Ministry of Housing, Communities and Local Government

Jack Brereton Excerpts

1st reading: House of Commons
Tuesday 2nd July 2019 Commons Chamber

[Jack Brereton (Stoke-on-Trent South) (Con)]

I welcome the opportunity to contribute to this debate; we are discussing integral parts of policy for the key regeneration of towns such as Fenton and Longton in my constituency. Both towns have high streets and markets that rely on increased footfall to secure their future. That means unlocking derelict brownfield sites around our towns for more housing that residents need, attracting new businesses into empty units, and improving facilities and the sense of destination for visitors.

Retail sales have been falling and high street stores have been closing. First, from out-of-town retail parks, and now from online retailing, our town centre are increasingly feeling the squeeze. Online now makes up just under 20% of retail sales, according to the latest figures from the Office for National Statistics. That percentage will likely continue to increase, and the high street needs to adapt if we are not to lose these important centres. It must be helped to adapt by the policies of the Ministry of Housing, Communities and Local Government.

Last week The Daily Telegraph reported that one in three shops that close in the current market will not reopen as shops in the future. It is clear that our town centres can no longer be so dependent on retail to survive as they once were. It is essential that we attract new and innovative uses; we need to see more people living in our town centres and a range of different businesses moving in to fill empty spaces. It would be fantastic to see these properties, many of which make up the rich and historic fabric of our towns, brought back to life. There is a high demand for small and medium-sized business units, and there is no reason why these properties could not be converted, especially for new start-up businesses and footloose digital businesses. We must incentivise property owners to convert their premises to alternative uses, and remove the barriers and restrictions that currently exist. Our use-based planning system needs to be aware of these trends and be flexible in response, not getting too bogged down in restrictive use categories that threaten the future of our high streets. Why should we not relax class uses on all our empty town centre properties? The perfect plan cannot be the enemy of the demanded good. That also includes flexibility for temporary and pop-up ventures.

We also must see the investment that is so vital for the future of our town centres. In a property market such as that of Stoke-on-Trent, with many Victorian town centre properties in a poor state of repair, owners may find themselves investing more in converting and renovating than the property is actually worth. This is where it is essential that our bid to the future high streets fund for Longton is successful. Prior to the announcement of this fund, I lobbied Ministers in Her Majesty’s Treasury to create just such a fund, directed at our town centres. Our bid for Longton must receive some of this funding, and I urge Ministers to throw their weight behind it. Without future high streets funding, many properties in the town centre are likely to continue to remain derelict and the town centre will continue to decline.

It is also extremely important that we see stronger towns funding directed at towns such as Longton and Fenton and across my constituency. These are parts of the country and communities that have previously felt left behind but that have huge potential to blossom, with the right support. These towns must be given the chance to thrive again, and to be the beating hearts they once were. Perhaps they will no longer be the bastions of retail they once were, but there are so many other exciting possibilities. That might mean more pop-up art installations or performances, fringe festivals, or have-a-go activity weekends. For example, this weekend the iconic Gladstone Pottery Museum in my constituency will host the ninth annual Longton beer festival, which is certainly an event that I look forward to participating in.

Longton’s visitor economy used to be sufficiently robust to support three hotels in the town centre, but unfortunately that is no longer the case. So much is still unique and different about our town centres, and if that was lost it would leave our communities much worse off and damaged. That is why the Longton heritage action zone is so important, to preserve what is historically unique and to make best use for the future. Increasing the footfall in our town centres and recharging our tourism economy is a key aim of the heritage action zone that Stoke-on-Trent City Council is taking forward with Historic England. The council is refurbishing the old town hall as a local service centre, and the fantastic Victorian market hall is also receiving investment, including new public toilet facilities.

We also see private investment coming into Longton, with a number of new retailers having set up recently, and the Exchange shopping precinct has invested in the refurbishment of the main retail complex, which will help to bring much-needed increased footfall into the town centre. We must continue to build on such successes.

