recent years their funding has been cut by the local authority. What steps is the Cabinet Office taking to reform public procurement and strengthen partnership working with the voluntary sector so that such organisations can play a greater role in future?”
“Will the Leader of the House join me in welcoming the announcement that, after a strong local community campaign, Hayes police station front counter will remain open? Can we make time in the House to discuss the importance of police front counters, such as the one that needs to reopen at Uxbridge, and rebuilding neighbourhood policing?”
“Can she confirm that the engagement will not just be the formal consultation on the draft statement, but that there will be meaningful early engagement for the communities affected?”
“I thank the Secretary of State for her statement. I welcome the mention of the four tests that will be part of the review, but it must be said that scepticism is running high in Hillingdon, where the effects are greatest, and the four tests need to be more transparent. I encourage her to publish clearly what those four tests are and the metrics against which they will be assessed. I ask her for a commitment that the data and information that will be assessed will be fully and transparently shared with communities as early as possible so that it can be interrogated. I echo colleagues’ comments about the need for meaningful engagement with the communities most affected.”
“This Government are making progress; I would like to see us do so as quickly as possible. I assure my Uxbridge and South Ruislip constituents that I understand the seriousness of the matter and am completely supportive of the Government’s efforts to get a grip on the asylum system and ensure that it is just, efficient and shares responsibility fairly across the country.”
“It is vital that we all seek to base things on facts, and on full and frank information, at this time when temperatures are rising and hate is being fuelled. Many of my constituents who have been here for years, and many who were born here, are increasingly facing violence, hatred and abuse in their communities. Moving forward, I hope that we will close the hotels as quickly as possible, and do so in an effective way. Comments have rightly been made about how we cannot rush forward with simple solutions to this complex problem. We cannot close all the hotels today, as doing so will simply translate into a homelessness and rough sleeping crisis in our communities, sending many thousands of men, women and children on to our streets. That would be morally, legally and practically terrible for our towns and communities.”
“It is hiding behind asylum seekers and refugees for its own financial failings, putting out communications, with public money, blaming decisions such as the removal of free garden waste collections on asylum seeker pressures, which is clearly not the case, not true and not helpful. Public financial documents by the council’s independent officers show that the council is approaching bankruptcy because of long-term funding pressures on local government, particularly owing to the last Government underfunding councils, about which my council said very little at the time—I wonder why. It is because of the pressures relating to social care, children’s services and temporary accommodation that local government faces, and financial mismanagement by that council, as well as some immigration pressures.”
“A number of voluntary and community sector organisations that provide vital support to refugees and asylum seekers have recently been targeted by protests, with violent and extreme protesters threatening abuse, violence and even arson. That is clearly unacceptable and illegal, and it must be addressed. It is also important that we provide accurate information in the public domain, and that, as public officials, we seek to lower the temperature and focus on practical solutions and on working together to solve this shared, long-term issue. Unfortunately, in my community, our council, rather than doing that, has hidden behind misinformation and used public resources to amplify fear and disinformation.”
“I hope that the Home Office will increase its joint working with the Ministry of Housing, Communities and Local Government to properly resource local communities, local councils and local services and ensure the better management of hotels. Today we have heard terrible stories of profit making and contractors failing to live up to their responsibilities, and I hear them time and again locally, from partners in the community and those in hotels. We have to hold contractors to account for the services they are paid good public money to provide. I hope that we will also improve and increase our work with the voluntary and community sector, which is stepping up and providing a significant amount of support in increasingly difficult and hostile conditions.”
“From January to March 2025, we saw the second highest number of initial decisions taken since records began in 2002, and more than double the number taken in the three months before the election. At the same time, the Government’s new immigration enforcement programme has increased removals of people who have no right to be here; the number of people put on flights out of the UK had reached 30,000 by 18 May 2025. I understand the frustration that many people in Uxbridge and South Ruislip have about the pace of change, and I share their concerns. With almost 3,000 asylum seekers in Hillingdon hotels, we are the local authority most affected by asylum hotels in the whole country, and we feel the impact acutely.”
“All of us, including those who have come to the UK and themselves call it home, want an immigration system that works fairly and effectively. We want a system that is able to promptly turn away those with no right to be here while treating genuine asylum seekers with the compassion and respect that they deserve. I know that the Government are committed to restoring order to our asylum system and ending the reliance on hotels. That will require rapid action to increase the pace of decision making and the removal of those who are found to be here without due legal cause. I am pleased that the Government have made substantial progress in reducing the historic backlog.”
“At the peak in autumn 2023, 400 hotels were in use, at a cost of almost £9 million a day. The UK has a proud history of opening its doors to those fleeing violence and persecution. Jewish communities found their home here during the second world war—in my constituency, many Polish service personnel came and joined our Royal Air Force and worked alongside it to fight the Nazi tyranny; the Polish war memorial in South Ruislip reminds us of their contribution to humanity—and, more recently, Ukrainians fleeing the Russian invasion settled in our towns, villages and cities. Many Ukrainian asylum seekers settled in my constituency. Migration is part of our national story and it has enriched the lives of so many of our constituents in so many ways. I see that regularly in my constituency.”