The old town hall in Fenton is being brought back into use, thanks to the owner, Justin Meath Baker. A whole range of new businesses are moving in, and the local centre is due to relocate there soon. In addition, planning permission has recently been granted for a £17 million mixed community housing development right in the centre of the town, alongside the £8 million new build scheme that is already under construction for sheltered housing. Like many cities, Stoke-on-Trent is attractive to people who increasingly value town-centre urban living, and we have, of course, six historic market towns to choose from.

Although period properties are attractive for residential use and create a real sense of place by saving historic architecture, the upfront cost of converting historical buildings to residential use, or of modernising much of the Victorian terrace stock, has often unfortunately proven too costly. In low-value markets, sales for more than the property value can often be realised. The wider context of a high-supply, low-demand Victorian terrace market has previously undermined confidence in the market for building specific types of new housing more suited to the 21st century. There can be an imbalance: we see high demand for certain types of housing locally that currently is not being met by the local market. For example, Stoke-on-Trent is probably the only city in the UK of its size that does not really have a strong, functional private rented sector apartment market. We need more developers to take the risk, because we do have the demand for flexible styles of living, what with two universities and one of the largest hospitals in the country.

The council has been doing some excellent work to disrupt the market, to tempt new types of housing development into the city and get brownfield sites developed. When developers do progress sites, those sites now under development have seen high rates of sale, with properties on new build sites throughout the city selling much quicker than was initially expected. We must do more to help to meet the growing demands, and especially to see the redevelopment of the brownfield sites in and around our towns that suffer from the additional costs of previous industrial use. There is no justification for demand to be suppressed. We must give the market the confidence to invest in housing products such as PRS and executive homes, which investors would not always be willing to do in markets such as Stoke-on-Trent.

In 2015, Stoke-on-Trent City Council secured housing zone status, making it one of 20 pioneering authorities outside London. As a result, the council has worked with developers to activate schemes on stalled sites to deliver new homes. Not only is this enhancing the local housing offer, but it is boosting confidence by testing and proving the market for such homes. I would like to see much more dedicated funding available for a broader range of developers who are dedicated to bringing empty retail space into residential use. That could really help to meet local housing needs. There has been an unwillingness for the private sector to take the risks needed where the market is untested and of lower value, so market-making measures are needed to help to de-risk development. I very much welcome the engaging approach that the Department has taken to confronting such challenges, and hope that we see that approach continue.

The Ministry of Housing, Communities and Local Government is a key ministry not only because of its funding but because of what its policies can enable and facilitate forward-looking local authority leaders—like our fantastic new council leader in Stoke-on-Trent, Councillor Abi Brown—to achieve locally. The work we have done in Stoke-on-Trent has seen Conservatives top the poll in the local elections for the first time ever, doubling the number of Conservatives on the council. I congratulate every single one of our new and re-elected Conservative councillors in Stoke-on-Trent. We need to continue to develop our proposals and to improve our communities, so that we see the city move forward.

Stronger Towns Fund

Jack Brereton Excerpts

Monday 4th March 2019 Commons Chamber

[James Brokenshire]

I am sorry to anger and disappoint the hon. Gentleman—I have a huge amount of respect and admiration for him and the way that he conducts himself in the House. I recognise that desire to see towns in Wales—in his constituency—being able to benefit from the stronger towns fund. I promise to come back to this House to provide the details in relation to Wales, and hope to see him in slightly better humour on that occasion.

[Jack Brereton (Stoke-on-Trent South) (Con)]

Stoke-on-Trent is a city that is made up of six towns, quite uniquely in our country. Does my right hon. Friend agree that all the six towns that make up Stoke-on-Trent, but especially Longton and Fenton in my constituency, are exactly the sorts of places that must benefit from this funding?

[James Brokenshire]

I recognise the picture that my hon. Friend paints, and therefore the opportunity that this fund provides. We want to see people being ambitious and really positive about how funding can be transformative and can make that difference, and I look forward to continuing to work with him as we take the fund forward.

Local Government Finance

Jack Brereton Excerpts

Tuesday 5th February 2019 Commons Chamber

[Jack Brereton (Stoke-on-Trent South) (Con)]

I draw attention to my entry in the Register of Members’ Financial Interests.

I am delighted by the success of Stoke-on-Trent’s pooled bid for 75% business rates retention. Increased rates retention fits the city’s ambition to be a prominent and notable success story of the Government’s localism agenda, and will enable that ambition to be realised. Stoke-on-Trent is on the up, and the city council has set out a compelling strategic vision to keep it that way, working closely with local partners across Staffordshire. Challenges remain, but after decades of decline under Labour there is huge local support for the growing prosperity of our proud city and an appetite for locally driven change, with local business and employment opportunities being given the boost that they need.

People wanted to see improved living standards, and since the Government took office in 2015, local Conservatives, in coalition with independents, have indeed delivered positive change. We have upped the ambition for the city, making close-run, enthusiastically supported bids for the title of city of culture and for a Channel 4 hub. We have a heritage zone in Longton, money from the transforming cities fund to improve local transport, and the Ceramic Valley enterprise zone.

Fully realising the city’s ambition requires local people of all ages to gain directly, and be seen to gain directly, from the implementation of pro-business, pro-development policies. Getting more out of what we put in is a fundamental requirement for improved ambition and productivity in the Potteries and in Staffordshire more generally. We are determined to share the proceeds of local growth locally, generating the levels of support that we need to continue our ambitions for redevelopment and greater prosperity for our city. The hard work done by the council in recent years has seen Stoke-on-Trent recognised in independent assessments as one of the best places in the United Kingdom in which to start a new enterprise.

Local authorities have a vital role in making high streets and towns places where people want to be. Rates retention is an important reform because it ensures that authorities have a direct financial incentive to improve the sense of place and sense of destination, encourages more people to live in town centres such as Longton and Fenton, and encourages more small businesses to move into spaces that are currently vacant. Initiatives such as the future high streets fund are essential additions. We must incentivise property owners to convert their empty buildings so that they can serve new and creative uses. I certainly hope that our bid for that funding will be successful.

Brownfield land is a significant issue in Stoke-on-Trent, a legacy of our past industrial decline. I was pleased to meet my hon. Friend the Minister for Housing and representatives of Homes England recently to discuss some of the challenges involved. Decontaminating land to make it fit for house building can prove highly expensive. Much of it consists of smaller urban sites, and larger house builders are unwilling to take them on. The challenges are often left with smaller developers, who frequently struggle to swallow the high risk.

A focus on local business growth is particularly important in cities like Stoke-on-Trent, because the residential council tax base is low. The reality of our housing offer locally means that council tax alone will never allow us to keep pace with the growing and necessary demands on the public purse from, for instance, social care. What we are doing locally is seeking alternative ways of generating revenue to help to fund services. That will make us more self-sufficient, unlike Labour’s approach, about which we heard earlier. It would only saddle our constituents with more borrowing and more taxes, which we cannot afford.

Local Government Funding Settlement

Jack Brereton Excerpts

Thursday 13th December 2018 Commons Chamber

[James Brokenshire]

The hon. Gentleman highlights one element of the local government settlement. However, that does not take account of council tax, business rates retention or the better care fund. In relation to core spending power, I hope he recognises the additional £44.3 million that Greenwich Council will receive in 2019-20. It is important to look at all the forms of funding that make up the overall finances available to local government to deliver for their areas.

[Jack Brereton (Stoke-on-Trent South) (Con)]

I refer the House to my entry in the Register of Members’ Financial Interests. I thank the Secretary of State and the Minister for Local Government for the work they have been doing, and in particular for Stoke-on-Trent and Staffordshire’s inclusion in the 15 business rates retention pilots. Does the Secretary of State agree that that will help the Conservatives on the local authority in Stoke-on-Trent to continue their fantastic work to build a stronger economy and more job opportunities?

[James Brokenshire]

I congratulate Stoke-on-Trent and commend my hon. Friend on all he does to champion his community. The business rates retention pilots will certainly assist the 15 councils selected, but we want to see that benefit being rolled out to all councils. That is why this will be tested further, as we look to 2020 and beyond, so that other communities can see that positive impact.

Oral Answers to Questions

Jack Brereton Excerpts

Monday 10th December 2018 Commons Chamber

[The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Mrs Heather Wheeler)]

The hon. Lady is absolutely right. It was appalling what was happening in Bristol in that hostel. The Government are committed to protecting vulnerable people. We are developing robust oversight of all supported housing, including homelessness hostels, and are undertaking a review of housing-related support services to ensure that all provision is of good quality and that appropriate support is provided. We are working with local government to support those experiencing rough sleeping and homelessness including with safety measures.

[Jack Brereton (Stoke-on-Trent South) (Con)]

T4. I was very pleased to welcome the high streets Minister to Stoke-on-Trent South recently. Would he agree that towns such as Longton and Fenton in my constituency are exactly the sorts of places that should benefit from the future high streets fund?

[The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Jake Berry)]

It was a pleasure to join my hon. Friend shopping on his local high streets. The Government’s future high streets fund will help high streets to thrive, adapt and change. We will publish the prospectus shortly, and I would encourage Longton and Fenton, as well as the other towns that make up Stoke-on-Trent, to express their interest in the fund.

Oral Answers to Questions

Jack Brereton Excerpts

Monday 18th June 2018 Commons Chamber

[Jake Berry]

I am torn: I find myself partially agreeing with the hon. Gentleman, although I certainly do not agree that there has been no vision or leadership on the northern powerhouse. Since I became Minister we have announced a “minded to” deal for a North of Tyne combined authority, we have reaffirmed the commitment to the north Wales growth deal, we have announced that we intend to do a growth deal in the borderlands and the last Budget included £1.8 billion of new money going to the north of England.

[Jack Brereton (Stoke-on-Trent South) (Con)]

10. What steps his Department is taking to deliver economic growth through the midlands engine.

[The Parliamentary Under-Secretary of State for Housing, Communities and Local Government (Jake Berry)]

We recently launched the £250 million midlands engine investment fund and agreed a second devolution deal with the Mayor of the West Midlands, Andy Street. We have also given £4 million to the midlands engine partnership to support a range of economic activity, including that of our very important ceramics sector.

[Jack Brereton]

I thank the Minister for that response. How best can we encourage new businesses into town centres in the midlands, like those in Longton and Fenton in my constituency, so we can see the revival of our high streets?

[Jake Berry]

The future health of our high streets is extremely important, which is why I am pleased to be able to announce today that my Department will launch a call for evidence over the summer looking at the future of our high street. We intend to establish an expert panel to diagnose the issues currently affecting the high street. I will be visiting my hon. Friend’s constituency shortly. I hope Longton and Fenton will make their voices heard.

Housing and Homes

Jack Brereton Excerpts

Tuesday 15th May 2018 Commons Chamber

[Jack Brereton (Stoke-on-Trent South) (Con)]

I welcome this debate, and I am glad that the Government have made housing a key priority in this Parliament.

Much has been made of the affordability of houses. Although I recognise that a lack of housing supply and the unaffordability of housing for individuals and families are problems in many parts of the country, it is important that the policies implemented to solve them also take into account the situation in areas that experience low values.

My constituency of Stoke-on-Trent South, and indeed the whole city, poses a number of housing challenges, which often contrast with the national picture. A largely industrial city, Stoke-on-Trent is characterised by an abundance of Victorian terraced stock and a large number of undeveloped brownfield sites. Consequently, the local housing situation can be labelled “low value”. We have, for instance, the second-highest number of properties in council tax bands A to D.

Such a low-value market creates its own problems of viability. There is little incentive for developers to consider brownfield sites, as the remediation costs coupled with the low eventual sell-on prices render most schemes unprofitable. Even the restoration of existing terraced stock, or the conversion of empty commercial properties to residential, is a challenge. In other areas, developers may land bank to generate excess profits at the expense of local housing supply. Unfortunately, in Stoke-on-Trent, land banking can often be the harsh reality that we face of land owners simply trying to avoid excessive losses. Of course, in many cases, profits are a matter of subjectivity, but where we have sites that fall into negative equity from the costs of redevelopment there does need to be some incentivisation.

A further potentially unseen consequence of persistent low-value markets is the lack of contribution that can be demanded of developers to aid infrastructure development to support planned and future building works. The community infrastructure levy, for instance, is a much simpler way to raise such funds when compared with the complexity of section 106 agreements, but is often not suitable for low-value markets, only further supressing marginal viability. Indeed, there has been a far lower take-up rate of the CIF within lower-value areas.

I welcome the measures that the Government have already taken to address some of these issues, including the £3 billion home building fund, the £3.5 billion private rented sector guarantee scheme and the £2.3 billion housing infrastructure fund. The latter has already made a difference, with £10 million of marginal viability funding from the housing infrastructure fund awarded to the city.

In 2015, Stoke-on-Trent City Council secured housing zone status, making it one of 20 pioneer authorities outside London. The council has also recently established Fortior Homes, a wholly owned company, in which it will initially invest £50 million to act as that catalyst for development, as well as stimulating the market, particularly in the PRS sector. I hope that Fenton town centre will see those developments coming forward in the very near future. What this recognises is that specific housing products within a market can be untested, and despite high potential demand there can be an unwillingness by private investors to take the risk of that first step—having the confidence to invest.

We also see demand for a range of different types of living. Yes, we need housing that people can afford, but we also need more family homes, more homes for the elderly, more tenures that have the flexibility of PRS and more executive homes for people to grow into. We have started to see those executive homes—I was very pleased to open the final phase of Wedgewood Park recently—but it is crucial that we do not lose sight of the unique and sometimes contrasting challenges in housing markets in low-value areas such as Stoke-on-Trent.

Department for Transport

Jack Brereton Excerpts

1st reading: House of Commons
Tuesday 27th February 2018 Commons Chamber

[Jack Brereton (Stoke-on-Trent South) (Con)]

As many Members have already suggested, our transport infrastructure plays a critical role in the functioning of our modern society, connecting our communities. I am particularly pleased to speak in this debate having recently taken on the role of chair of the Conservative Back-Bench transport group. We are planning to cover a number of wide-ranging transport topics from future rail connectivity following HS2 to the future of our shipping and ports following Brexit. Of course it would be remiss of me not to use this opportunity to invite the Minister to one of our future meetings.

Data from the House of Commons Library clearly indicates a continuing increase in spending across all regions in England. Interestingly, my own region of the west midlands has seen transport spending rise from just over £1.2 billion to nearly £2 billion between 2011-12 and 2015-16. Upgrading our rail network so that it is HS2-ready, and ensuring the continuation of the roll-out of the national network of smart motorways, is at the heart of the midlands connect strategy. It is vital that HS2 is fully integrated into our existing conventional rail network, ensuring that the benefits of HS2 are maximised throughout our communities. More needs to be done to ensure that the opportunities of HS2 connectivity are not missed but are fully realised, so that places like Stoke-on-Trent are fully connected through direct classic compatible services on the HS2 network. Stoke-on-Trent must be connected as an HS2 city that succeeds in fully exposing the potential for innovation, creativity and development. The construction of phase 2a is likely to have a significant impact on the existing highway and rail network. Specifically, there is likely to be significant congestion at junction 15 of the M6. I encourage Ministers to look into this further.

As regards the work that is being done to improve our east-west connectivity, which a number of right hon. and hon. Members have mentioned, North Staffordshire’s Crewe-Derby line is essential if we are to see the upgrades to rail services in my constituency to Longton and through the city. There has been a 60% increase in footfall at those stations since privatisation, and that will increase as we move towards the economic potential that needs to be unlocked in Stoke-on-Trent.

I am very pleased that the Government are focusing on this reinvestment in our national transport infrastructure and creating the networks that will serve and champion economic growth. However, we need to continue to focus on how we can make the most of these opportunities for major investment so that that investment generates the greatest potential to deliver on housing and jobs growth in our constituencies.